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HomeMy WebLinkAbout24 - Denying a Request to Waive City Council Policy L-2, Driveway Approaches, at 106 and 110 Sonora StreetQ SEW Pp�T CITY OF z NEWPORT BEACH c�<,FORN'P City Council Staff Report May 12, 2020 Agenda Item No. 24 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Seimone Jurjis, Community Development Director - 949-644-3232, sjurjis@newportbeachca.gov PREPARED BY: David Lee, Associate Planner, dlee@newportbeachca.gov David Keely, Senior Civil Engineer, dkeely@newportbeachca.gov PHONE: 949-644-3225 — David Lee 949-644-3349 — David Keely TITLE: Resolution No. 2020-52: Denying a Request to Waive City Council Policy L-2, Driveway Approaches, at 106 and 110 Sonora Street ABSTRACT: The project applicant ("Applicant") is requesting that the City Council waive City Council Policy L-2 (Driveway Approaches) to allow driveway access on Seashore Drive and omit the requirement to include one additional covered non -tandem off-street parking space as called for in the Council Policy. The Applicant is also requesting a coastal development permit for the demolition of an existing two-story duplex and the construction of a new 5,244 -square foot, three-story duplex, with a 2,685 -square foot basement which includes a single -car garage and single -car carport for Unit A, and a two -car garage for Unit B. The proposed project does not comply City Council Policy L-2. Therefore, staff is recommending the City Council deny the request and direct the project be redesigned to provide vehicular access from the alley in accordance with City Council Policy L-2. RECOMMENDATION: a) Conduct a public hearing; b) Find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, Article 19, of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 3, (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and c) Adopt Resolution No. 2020-52, A Resolution of the City Council of the City of Newport Beach, California, Denying a Request to Waive City Council Policy L-2 (Driveway Approaches) and Approving Coastal Development Permit No. CD2019-007 to Allow the Demolition of an Existing Duplex and the Construction of a New Duplex Subject to a Modification of the Project to Provide Vehicular Access from the Alley for the Properties Located at 106 and 110 Sonora Street (PA2019-029). 24-1 Resolution No. 2020-52: Denying a Request to Waive City Council Policy L-2, Driveway Approaches, at 106 and 110 Sonora Street May 12, 2020 Page 2 FUNDING REQUIREMENTS: There is no fiscal impact related to this item. DISCUSSION: Project Setting The 3,611 -square -foot lot is located in West Newport on the corner of Seashore Drive and Sonora Street, on the southerly side of Seashore Drive. The property is located in a residential neighborhood and is immediately surrounded by other single and two -unit residences. The existing development on the property takes vehicular access from West Ocean Front Alley. Public Street parking in this neighborhood is limited and in high demand. The site is currently developed with a single -story single -unit residence and a two-story single -unit residence. There is a total of two (2) units on the site. An existing two -car garage is located on the south side of the property which is accessible from the abutting alley. Project Description The Applicant proposes to demolish the existing two -unit residence and construct a new 5,244 -square -foot, three story duplex which includes an additional 2,685 -square -foot subterranean basement and enclosed garage parking for three cars. Instead of providing vehicular access from West Ocean Front Alley, the Applicant proposes to construct enclosed garage parking for three cars and a single -car carport on the north side of the property abutting Seashore Drive. Analysis General Plan, Local Coastal Plan, and Zoning Code The site is designated as Two Unit Residential Detached (RT) by the General Plan Land Use Element and Two Unit Residential — 30.0-39.9 DU/AC (RT -E) by the Coastal Land Use Plan (CLUP). It is located within the Two -Unit Residential (R-2) Zoning District and Coastal Zoning District. The proposed duplex is a permitted use under these land use designations. Except for the proposed vehicular access from Seashore Drive, the proposed residence complies with other applicable residential development standards of the R-2 Zoning and Coastal Zoning Districts as illustrated in Table 1 below - 24 -2 Resolution No. 2020-52: Denying a Request to Waive City Council Policy L-2, Driveway Approaches, at 106 and 110 Sonora Street May 12, 2020 Page 3 TABLE 1: Development Standards Development Feature Required Proposed Setbacks (min.) Front 0' 0' Rear 5' 5' Left Side (West) 4' 4' Right Side East 4' 4' Height (max.) Flat 24' 24' Sloped 29' 29' Open Space min. 421 sq. ft. 532 sq. ft. 3rd Floor Area (max.) 421 sq. ft. 411 sq. ft. Floor Area Limit (max.) 5,613 sq. ft. 5,244 (excluding basement)(') Parkin min. 4 spaces 2 per unit 4 spaces 2 per unit (1) The floor area of a subterranean basement is not included in the calculation of total gross floor area pursuant to NBMC Sections 20.18.030 and 21.18.030. The total floor area including the subterranean basement is 7,929 square feet. Request to Waive City Council Policy L-2 As part of the redevelopment, the Applicant is requesting that the City Council waive City Council Policy L-2, Driveway Approaches (Attachment D). The existing development provides two garage parking spaces accessing the alley and one non -conforming parking space with access from Sonora Street. The proposed project plans to eliminate the garage spaces along the alley and the existing non -conforming parking along Sonora Street. The project proposes to provide three (3) garage parking spaces and one (1) carport with access from Seashore Drive. The proposed site plan has been provided by the Applicant (Attachment G). Sonora Street and Seashore Drive along the project frontage are currently red curbed and on -street parking is not permitted along the project frontage of both streets, see site photo. (Attachment E). The alley adjacent to the project site is 15 feet wide and the adjacent properties have 5 -foot alley setbacks. The goals of City Council Policy L-2 (Attachment F) are to minimize the number and width of driveway openings to preserve on -street parking and to reduce the points of traffic conflict. The policy requires residential properties that abut an alley to take access via the alley only. However, the policy does provide for an exception to allow driveways on the street, in the case of corner lots, subject to one of the following conditions: • A new curb opening from the street shall be permitted where existing utility conditions, that cannot be removed/relocated, prevent alley access and one additional covered non -tandem off-street parking space beyond code required amount is being provided; or • An existing curb opening can be maintained or relocated when one additional covered non -tandem off-street parking space beyond code -required amount is provided and no loss of on -street parking is proposed. 24-3 Resolution No. 2020-52: Denying a Request to Waive City Council Policy L-2, Driveway Approaches, at 106 and 110 Sonora Street May 12, 2020 Page 4 The proposed project does not meet either of the conditions because it does not have a utility conflict in the alley that hinders alley access and the alley, and adjacent alley setbacks provide sufficient width for vehicular access to garages. Additionally, only the code -required four parking spaces are proposed. The proposed design will not impact on -street parking since Seashore Drive currently has red curb along the project frontage. However, vehicles accessing the parking spaces from Seashore Drive would add to the points of conflict on Seashore Drive between pedestrians, bicyclist, and vehicles. There are currently 22 other properties along Seashore Drive from Colton Street to Olive Street in the vicinity (see Table 2 below). Staff has reviewed these properties and determined that six of the properties are not adjacent to an alley and therefore require access from Seashore Drive or the adjacent side street. Nine properties do not take access from the alley but will be required to comply with Council Policy when re- developed with new construction. The remaining seven other properties along this segment of Seashore Drive provide access from the alley consistent with the Council Policy. TABLE 2 Properties in Vicinity Address No Alley Access Comply with L-2 Street Access without Redevelopment 7311 Seashore Dr. X 7301 Seashore Dr. X 7207 & 7207 1/2 Seashore Dr. X 7205 (A -B) Seashore Dr. X 7203 (A -B) Seashore Dr. X 7201 (A -B) Seashore Dr. X 7105 & 7107 Seashore Dr. X 7101 Seashore Dr. X 7005 (A -B) Seashore Dr. X 7003 & 7003 1/2 Seashore Dr. X 107 Grant St. X 108 & 108 1/2 Grant St. X 6905 Seashore Dr. X 6903 (A -B) Seashore Dr. X 6811 Seashore Dr. X 6807 Seashore Dr. X 6805 Seashore Dr. X 6801 & 6801 1/2 Seashore Dr. X 6711 Seashore Dr. X 6707 & 6709 Seashore Dr. X 6705 Seashore Dr. X 6701 Seashore Dr. X Total Properties: 6 7 9 24-4 Resolution No. 2020-52: Denying a Request to Waive City Council Policy L-2, Driveway Approaches, at 106 and 110 Sonora Street May 12, 2020 Page 5 Coastal Development Permit The subject property is located within the Coastal Zone and requires a coastal development permit ("CDP"). Pursuant to certified Newport Beach Municipal Code ("NBMC") Section 21.52.15 (F) (Findings and Decision), the City Council (as the review authority) may approve or conditionally approve a CDP application, only after first finding that the proposed development: 1. Conforms to all applicable sections of the certified Local Coastal Program (e.g. development standards, no impacts to public views, natural resources, etc.); and 2. 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. The proposed plans have been provided by the Applicant (Attachment G). Since vehicular access is proposed from Seashore Drive instead of the alley, the project does not comply with NBMC 21.40.070(B) because it could block or impede public access. The NBMC section states that development on lots with alley access shall be designed such that access to on-site parking spaces is accessed by the abutting alley. There are exceptions that the City Council may grant: 1) where the width of the abutting alley is not sufficient to provide maneuvering space for access; or 2) where the provision of access by abutting streets would not result in the loss of existing on -street parking spaces or prevent the creation of new on -street parking spaces by the closure of existing curb cuts. The proposed development does not result in the loss of existing on -street parking spaces, nor does it prevent the creation of new on -street parking spaces, since a red - curb exists on both the Seashore Drive and Sonora Street frontages. However, the proposed vehicular access from Seashore Drive creates an additional point of traffic conflict that possibly will block and impede public access because Seashore Drive is a heavily traveled road for motorists, bicyclists, and pedestrians. Therefore, the project will comply with the Local Coastal Program once it is re -designed with vehicular access from the alley, as conditioned. Summary Due to the proposed vehicular access from Seashore Drive, the proposed project, as designed, does not comply with City Council Policy L-2 and does not meet the findings required for a CDP. However, the project will meet all required findings and comply with City Council Policy L-2 if re -designed to provide vehicular access from the alley. Therefore, staff recommends approval of the CDP, with the condition that the Applicant re -design the project to comply with City Council Policy L-2 and provide vehicular access from the alley, to the satisfaction of the Community Development Director (Condition of Approval No. 2, Attachment A). 24-5 Resolution No. 2020-52: Denying a Request to Waive City Council Policy L-2, Driveway Approaches, at 106 and 110 Sonora Street May 12, 2020 Page 6 Alternatives The City Council may suggest specific changes that are necessary to alleviate concerns. If any additional requested changes are substantial, the item should be continued to a future meeting to allow a redesign or additional analysis. Should the City Council choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 2. If the City Council believes that there are sufficient facts to waive City Council Policy L-2 and approve the project as designed, the City Council may approve the project with Condition of Approval No. 2 removed from the resolution (Attachment A). 3. If the City Council believes that there are insufficient facts to waive City Council Policy L-2 and wants the future re -designed project to be reviewed in a public hearing, the City Council may deny the request to waive City Council Policy L-2 and require the future re -designed project to be reviewed by the Zoning Administrator. ENVIRONMENTAL REVIEW: This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. NOTICING: The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item). ATTACHMENTS: Attachment A — Attachment B — Attachment C — Attachment D — Attachment E — Attachment F — Resolution No. 2020-52 Location Map Applicant Letter Site Photos City Council Policy L-2 Project Plans 24-6 ATTACHMENT A RESOLUTION NO. 2020-52 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, DENYING A REQUEST TO WAIVE CITY COUNCIL POLICY L-2 (DRIVEWAY APPROACHES) AND APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-007 TO ALLOW THE DEMOLITION OF AN EXISTING DUPLEX AND THE CONSTRUCTION OF A NEW DUPLEX SUBJECT TO A MODIFICATION OF THE PROJECT TO PROVIDE VEHICULAR ACCESS FROM THE ALLEY FOR THE PROPERTIES LOCATED AT 106 AND 110 SONORA STREET (PA2019-029) WHEREAS, an application was filed by Brion Jeannette Architecture representing property owner Emmanuel Shaoulian ("Applicant"), with respect to the property located at 106 and 110 Sonora Street, in the City of Newport Beach, and legally described as the northwesterly 48 feet of Lots 7, 8, and 9 in Block L of the Seashore Colony Tract, as shown on a map thereof recorded in Book 7, Page 25 of Miscellaneous Map in the office of the County Recorder of said County ("Property"); WHEREAS, the Applicant requests a coastal development permit and waiver of City Council Policy L-2 (Driveway Approaches) ("Council Policy L-2") for the demolition of an existing two-story duplex and the construction of a new 5,244 -square -foot, three-story duplex, which includes a single -car garage and a single -car carport for Unit A, a two -car garage for Unit B, and a 2,685 -square -foot subterranean basement with vehicular access proposed from Seashore Drive ("Project"); WHEREAS, the Property is designated Two Unit Residential (RT) by the City of Newport Beach General Plan ("General Plan") Land Use Element and is located within the Two -Unit Residential (R-2) Zoning District; WHEREAS, the Property is located within the Two -Unit Residential (R-2) Coastal Zoning District and the City of Newport Beach Local Coastal Program Coastal Land Use Plan ("Coastal Land Use Plan") category is Two Unit Residential - 30.0 — 39.9 DU/AC (RT -E); WHEREAS, while the Zoning Administrator is the reviewing authority for coastal development permits, since the Applicant requests waiver of City Council Policy L-2 (Driveway Approaches), both the coastal development permit and application of Council Policy L-2 are decided by the City Council pursuant to Footnote 6 of Section 21.50.020 (Authority for Decisions) of the NBMC; and 24-7 Resolution No. 2020 - Page 2 of 8 WHEREAS, a telephonic public hearing was held on May 12, 2020, in the Council Chambers located at 100 Civic Center Drive, Newport Beach due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID 19. A notice of time, place and purpose of the hearing was given in accordance with the Ralph M. Brown Act and Chapter 21.62 (Public Hearings) of the NBMC. NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows: Section 1: The City Council finds the adoption of this resolution is categorically exempt from environmental review under the California Environmental Quality Act ("CEQA") pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the construction of limited numbers of new, small structures, including a duplex. The Project replaces an existing duplex with a new duplex in the R-2 (Two -Unit Residential) Zoning District. Section 2: The City Council does hereby deny the request to waive City Council Policy L-2 (Driveway Approaches) and approves Coastal Development Permit No. CD2019-007 with the revision of the Project to provide vehicular access from the alleyway and subject to the conditions of approval attached as Exhibit "A" and incorporated herein by reference. The City Council's decision is made in accordance with Section 21.52.015(F) (Coastal Development Permits, Findings and Decision) of the NBMC and City Council Policy L-2 (Driveway Approaches) and is supported by the following facts and findings: Coastal Development Permit A coastal development permit is required to authorize the demolition of an existing duplex and the construction of a new 5,244 -square -foot, three-story duplex. In accordance with Section 21.52.015(F) (Coastal Development Permit — Findings and Decision) of the NBMC, the following findings and facts in support are set forth herein: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding_ 1. The Project complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. Resolution No. 2020 - Page 3 of 8 a. The maximum floor area limitation is 5,613 square feet and the proposed floor area is 5,244 square feet. Per Section 21.18.030 of Title 21, the floor area of a subterranean basement is not included in the calculation of total gross floor area. b. The Project complies with the required setbacks, which are five (5) feet along the property line abutting Ocean Front Alley and four (4) feet along each side property line. There is no required setback along the property line abutting Seashore Drive. c. The highest guardrail/parapet is 24 feet from established grade and the highest ridge is 29 feet from established grade. The Project complies with all height requirements. d. The Project provides a two -car garage, a single -car garage, and a covered carport, meeting the minimum parking requirement for a duplex. e. The Project exceeds the minimum nine (9) feet (North American Vertical Datum of 1988) top of slab elevation requirement for interior living areas of new structures. 2. The neighborhood is predominantly developed with two- and three-story single- family residences and duplexes. The design, bulk, and scale of the Project is consistent with the existing neighborhood pattern of development and expected future development. 24-9 Resolution No. 2020 - Page 4 of 8 3. However, the Project is designed to have vehicular access from Seashore Drive. The existing duplex provides two (2) garage parking spaces accessing the alley and one (1) non -conforming parking space with access from Sonora Street. Section 21.40.070(B) requires the design of development on lots or parcels with alley access to provide vehicular access by the abutting alley. Section 21.40.070(B) authorizes the reviewing authority to grant an exception on lots such that access to onsite parking spaces is accessed by the abutting alley, except where the width of the abutting alley is not sufficient to provide maneuvering space for access, or where the provision of access by abutting streets would not result in the loss of existing on -street parking spaces or prevent the creation of new on - street parking spaces by the closure of existing curb cuts. The Project does not result in the loss of existing on -street parking spaces, nor does it prevent the creation of new on -street parking spaces, since a red curb exists on both the Seashore Drive and Sonora Street frontages. However, vehicular access from Seashore Drive adds an additional point of traffic conflict that could block and impede public access, since Seashore Drive is a heavily traveled road for motorists, bicyclists, and pedestrians. Therefore, the Project will comply with the Local Coastal Program once it is re -designed with vehicular access from the ally, as conditioned. 4. The Property is located in an area known for the potential of seismic activity and liquefaction and is required to comply with the California Building Code ("CBC") and City's 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. 5. The development is set back approximately 700 feet from the mean high tide line of the ocean. Due to the large distance from coastal waters, a Water Quality Management Plan is not required. A Construction Pollution Prevention Plan was provided to implement temporary Best Management Practices during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. 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. 24-10 Resolution No. 2020 - Page 5 of 8 6. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. A condition of approval is included that requires drought -tolerant, and prohibits invasive species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 7. The Property is located between the nearest public road and the sea or shoreline of any body of water located within the Coastal Zone. This is approximately 90 feet from a public beach, with views oriented towards the Pacific Ocean. An investigation of the Property and surrounding area did not identify any other public view opportunities. The Project will replace an existing duplex with a new duplex 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. Findinq: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The Project is located in West Newport between the nearest public road and the sea. Seashore Drive is identified as a means of lateral access to the ocean under the Coastal Land Use Plan. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) 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. The Property is located approximately 90 feet from a public beach, as identified by the Coastal Land Use Plan. The end of Sonora Street is also identified by the Coastal Land Use Plan as a public beach access point. In this case, the Project replaces an existing duplex with a new duplex. 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. However, as previously stated, the proposed vehicular access from Seashore Drive would block and impede public access opportunities on Seashore Drive, as it adds an additional point of traffic conflict to a road that is heavily traveled by motorists, bicyclists, and pedestrians. The Project will conform with the public access and public recreation policies of the California Coastal Act once it is redesigned to take vehicular access from the ally, as conditioned. 24-11 Resolution No. 2020 - Page 6 of 8 2. The Project, as proposed, does not comply with Section 21.30A.030(B)(2) (Protection and Provision of Public Access Required) of the NBMC. Section 21.30A.030(B)(2) requires new development to improve, expand or enhance existing public access to and along the shoreline and to beaches, coastal waters, tidelands, coastal parks, and trails. Improvements or enhancements prohibiting gates, guardhouses, barriers, or other structures where they would inhibit public access to and along the shoreline, beaches, coastal parks, trails, or coastal bluffs. Seashore Drive is a heavily traveled street for motorists, bicyclists, and pedestrians and serves as a connection for multiple access points to the public beach. Allowing vehicular access from Seashore Drive would block or impede public access opportunities for bicyclists and pedestrians, and is therefore inconsistent with Section 21.30A.030(B)(2). However, with a modification to the Project re -designed to take vehicular access from the ally, as conditioned, would comply. 3. Facts 3 and 4 in Support of Finding A are hereby incorporated by reference. City Council Policy L-2 (Driveway Approaches) Findings: City Council Policy L-2 prohibits new street curb openings on new residential developments that abut an alley, and further require all vehicular access from the alley except where: 1) existing utility conditions cannot be removed or relocated and thus prevent alley access and one additional covered non -tandem off-street parking space beyond code required is being provided, or 2) one additional covered non -tandem off- street parking space beyond code required is being provided and the project would not result in a loss of on -street parking. Fact in Support of Finding: 1. The Project, as proposed, is inconsistent with the goals of Council Policy L-2 of minimizing the number and width of driveway openings to preserve on -street parking and to reduce the points of traffic conflict. The Project does not comply with Council Policy L-2 in that the Project does not have existing utilities that preclude alley access, no additional parking space beyond the code required four spaces (two per unit) are proposed, and the Project's garage access will add to the amount of traffic conflict points, which are the intersecting points between different traffic movement paths, located on Seashore Drive. 24-12 Resolution No. 2020 - Page 7 of 8 2. There are currently 22 other properties along Seashore Drive from Colton Street to Olive Street in the vicinity. Staff has reviewed these properties and determined that six (6) of the properties are not adjacent to an alley and therefore require access from Seashore Drive or the adjacent side street. Nine (9) properties do not take access from the alley but will be required to comply with Council Policy when re -developed with new construction. The remaining seven (7) other properties along this segment of Seashore Drive provide access from the alley consistent with Council Policy L-2 (Driveway Approaches). Waiver of Council Policy L-2 is inconsistent with the policy goal as it pertains to Seashore Drive. Section 3: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution. Section 4: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. Section 5: This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting the resolution. 24-13 Resolution No. 2020 - Page 8 of 8 Section 6: Final action taken by the City may be appealed to the Coastal Commission in accordance with Section 21.64.035 (Appeal to the Coastal Commission), Section 13118 of the California Code of Regulations Title 14, Division 5.5, Chapter 7 and California Public Resources Code Section 30603. ADOPTED this 12th day of May, 2020. Will O'Neill Mayor ATTEST: Leilani I. Brown City Clerk APPROVED AS TO FORM: CITY ATTORNEY'S OFFICE -1 A L,� -Aaron /Harp. City Att rney Attachment(s): Exhibit A — Conditions of Approval 24-14 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 for the orientation of the Project's parking (refer to Condition No. 2). 2. The development shall be redesigned to comply with City Council Policy L-2 and provide vehicular access from the alley, to the satisfaction of the Community Development Director. 3. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 4. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance. 7. Prior to the issuance of any building permits, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 8. Prior to the issuance of any building permits, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 9. Prior to issuance of any building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. Page A-1 24-15 10. Prior to issuance of any building permits, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit, 11. Prior to the issuance of any building permits, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 12. Prior to the issuance of any building permits, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 13. Prior to the issuance of any building permits, 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. 14. 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. 15. 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. No demolition or construction materials shall be stored on public property. 16. The Applicant is responsible for compliance with the Migratory Bird Treaty Act ("MBTA"). In compliance with the META, 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: Page A-2 24-16 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. 17. Best Management Practices and Good Housekeeping Practices shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 18. 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. 19. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 20. 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. 21. Prior to the issuance of building permits, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. Page A-3 24-17 22. 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. 23. This Coastal Development Permit No. CD2019-007 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the NBMC, unless an extension is otherwise granted. 24. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Shaoulian Duplex including, but not limited to, Coastal Development Permit No. CD2019-007 (PA2019-029). 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 applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Page A-4 24-18 Attachment B Location Map 24-19 VA A CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT 24-20 Attachment C Applicant Letter 24-21 Brion Jeannette Architecture October 30, 2019 Attn: Public Works City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 To whom it may concern: We are pleased to submit the plans and supporting documents for the Coastal Development Permit of the Shaoulian Project located at 110 & 106 Sonora Street, Newport Beach, CA. This project includes a request for City Council Review for the waiver of City Council Policy L-2 regarding driveway access. The proposed project includes the construction of a new 3 -story plus basement duplex (2 -units). One unit has an attached 2 -car garage and the second unit has a 1 -car garage plus carport, all with access taken from Seashore Drive. The L-2 City Council Policy states, "For new developments, proposed new street curb openings or retention of existing street curb openings shall not be permitted for residential property which abuts an alley. All vehicle access shall be from the alley". However, this policy is intended to maximize and maintain existing on -street parking. Seashore Drive, along with Sonora Street, is designated as a no parking zone and is red curb for the entire length of the property line. Therefore, it is justifiable that a driveway curb opening taken from Seashore Drive would have no impact to on -street parking. In addition, the following would be positive benefits for the request: • This is a unique corner lot and by having the access from Seashore Drive would not alter the street scape as there are several homes along the street that take off street parking access from Seashore. • The garage along Seashore Drive provides a sound attenuating buffer from Pacific Coast Highway. • Having livable on the first floor along the South West side of the property (along Oceanfront) provides a desirable orientation for natural light, ventilation, and ocean views. • By not taking the parking from the alley it will reduce the congestion of the already narrow 15 -foot alley. Furthermore, several properties along Seashore have taken their driveway access from Seashore's red curb condition. Attached is a map with 15 examples of these conditions. Our proposal would therefore be compatible and harmonious with the neighborhood, pursuant to Section 20.52.080 F of the Newport Beach Municipal Code, We hope the information we have provided allows you to approve our CDP application. Please contact our office if you have any further questions. S' cerely, "7 Brion S. Jeannette Architect, AIA 470 Ofd Newport Blvd . Newport Beach, CA 92663 . 949.645.5854 Info-bja-inc.ccm . www.CustomArchitecture.com Energy Efficient Design 24-22 Garages along Seashore Drive Red Curb Project Site —110 & 106 Sonora 1. 7311 Seashore 2. 7301 Seashore 3. 7207 Seashore 4. 7105 Seashore 5. 7101 Seashore 6. 7005A Seashore 7. 7005B Seashore 8. 104 % Grant 9. 6905 Seashore 10. 6807 Seashore 11. 6805 Seashore 12. 6801 Seashore 13. 6711 Seashore 14. 6705 Seashore 15. 6701 Seashore E 24-23 1. 7311 Seashore 2. 7301 Seashore Fall' . . . . . . . . . . . . . ... 24-24 3. 7207 Seashore 4. 7105 Seashore 24-25 5. 7101 Seashore -_ � r : - ►�+ � rs�allatatt+suer 6. 7005A Seashore 24-26 7. 7005B Seashore 8. 104 l Grant •r-�Y6F.• c•= 24-27 9. 6905 Seashore 10. 6807 Seashore y 24-28 4 I 1� w� 24-28 11. 6805 Seashore 12. 6801 Seashore 24-29 13. 6711 Seashore 14. 6705 Seashore 24-30 15. 6701 Seashore 24-31 Attachment D Site Photos 24-32 24-33 24-34 Attachment E City Council Policy L-2 24-35 DRIVEWAY APPROACHES General L-2 A. An encroachment permit shall be required prior to any driveway construction within the street right-of-way. All construction shall conform with the Standard Plans and Specifications of the City of Newport Beach, which may be amended from time -to -time. Brick, textured concrete or flat stone surfacing may be used subject to Public Works Department approval. Such brick, textured concrete or flat stone surfacing may not be used on Bayside Drive. B. The number and width of driveway openings shall be kept to a minimum allowed by City standards so as to preserve on -street parking and to reduce the points of traffic conflict. C. The term "Curb Opening' shall mean the total width of the approach including the slope distances on the curb. The term "Approach Bottom" shall mean the total width of the approach less the slope distances on the curbs. D. Curb openings shall not be constructed closer than five (5) feet to the beginning of the curvature of a curb return, crosswalk, fire hydrant, traffic signal/ street light, utility pole/ anchor/ pedestal or trees, unless approved by the Public Works Department. E. The entire curb opening shall be within the prolongation of the property lines except when cross easements provide for a common driveway along the mutual property line. F. No permit shall be issued for driveways on Clubhouse Drive, Glen Drive, Balboa Island or on the ocean side of Ocean Boulevard without City Council approval. No curb openings shall be permitted on Ocean Boulevard when access is available from an existing alley, street or improved private roadway. G. No permit shall be issued if the driveway encroaches on a crosswalk area. H. No permit shall be issued if the driveway construction requires the relocation of any public facility such as fire hydrants utility pole/ anchor/ pedestal, street tree, vault, vent pipes, or street lights without prior written approved of the Public Works Department and a deposit has been made to cover the cost of relocation. The property owner shall pay all costs for the relocation of any public facilities. J. No permit shall be issued unless the applicant agrees to remove any existing driveway opening that is or will be abandoned, and reconstruct curb, gutter and sidewalk (if applicable) to City Standards at no cost to the City. 1 24-36 L-2 K. Where practical, difficulties or hardships may result from the strict application of this policy, minor dimensional variances may be granted with prior written approval of the Public Works Director. L. Nothing herein shall be construed as preventing any person from appealing to the City Council for relief from the applications of this policy. M. No building permit shall be issued on a parcel whose access requires City Council review for an encroachment permit on public property, until said encroachment permit has been issued. Residential Zones and Residential Uses - Special Requirements A. The width of the driveway approach bottom shall not exceed twenty (20) feet except when the driveway is to serve an enclosed three (3) or four (4) car garage, in which case the driveway approach bottom may be increased to twenty-five (25) feet or thirty-two (32) feet, respectively. B. One (1) additional curb opening may be permitted to a single parcel subject to the following conditions: The total width for all openings shall not exceed fifty percent (50%) of the total frontage of the parcel; and 2. The curb openings shall be separated by at least twenty (20) feet to retain maximum street parking. C. For new developments, proposed new street curb openings or retention of existing street curb openings shall not be permitted for residential property which abuts an alley. All vehicle access shall be from the alley. An exception may be made in the case of corner lots where the street on which the proposed new or existing curb opening is not located on an arterial street and the street frontage is available for the full depth of the lot, subject to the one of the following conditions: A new curb opening from the street shall be permitted where existing utility conditions, that cannot be removed/ relocated, prevent alley access and one (1) additional covered non -tandem off-street parking space beyond code required amount is being provided. The proposed new curb opening shall be located to maximize the remaining on -street parking; or 2 24-37 L-2 2. An existing curb opening can be maintained or relocated when one (1) additional covered non -tandem off-street parking spaces beyond code required amount is being provided and no loss of on -street parking is proposed. In no case shall there be more than one (1) street curb opening on a residential property that abuts an alley. D. Driveway grades must not exceed the listed applicable maximum slope depending on application. Driveways to lowered or entrances to subterranean parking must rise above the flood level or a minimum of six (6) inches above the flow line of the street or alley, whichever is greater, before transitioning to a downward slope. Slope transitions shall be a minimum of five (5) feet in length and the change of slope cannot exceed eleven percent (11%). Driveways providing onlyparking access - Fifteen percent (15 %) maximum slope. Must have access directly from garage into residence. Driveways providing vehicle and pedestrian access - Eight percent (8%) maximum slope. Driveways providing required parking spaces on the driveway i�lf - Five percent (5%) maximum slope. Minor variations from the listed maximum slopes and slope changes may be granted by the Public Works Director when unusual site conditions are encountered. Commercial Uses A. The width of the driveway approach bottom shall not exceed thirty-five (35) feet. B. The total width of all driveways shall not exceed fifty (50%) of the frontage of the parcel. C. Commercial driveway approaches may use a curb return design with a maximum curb radius of twenty-five (25) feet and a driveway approach bottom of greater than thirty-five (35) feet if the following conditions are satisfied: 1. The driveway serves as an entrance to a parking area or structure for 200 or more vehicles. 3 24-38 L-2 2. The number of driveways serving the parcel are at a minimum. D. The curb return commercial driveway approach may incorporate a divided exit and entrance if the separation structure (median island) is continued on-site in such a manner as to provide proper traffic design. Closure of Abandoned Driveway Approaches By City The City may close any abandoned driveway approaches at locations where two (2) or more of the following criteria exist: A. The abandoned driveway approach is adjacent to a parcel of property where redevelopment and possible subsequent closure of the approach is not believed imminent; B. The driveway approach is at a location where there is a shortage of available on - street parking; C. The removal of the driveway approach is needed for safe pedestrian and/or bicycle passage; D. The closure of the abandoned driveway approach benefits not so much to the property owner as the pedestrian and vehicular traffic in the area; E. The parcel is adjacent to and can take access from a public alley. When in the opinion of the Public Works Department, a curb cut or abandoned driveway approach should be closed, and the adjoining property owner protests the closing, the protester shall be notified that he shall have two (2) weeks to appeal the staff decision to the City Council. That appeal must be in writing and may be filed through the mail. If an appeal is not made, the City shall proceed with the closure. If an appeal is made, a hearing shall be held by the City Council, and the decision of the Council shall be final. History (1966, 01/24) - L-2 -Adopted (1968, 02/26) - L-2 - Amended (1970,03/09) - L-2 - Amended (1972, 02/14) - L-2 - Reaffirmed (1972,07/24) - L-2 - Amended (1977,11/14) - L-2 - Amended (1982,10/12) - L-2 - Amended M 24-39 L-2 (1982,10/25) - L-2 - Amended (1987,07/13) - L-2 - Amended (1989,11/27) - L-2 - Amended (1992,12/14) - L-2 - Amended (1994, 01/24) - L-2 - Amended (1996, 02/26) - L-2 - Amended (2001, 05/08) - L-2 - Amended (2006,10/10) - L-2 - Amended (2018, 08/14) - L-2 - Amended 5 24-40 Attachment F Project Plans 22-41 d0 Q �z 0 �z Od �9 o$ Qo Q-10 3Q E4 O -W tumf QQ} <o� }off Qa"�p f�Q d OPV aid �*o =13' d0� z�0 dOz Z�.Iwm } zd0 dew moo` i= o <> of a Qo� ,n < - W~0 a� zzd wpm d 321 �� oQ N to tuU- mo� �W CoQ a ku m=4 W_f W=� Azly W ,� d Ql~� V Z�� JdtI1Q � �Q �o c,4 z o� o U z QO ux�z <z wr'T U 'K $tu o a� dz F } OuV�d zg & � < '� $z} �.0 V SONORA STREET oEd OPEN O VOLUME CALC5. O 1 = ' N N56054'04"F_ -76.05' = SHORING LAGGING TO BE ' It } DETERMINE BY 5TRUGT. ENG. 0 1 1 2 3 4 5 6 -1 8 01 10 11 12 13 1# 15 Ib 1-1 18 19 20 21 22 23 24 25 26 27 2 33 34 35 36 37 jJ4041 42 1 &.- X a LL } � U 0 2 }_M 01 � � Lu o M o U i Uo Q co °' N `u N } d. a rl1 } u 4- U z w � 1 I 143 a3 � z «Y Q Q N Lu Lu � O w . L 0 0 � m 0 I 137 Q z 0 P O ' 136 I H Z 1 � • - � l.n ! 1SETBACK A- 1351 �---0 5° F.Y.S.B. 134 H (E) ED I SON SBC (11.72' FL) MH (E) UTILITY S®�® 5�� (11.82' FS) (E) 12.201' FS 1 I 1331 H 71'-O" dJ N ILINE 2BOX F BOX F Date: 1 j I 1321 4a 1lei 4" Revision: - - - - - - OF EX I ST'G (12.06' FL) (1.21, 15 2 -STORY SFR TO - - - - p O m - - - - - - - - (I 1.68 FL) (I I .7 I FS) - - - - 10' RADIUS CORNER 1 <1 l.0 131IOUTLINE 130 1 "` ~ r________________ -------- x ------------- - II I SEWER BE DEMOLISHED O IY til O O - O cti 8 FULL (11.016 TC) HEIGHT CURB ALO DEDICATION G 1128 1 H 2 0 I G _ i I I 52 i MANHOLE () STREET OUTLINE OF N J �t [INSTALL , W i 1271 H 3 LL FIRST FLOOR LIGHT EGOND FL. 1L SONORA ST. J 1261 ! I (12.31 FS) (11.010 FS) 1� of 124 1 H } ; I ,_ 7 „ OUTLINE OF I I 3g FIR5T FLOOR 15 _p (12.06 TG) (I 1.016 FS) 1231 H �I 1 -7 H8 Q i j (I 1.012' FL) -- - -- N36 °54'04'E 16_ ---�- -- 1 -� LL 122 m l 1 H Isa 0121 W Ik , (11.010' TG) Imo' 1201 H ° 2 0 �, .• �, m 1 / SAF�TY O� - - :::::::�: 1 PATIO ELL -----------Y /-ELEC. PANEL 17- O W v m zl I101 I z VISIBILITY _ -- \---------- W I AREA i�ER Ut I / r---•--- -- - ----� I VERIFY SIZE 4 LOCATION O 1181 � 1 H 2 � 3 w � , -- -- - - - I I . � _ / v N ZG 11 I I / Z W� 1 / 7- 2 O= I / \\ I / I 1 \ I I I I CARPORT I 1 1 W/ SGE 1 � 117 H I I 116 24 DIA. WIDE FLANGE I SOLIDER PILE WITH A 24 DIA. CONCRETE �--i 4 SOFT PILE WITH A I I SETBACK 1 I ,, 0 1 1 pLINE 1 .30.130. .2 Q --� I I l'/ 1 (11.87' TG) 1 R.Y.s.B. 11x1 H MINIMUM 5" OVERLAP WITH EACH ADJACENT MINIMUM 5" OVERLAP �� WITH EACH ADJACENT H bb 1 i F i I SEGOND FLOOR NI W z - \ NEW 3 -STORY PLUS BASEMENT �� UNIT (11.63' FS) > 113 y PILE. PILE. 7 I 1 ' S I I I I z I I I I 11 I DUPLEX WITH AN ATTACHED I THIRD I I 1 1 1 112 H e ' 1111 I I I I I I I I I I I I I I I I I I 2% ► wq I I �-------------------- I I 6- O C I LL �-- I 1 _ _ I 11 2 -GAR GARAGE, FLOOR S.B. _ _ G I 110 1001 108107106105104 103 102 101 100 a01 a8 017 ab 015 014 013 a2 010 84 8 87 86 ,�- ° 85 84 83 82 81 80 7a 78 77 77 76 75 74 73 I I 1 [Q K A -q 1 I -GAR GARAGE, -- LJ I O A -q 1 � I I I _ 1 I 11 _ _ CARPORT $ b I I I 1 I 11r ROOF DECK � I 1 1 1 Q I � 0" � ------------------ ------------- = c0 o - N36054'04"E 74.28' SHORING LAGGING TO BE DETERMINE BY STRUGT. ENG. I 1 = I I OUTLINE OF r %� � 115.31 TWI II z i- 11 I I I L----- I I 1 n } �O I I SECOND FLOOR , , - i i ' 1 -J--- W OUTLINE OF I I I B I A-� I THIRD I _ THIRD FLOOR 1 I I - A_q 1 UA 5A5EMEN�T ISE-WIATERI IVIG PLAID �I 1.85' FL) ' 11 1 1 LOOP, S.B. -O" I ABV. 1 I - W _ - - O - � I I ° OUTLINE OF BASEMENT 1�J__II ' _ � _ �� * "PREL I M I NARY LAYOUT ONLY. NOT FOR CONSTRUCTION. SCALE: I /8" - I O BUILDABLE AREA SQ. FT. 2 806.54 SQ.FT. x .I S 420.018 1 I 1F I I W UNIT B �I z 201-011 F I NAL DES 1 GN TO BE 5Y L I LENSED STRUCTURAL ENV NEER. NEER. A �- � I I RST FLOOR: II I II j (11.81' TG) >� (8'-O" TALL) 1101.52 � (E) SBG , 1 I 1 I I 5 -0 11 I � I� I ' CO I�� Or APPROVAL 517E PLAN NOTE B (5'-0" TALL) 1-73.24 BOX 11 ; I (I 1.51' FL) . G (8'-0" TALL) 77.28 (E) NM I j L L �- - - - - -- - - J 1 J OUTLINE OF 1 1. SEPARATE PERMIT 1 S REOU I RED SECOND FLOOR: ( 1.74' FL) ' ❑ +60" EX 1 ST'CG 1-570RY FOR EACH BUILDING OR D (OPEN TO SKY) 88.-11 i i SFR TO BE STRUCTURE, I.E. FENCE WALLS, -- - --___--- _-- _-- ----__-_ T =-- DEMOLISHED 1 RETAINING WALLS, SWIMMING E (01 -8 TALL) 66.016 OUTLINE OF 36 ° 54 O "E 4.2ELEG. EGRESS PANEL POOLS/SPAS, AND TENNIS F (01'-8" TALL) 6.80 +60 (12.08' FS) i CGATE FIRST FL. WELL VERIFY SIZE LOGATION W/ 4 1 COURTS. 532.31 I O � Q Q A_8 (12.10' FS) D SGE 2. FENCES, HEDGES, WALL, (12.32' FS) p Cp O ' RETAINING WALLS, GUARDRAILS, T I Rim -LOOR CALC5. RELOCATED = (11 .0101' FS) AND HANDRAILS OR ANY BU I L12ASLE AREA 50. FT. GAS METER ctl LL EX 15T'G1 COMB 1 NATI ON THERE OF SHALL (E) GM TO BE RELOGATED +6 WOOD NOT EXCEED 42 IN -,HES FROM 2,806.53 SF. FT. X .15 420.018 FENGE TO ROLLED EXISTING GRADE PRIOR TO NE 1 GHBOR RESIDENCE REMAIN GURB , CONSTRUCTION WITHIN THE I REOU I RED FRONT YARD TH I R12 FLOOR SETBAGK. 411 SF < 420.018 SF JSITE PLAN LANDSCAPE AREA E5T. GRADE CALC5. 12.31'(A) + 12.32 (B) + 12.06'(G) + 12.10'(D) PROPOSED LANDSCAPE AREA: SCALE: I/8" = I' - O" 107 SF; EXEMPT FROM = 48.701' / 4 = 12.20' EST. GRADE WATER -EFF I G I ENT LANDSGAPE DESIGN STANDARDS LEGAL OWNER CONSULTANTS IBES 1 Gil i;�ATA SHEET I Nl7EX V I G I N 1 TY MAIO EMANUEL SHAOUL I AN GEOTECHN I GAL : C 1 TY: NEWPORT BEACH A- I TI TLE SHEET 4 INFORMATION SITE PLAN P.O. SOX 323-1 NEWPORT BEACH, GA Z136501 EGA CONSULTANTS ZONE: R-2 A-2 5A5EMEN7 FLOOR PLAN TO SANTA ANA CONTACT: SRI ON JEANNETTE ARCHITECTURE 375-0 MONTE VISTA AVE. COSTA MESA, CA -:1262-7HUNTI 016 GBG016 C C017E: 2016 CRC, 2 , 2PC A-3 FIRST FLOOR PLAN NGTON RIVER (q4cf) 645-5854 (ci4ci) 642-0[3001 2016 CEG, 2016 GMC, 2016 BU I L171 NG A-4 5ECON17 FLOOR PLAN BEACH ENERGY EFF 10 1 ENVY 57AN1;)AR1;)5 (BEES), A-5 TH I R17 FLOOR PLAN LEGAL I:) E SG R I PT 1 O N SURVEYOR: 2016 GAL GREEN BU I LIQ I NG STAN17AR17S A-6 EXTERIOR ELEVATIONS RDM SURVEYING INC. USE: SFI7 A--1 EXTERIOR ELEVATIONS PROJECT ID: NORTHWESTERLY 48 OF LOTS 7, 23016 LAKE FOREST DRIVE #A 4001 LACUNA HILLS CA 012653 CONSTRUCTION TYPE: VS (SPRINKLEREI;)) A-5 5UIL171N6 SECTIONS ANNING 5, 4 C1 IN BLOCK L OF THE (0i40i) 858-20124�v OCCUPANCY: R -3/U A -q 5U I LD I NG SECT ONS RANCH SEASHORE COLONY TRACT SETBACKS: A-10 ROOF PLAN ��'''F A. P. NUMBER 045-025-11 G I V I L :FRONT: O' -O" (THIRD FLOOR 15' ADDITIONAL) o, T G�`�-� �� �� � AREA: NEWPORT SHORES TOAL ENGINEERING 1301 AVENIDA NAVARRO REAR: 5'-0" (THIRD FLOOR I5' ADDITIONAL) SF -5 BASEMENT SQUARE FOOTAGE OVERLAY SHORES G 1 TY: NEWPORT BEACH SAN CLEMENTE, CA 012672 " SIDE: 4'-0 SF- I FIRST FLOOR SQARE FOOTAGE OVERLAY COUNTY: ORANGE (01401) 4012-8586 MAXIMUM HE 1 CHT: 24'-0" FLAT/201'-0" SLOPED SF -2 SECOND FLOOR SQUARE FOOTAGE OVERLAY" 5F-3 THIRD FLOOR SQUARE FOOTAGE OVERLAY �SITE: NEWPORT 50UARE fOOTAGr= CALC5. SCOPE Of WORK 6-1 PRELIMINARY GRADING PLAN --110 SONORA BEACH LOT SIZE: 3,608 S.F. DEMOLISH AN EXISTING (1) 1-570RY SFR AND (1) 2-57ORY SFR AND CONSTRUCT A NEW 3-570RY BUILDABLE AREA: 2,506.53 S.F. GPPP CONSTRUCTION POLLUTION PREVENTION PLAN PLUS BASEMENT DUPLEX (2-UNI7) AND ROOF F.A.R.: 2.0 PAG I F I G DECKS. ONE UNIT HAS AN ATTACHED 2 -GAR MAX. BUILDABLE: 5,6 15.06 S.F. TS -1 TOPOGRAPHIC SURVEY OCEAN GARAGE AND THE SEGOND UNIT HAS AN UN I T 'A' UNIT 'S' TOTAL ATTACHED I -GAR GARAGE PLUS CARPORT. FIRST FLOOR: 842 S.F. SECOND FLOOR: 1,268 S.F. SC 7 S.F. 1,211 S.F. 1,7001 2,47af S.F. S.F. NOTE: BRION S. JEANNETTE IS THE D.P.I.R.G. - THIRD FLOOR: IC16 S.F. 215 S.F. 411 S.F. TOTAL LIVABLE: 2,506 S.F. 2,2013 S.F. 4,5�f a S.F. i�RO J G T N07EB THE REG 1 STERED DESIGN PROFESSIONAL IN P1ZOJGT LOCATION RESPONSIBLE CHARGE SHALL BE RESPONSIBLE GARAGE: 220 S.F. 425 S.F. 645 S.F. No TH FOR REVIEWING AND GOORD I NAT I NG SUBMITTAL N.T.S. DOGUMENTS PREPARED BY OTHERS, I NGLUD I NG LIVABLE +GARAGE : 2,5:26 S.F. 2,718 S.F. 5,244 S.F. 1. SEPARATE UTILITIES REQUIRED FOR EACH UNIT. PHASED AND DEFERRED SUBMITTAL ITEMS, FOR BASEMENT: 1,550 S.F. 1,555 S.F. 2,685 S.F. 2. SEPARATE FIRE SPRINKLER SYSTEMS REQU I RED FOR EACH UNIT. TOTAL STRUCTURE: 3,876 S.F. 4,055 S.F. -1,cf 2a S.F. GOMPATI B I L I TY W 1 TH THE DES 1 GN OF THE BUILDING DO NOT SCALE DRAWINGS TOTAL DECKS: 852 S.F. 1,255 S.F. 2,087 S.F. d0 Q �z 0 �z Od �9 o$ Qo Q-10 3Q E4 O -W tumf QQ} <o� }off Qa"�p f�Q d OPV aid �*o =13' d0� z�0 dOz Z�.Iwm } zd0 dew moo` i= o <> of a Qo� ,n < - W~0 a� zzd wpm d 321 �� oQ N to tuU- mo� �W CoQ a ku m=4 W_f W=� Azly W ,� d Ql~� V Z�� JdtI1Q � �Q �o c,4 z o� o U z QO ux�z <z wr'T U 'K $tu o a� dz F } OuV�d zg & � < '� $z} �.0 V O O O O 0 co a v a a &.- X a LL } � U 0 z }_M 01 � � Lu o M o U i Uo Q co °' N `u N } d. a rl1 } u 4- U z w o m U z a3 � z «Y Q Q N Lu Lu � O w . L 0 0 � m 0 Q z 0 P O Z Z T_ F F Date: Revision: Revision: Revision: Revision: Revision: Job No: 18-035 4�� ARc\ �S, JEq��y/�� J A °' C8012 m REN. 4/21 Q SOF CA0�O 24-42 SCNO�A ST. �t A -g 36" EGRESS SHORING, LA06-INCA UDDER TO BE DETERMINE BY 5TRUGT. ENCS. 2% 1 SSL. I I - � I EO] B5 EXERC 1 E �I IY i I �,sR�55 ISI OIX 101-01, X -1 8II BAR I BTI I OUTLINE OF [1-611 FIRST FLOOR -71 -,/A OFF RST 'I FLOOR RECREATION MEPIA ROOM ROOM I&, -all X J211-2 II X 181/ II G BASEMENT �J G T.O. SLAB = I.422X-4 U1 I I FOFGORN BAR I LL 2Xa MECIH. OF ISR 2X4 ELEV.61-411 X O" @ -1.1 " STORAGE-®�� 1=.Y.S.B. 2'-& 11 SECOND T Tl EA. I� FLOOR S.B. TV OF IqR SEWER EJECTOR B Ems. LL 5A5EMENT I T I T.O. SLAB = 1.42' RECREATION ME®I A ROOM. < II I II I ROOM 2X4 161-11,'i__� X I 18'-4" EXERCISE/SFS I �'-�" I � ELEV. I I SEWER I MECH. BATH EJECTOR I -71-&" X I /( BAR a'-411 61 111 X 2X SAUNA '=F R.Y.5.5. - B5 �1-�11 X -- SHVWR 41_®11 EMERGENCEY BGRI o D - L 1 GRESS I I I A �I A-8 SG" EGRESS SHORING LAOOI NC7 �Q LADDER TO BE DETERMINE BY STRUGT. ENC-. V 7 �O BASEMENT FLOOR PLAN SCALE: 1/411 f 1'- 011 m Qo o� Z Zo v v z OQ U -LU Q Z Q 131) m� o= va Op z Ly Lu<o z Lu �z0 W Q J W N Q F— LILW �mQ Q } �vw �o= Q14 J lu Q a %D Q Q O V Q �LL $O $W� =Z 17- Lu QOLu z 0u0 off$ ZL� Qpz z AZ�O LL-i �O W m zz Lu oo Q z� 17- W 0 1- Q� moLL zz� OW Z o Qokj) LuZ �Q>_ Z�Q V1 1 La QZ< OQ oD ZQz .9Zuj lu z J LL ZZQ Q (L W I- p WoQ ~ � (j NZu= W Z F W No Z v Q - O = Q Z W �; Q _Lu � 0 z J J W N =oma O W T OQ� v W W WQo }pin wLLLU� pJ� CoQ W J Q m � Z J W _� ~ Z C1 o=� z<� o Q Z Q 7 < QQLf) UJU -:a W � tI1QW$ O Wz W U �HtWil O ppw0 zo U QZIz Lu u W v V Q az Z W p o dim z�tu �m O � �O)LL K � =Z �� <Qv � O � z vQn�00 5'(-0 ARC ti J °j C8012�" REN. 4/21 Q F OF CA0 24-43 10 tuIII z ls) tu t ul z tu Won z Its) cj OL aY-u P V) 7 ol P ^ "I. P x LL V U u L z olo }_a Lu o � � UE U N Z U 'C-4 U Q r d. �w 4 } U o Z � u m m U z a 3 rl1 � W z «Y Q Q Lu O w 0 m `o Q z 0 0 z Z tu I �N-II--W ut �II ilF�l� DG�e: Rovis ion: Revis ion: Rovis ion: Revis ion: Revieicn: Job NO: I a-055 5'(-0 ARC ti J °j C8012�" REN. 4/21 Q F OF CA0 24-43 10 I I I I I I I I I a.. I I 15.1' T.O. I WALL &A E I IN SAFETY I VISIBILITY AREA 7 ry I V-� O —I I I I I/ I I C A -q I I I 2'-&" SECOND I FLOOR S.B. I B I A -q I I I I I I I I I I I I (E) SBC BOX I I I I I I (E) WM I I I I I I I I I I � I R57 �L00 PLAN +60" GATE 7— Ci A -q Ul B A -q OUTLINE OF Ld BASEMENT �s) BLW. OUTLINE OF SECOND FLOOR ABV. ELEC. PANEL VERIFY SIZE $ LOCATION W/ SOE ACCESS FROM BELOW W/ IRON GRATE COVERING. GRATE TO HAVE AN APPROVED RELEASE MECHANISM FROM THE INSIDE. SCALE: 1/4" = I' - ®" J �=0 WWW =z ooLu Lu QON 0 LU Q�x � � F Z H �wv Jtl]� Q O J Lm �QLu zoo oz - Q Q�w �W �Ow OW~ � O �yQ O 1 F Q � � Z Q Q Z H Q o z KQ QOQ N O�F ZoL oQw QW �< Q �z� z < J Q F QL >Q =Q L o� �zIL z wozE �Qz OjuQ Z�� �Q lw W Lu IoW Q�� JW �N °W T- F - LU o Q =- J � Ul Q ww WQo m°� u1� o°Q Q W � tb � J <M zf J W K�Q QQ< www px� ro� w %I V- < N 7-0ki N co 5�0 ARC x W J1QWx z= 0 J °j M o(o C8012 m Q W o REN. 4/21 Q=�Z a zQQ O!�- co SCF z o CAL�� U,- 19, III II III ® aaaNNN---INN-N --WWW o M 00 a 7 U U Q-Q� LL } o oo Z � 'To }a Lu O � U Eo U N L o 10 N 04 t U r d o. U W V! 'L } } U 0 Z w o U U m t U z j 0 LJ o z 06 Q a N o- Lu c: o oa') . i 0 0 m t 0 Q z a O O z JA L tL Date: Rovieion: Rovieion: Revision: -I®b N®: 15-035 low N w w Q x W J QQ N co 5�0 ARC x �vz<� J1QWx z= 0 J °j M w C8012 m Q W o REN. 4/21 Q=�Z a zQQ O!�- co SCF z o CAL�� U,- 19, o� o Z°27 Q-Q� �-,D A— JQ V 14- ZID O l6 t � OJNQ V Q m N C N 24-44 +42" GUARD Lu �f5 W LL - I STONE VENEER +42" GUARD OUTLINE OF ARCH. FEATURE DEGK ABV. I I I I � � G �-q I Lu 2'-6" MAX. —A ENGROAGHMENT -A AT SEGOND FLOOR < 1 2'-6" 5EGOND FLOOR 5.8. Z B LL z DLII 51-011 R.`(.5.B. / 101_4" X — 10'-O" DEGK X GREAT ROOM 1 l� 1_011 X 16 1_011 I \ I I OUTL I NE OF FIRST FLOOR F— --1 BELOW DINING 101-111 X 101-01111 NO IIS SII IIS SII 71;0 - IS SII IIPF111 IVIIIGII is ura.— ro-WI-MIN POWDER 5'-0" X 4'-10' r-1 LJ OFF I GE 8'-4" X 12'-0" F-1 om �, XIV �ks) < LLI LL - GREAT ROOM 20'-6" X 15'-qll C I LQ -i D SECOND FLOOR T.O. SHT'G = 21.75 SHWR DINING 14'-8" X 131-1111 LJL J ELEV. III f LHHUPR ;I N QI SII SECOND FLOPS1 T.O. SHT'G = 21.75' Ll gig MABTER W I G 1_611 X 61-711 MASTER BEDROOM UP 3R ®6" -1 EA. BI II I I I I I II I 16'-8 X 12'-O" all 2X 5T?GGERED �TUD WNALL 5ATH r V- �� 6'-10" X 6'-10 — —I — 7\�—_ I -- --------------------- Lu Lu LL SEGONn FLOOR PSN 0 BREAKFAST -71-011X 01-011 r L 2% SL- MIN. LMIN. RANGE L — +50" FROMKITCHEN KITCHEN FF 151_011 X 131_611 T.O. SHT'G = 23.25' i I I R/F II WD ------ —_- L—__JL JI POWDER L761-611 1_/11 X 51-011 1_011 -PANTRY 4'-10" X ELI ! SHWR BI 0-1 II DL MASTER 5ATH o 6 XIO 111 10 li it MASTER WIG MASTER 6'-6" X 4'-1011 DEGK I_O11 X MASTER BEDROOM�JJ 15'-O" X 14'-O" T.O. 5HT'G = 23.25' tr - u - 1' 1,-, 514T10 = 23.17' Lu (� v 5 LLL N LOW SLOPE ROOF 0 11 F.Y.S.B. +42" WALL ME 0 SCALE: 1/4" = 1'- 0" V 5�0 ARC JEg41, y/x Q��� m 10 -A -A co C8012 m O REN. 4/21 O 0 OF WWF U W �sQ CA\ � 0 OL dz F } ° O udz� 00 a aa � n, W L � LL } 0 00 U Z 0 }_ 01 °1 Lu o o � UZ 00 u U N U y N 5 } d Z rl1 } u } U w u m m U Z 0 3 Z ,5 Q N Lu � � O m w m o Q z 0 A� Z O 0 IL Date: Revision: Revision: Revision: Revision: Revision: Job No: 18-033 Qul d 5�0 ARC JEg41, y/x Q��� m 10 -A -A co C8012 m v z 0 REN. 4/21 0 OF WWF U W �sQ CA\ dz F } ° A-4 udz� 24-45 LLI +4211 GUARD .� G Lu om O�Om LL I I I I I DECK /0 F— BELOW BELOW /DS I I � I I 56.20' T.O.WALL I 2% —SL. I +42" LOW I EXERG I SE I WALL I q'-5" X 1.21-611 T.O. SHT'G = 51.55' A LOW SLOPE A ROOF 2'-6" SECOND FLOOR S.B. z B LL 611 MAX. Z ARCH FEATURE L 36.20' T.O.RA I L I iz.Y.S.B. THIRD FLOOR PLAN 2% SL. MIN. LLL - I I I w �:5 1L 15 -O THIRD FLOOR S.B. R I �I OPEN 1;)EGK ICI' -3" X 50'-6" T.O. SHT'G = 32.25' I 2% I � SL. t I BBQ I �. OPEN TO BELOW UP ON 2R 16R C, gl" 71q11 EA. EA. GOVEREI� 17 a'_qll X 141_311 T.O.SHT'G = 31.0a' ❑® ALL SIDES OF COVERED ROOF DECK SHALL REMAIN OPEN IN PERPETUITY AND MAY NOT BE ENCLOSED IN THE FUTURE 0 ----- ----------------- +42" 56.20' BBQ TO BE GUARD T.O.RA I LJ INSTALLED PER EMANUF. REQ. I - +42"LOA � WALL � I Ds BBQ GOVEi�ED DEGK I I'_ I " X 141_5" 1 T.O.SHT'G = 51.08' cl ALL 51 DE5 OF 1 COVERED ROOF DECK 0 SHALL REMAIN OPEN IN ❑® 2 % 151-011 PERPETUITY AND MAY — NOT BE ENCLOSED IN SL THIRD THE FUTURE FLOOR UP 2R S.B. -1" EA. — — LOW SHW MEGH. DS OPEN DEGK SLOPE 15'-0" X I C1' -a" ROOF 1 N ELEV. A/G 5 A/G 4 T.O. SHT'G = 52.25' 7. 1q EA. %2" OPEN TO +42" LOW BELOW .�-+,4211WALL — UP 2R g GUARD ❑® 7" EA. OPEN DECK X DS T.O. SHT'G = 52.25' gis I 1 j N 11 EXERCISE 2% E1..EV' I 11' 4" X 10' a" SL T.O. SHT'G = 31.33' DEGK BELOW ° +42"LOW Ds 2% BATH 3 DS WALL SL. � �_a �� X 5._-� �� 7�1 1 i BBQ TO BE --1 LOW SLOPE INSTALLED PER ROOF = Q MANUF. REQ. O tY O Cp A O --------------------- I -------------- 0 ME 011 F.Y.S.B. 6" MIN. ARCH. FEATURE A SCALE: 1/4" = 1'- 0" do a �z v �z Od o= QO �F HT intumoOk a aZ� H� off° m� QQ} FU }p� QFf" d OPV aid �*o tu� d0� zip dpz 1�11� 0 Zl�l lu m } zdo dew Ql moo` F o �od a Qo� ,ndF W~�a� >L zzQ �QN o m � d U llJ ttu lu to moi �pa Q m m Z- ,u Azo w ~ W d Ql� V J Q d1 Q ui �Q *O N O o� p � U z O ux�z W to � to dz F } Odz� Fiad0 m� m V O O � 0 OL O 00 a V) ol a a L a LL 4—V U o V Z }_ ol a Lu o o � U 00Z U U c N o' r d Z rl1 } u } U w u am m U Z 0 3 Z ,5 Q N Lu Lu O a m Lu . L 0 0 � m 0 Q z 0 A� V O O IL Date: Revision: Revision: Revision: Revision: Revision: Job No: 18-033 c2�,0 ARC ti J °' -A C8012" REN. 4/21 OF CAL\ 0 24-46 I w Ci X7ER OR FIN15H 5f=� �A7O 5 SB SB Oi EXTERIOR PLASTER: EXTERIOR PLASTER O/ (2) DYER GRADE 'D' PAFER AT I T.O. RIDGE T.O. ELEVATOR T.O. RIDGE T.O. ELEVATOR T.O. RIDGE I BUILDING FIELD TO HAVE SMOOTH TEXTURE. FINAL 1 = 41.0`7' SHAFT = 41.20' = 41.14' SHAFT = 41.20' = 41.04' I COLOR COAT TO BE OMEGA AKROFLEX OR OMEGAFLEX. 2c[O" CITY HT. LIMIT_ --- - - - - FINAL COLOR TO BE APPROVED BY ARCHITECT PRIOR TO C SLOPE® ROOF APPLICATION. —T.O. PLT. O ROOFING: 24 -OII CITY HT. LIMIT I T.O. RAIL 1 @ DECK/FLAT ROOFS = 36.20' _ GLASS 'A' STANDING SEAM METAL ROOF. COLOR TO BE II MAX. c® DETERMINED. 6 MAX. ARCH. -I ARCH. FEATURE FEATURE "Ro ROOF MATERIAL AT LOW SLOPE ROOF AREAS TO BE GLASS I I 'A' BUILT -UF ROOFING (PER GENERAL NOTES DIVISION -TA). I _ ITHIRD FL. @ OPEN DECK T.O. SHT'G = 52.25' s WOOD: O 1 WOOD TO BE STAIN GRADE. COLOR AND MATERIAL T.B.D. O O STONE: II MAX. _ II MAX.IA� - O ARCH. -o ARCH. EXTERIOR STONE AT COLUMNS AND PLANTER WALLS, TO FEATURE u ® N FEATURE BE TEXAS LIMESTONE IN RUNNING BOND PATTERN. 00, IY I I SECOND FLOOR - - - - - - - - - - - - - - T.O. SHT'G - 21.5' OMETAL AND IRON: GUTTERS, DOWN5POUT2 AND COLLECTIONS BOXES TO BE 1 , - T.O. NAL 1 = 15.31' IL L—Al O w A 2c[' -O" CITY HT. LIMIT (g) SLOPED ROOF I I 24'=0" GITYHT. LIMIT @ DECK/FLAT ROOFS I I OPEN DECK T.O.SHT_'G = 5 _2.25' 6" ROOF OVERHANG 1 _ UNIT 'A' KITG_HEN T.O. SHT'G = 25.25' - ELEO. METER GARAGE T.O. SH_T'O = 12.25' 12.20 EST. GRADE . T.O. ELEVATOR SHAFT = 41.20' T.O. RIDGE T.O. ELEVATOR = 41.07' SHAFT = 41.20' FIRST FLOOR — T.O. SHT'G = 12.6-7' SCALE: 1/4" = II - 0 11 OGLASS: RAI L I NGS TO BE Y2" TEMPERED CLEAR GLASS. 21=611 MAX. SB ENCROACHMENT I _ -OPEN DECK T.O.SHT'G 52.25' 611 ROOF OVERHANG SECOND FLOOR T.O.SHT'G 21.`5' FIRST FLOOR T.O.SHT'G = 12.67' SCALE: 1/4" = 11 - 0" 9 m <oo Z zp l v z oQ LUQ LU Z Q m� Qo o= va 00 Z Quo Quo v �z0 w Q J Lu N Q F- O�w is Q } �o= Q J ui Q �QQ o�Z: �LILV LLQ �$O $W� =z $off QOLu z 0u0 off$ Z L Qpz wz �.0,3 J m LL-i "3m w z Lu zoo o < OZ J�1Z W dew e<9 m7w Q�x Ow~ iaZO Q13 Lu Z Q !ZQ>_ 7PQ 0 — 13 D z QOQ z0� �QZW a � Q 2 LL J zZLLQ � Q w� Q WoQ LL M) NZIL Z W No0 �Q- o=Q Q^w d Q Lu J Q f Q J J wtw(1 =oma O w T oQ= J t�fl a � Lu w WQ� }o�n wLLLU� �JN CoQ Q Lu �m J Qm� Z J W 06 _� ~ Z Cl o=� LL z<� LL E zo Q tuIII SAO q c z �� g. JEq� tu V F, n CA WLU=LUO 10�n -A" J °' I��= a� C8012 t ul z tu Y- 0 REN. 4/21 0 z OQ- fp e o u OF c 0 W Z V V Q OL tl$ d�� tu z�w� �m O � M 00 A a a i a LL U 00 Z � � } Lu o � � i 0 U N 0 U Q N r d. o, u ^` � } U E w z w � o u m m U z 0 3 � z ,5 Q Q i Lu O a a� caLL 0 m `o a a3i z O 0 P z tu x JILU--gI tu NI�I„I uuI IIF�N--NI DG�e: Re\/ision: Re vis ion: ReVlsion: Re vis ion: Revision: Job NO: I a-055 Q wp ,� u �zQ� SAO q c U-) �� g. JEq� V F, n CA WLU=LUO 10�n -A" J °' I��= a� C8012 o p W o } REN. 4/21 aIT) oo z OQ- fp e o u OF c 0 W Z V V Q aQZ� zw00 N d�� z�w� �m O � p�LL A � =z <—) e Cc:O vQ�� OO 24-476 2,f1-Oii @ SLOPE 241—o � DEO. 12.20' E� fF- S� S� I SEYOND fEGDONFLOOR SEGOND 0FLOOR 5f5 5E3 T.O. RIDGE T.O. ELEVATOR T.O. RIDGE T.O. ELEVATOR T.O. RIDGE T.0.ELEV = 41.20' 2� -O CITY HT. LIMIT— — — — — — — — — — — — — — –n E — @ SLOPED ROOF T.O.RIDGE = 41.04' T.O.ELEV = 41.20' 2 5 T.O.RAIL-T.O.NALL= 36.20 II I � ' I II 36.20 24'-0" CITY t17. LIMIT © DESK/FLAT ROOFS OPEN T.O. 5+47167 - 52.25' _O. FLT. N DEC,< - 52.25' FLOOR 2 5.2 5 �ARAOE = 12.25' 1 SC,ALE: /41 1 -- 1 - ®ii T.O. fi LATE _ OPEN [;�EOK T.O.SHT'O = 52.25' pv I SEC,OND FLOOR T.O. —T SH7 O 2 I.75 E I i,ST FLOOR T.O. I2.20' EST. GRADE 5C,ALE: I/411 - I — 0" cn 0 Qo zz 0 N lu JU Oz O lz Od I Q wZ ll1d �Q �d Q Q O $ QO -1w O N� LL � zOw � N � W � V Q � Q U N � d iZ u IW d O 0 -w N [[1 d Q � Q � O � <O5 }pU < lu d�0 �Qd U aid a=o �l� U Z °n Q0� rNZ oLUj0 x zw0 d ° Z -a w' )IU ID13 lu � O Z�UWm IL } O 8 �Q Ln Z v dew H 0.d1 J -jzw d f'7 'T OW~ F70 i=�> Z�� O�- �QQ QOq Zpiz OQw IU H Zd� d�i-L Zzd <Q� z lu =d r �d1t0 7- IL -;z L N (� Z Ju O z d^W W N W d�J IN 0 U�Y N U W to IL W Q �m dmf �Z J Q IY�d QQ% = V H Qz ILI zILI� WQ�3 T=zd� < <,n� 5�0 S ARC .1EgN o �� V�n Q JU t" z M Woo tu F C8012 In I� REN. 4/2I C, IT U UL <:z ,C� OF III II III ® wz�UQ Z C AL�� 00 LQ N R 01 ^ a a x ) +�— z U � w mIb � 01 o a M, _ o U � N U 00 U C r N dr Q, U Z /I \ w �J t U E o � U m m 3U U t3 z 0 3 ,6 D. Q �✓ z oJ�Q.O N LU LU -6 w U a N • 0 O t c m O 0- 0 O 0 � JII z I� lu I� x tu tu Date: RPVI5!0r: RoVIE'Ion: ROVI51®Ir: RoV15101r: RoV 51or: L®b No: 15=055 d WQ�3 T=zd� < <,n� 5�0 S ARC .1EgN o �� V�n Q JU J - m tu F C8012 In o�zo REN. 4/2I C, IT U N� <:z ,C� OF OQ' wz�UQ C AL�� :7: mIb � zRJ =Z } J \1)dz� oJ�Q.O Udna m 24-48 FE SB SB f - - - 21�1'-O" GITY HT LIMIT C SLOPED ROOF I I T.O.FLT. 24'-0" GITY HT LIMIT GOvE—RED cc—VERED @ DECK/FLAT ROOF MAX. I ARCH. FEATURE TSI I RD FLOOR T.O.5HT'6 - 51.35' - - I I I I _ O w l " MAX. M . B6 ROOM &R Ai ROOM = cv ARCH. FE�TUREI I �" MSX. O �,RGH. FEATURE (�Y SECOND FLOOR T.O.SHT'6 = 21.75' I I I I BEDROOM 12 HALL ELE\/. HALL BEDROOM 2 I I I I FIRST FLOOR _ T.O.SHT'6 = 12.&TEST. 6RAIDE — — — — — — — — — — — — — — — — — — — — — 12.20' I I I I I I I II I I II I MEGH, EXERCISE BATH I BASEMENT _ 5C7O A SCALE: 1/4" 1' - O" QO %LU Dz z0 p � wW O O �z Q wp mQ Qp Oz Lu < O� p �w K �i ��w R' p�0 pUp <QF- L �W �t04 QDLu -Q �O� �°w QOM SOV Q 1 � WQ_tn Q�lb ZKO � O� Q�w �Qw QommoLL = oW~ �z0 Q O 1 W Q = Z �Q> t(1 d1 Q � < Z � Q QOQ O � H zgi , OQLu QLL , w Ul Q J Q � W QzQ Ll N Dtu Lu LL -w� >Q woQ � �Q W ZI}L w wOQ Kp— OFq Q^w NQ 1 p � Q � J J �W ;N °W oQ J�-dl Qo� W � W WQo W V 1 j O°Q �pw ,wn to W � J QtO� zJw W Q� $_� �o W=� Qz� Q �oQ� J Q Ul Q lii LU, =O pm�g E N WW��O OwwO � p�1m � �QQo� wzv, Q Z z�Lu� � LL ILI lu WOO OL tu cl) 00 01 u� V) = Z � Q Z � 'ty OI I� tJl 01 7 P P L a LL oo Vu ca ca tu ) z U w !VI Jl � 0 a o � U � N UZ Q U N � d. o, U w z VJ w L � o m U z a 3 «Y Q � Q � z N Lu � w O a � a� 0 m 0 a z 0 O 7 Dade: R2VISIOf�: R2VISIOn: R2V151®n: R2VISIOn: ReVI510n: Job No: 15=04 /S�o ARC ti J °j C8012 m -A ® QO %LU Dz z0 p � wW O O �z Q wp mQ Qp Oz Lu < O� p �w K �i ��w R' p�0 pUp <QF- L �W �t04 QDLu -Q �O� �°w QOM SOV Q 1 � WQ_tn Q�lb ZKO � O� Q�w �Qw QommoLL = oW~ �z0 Q O 1 W Q = Z �Q> t(1 d1 Q � < Z � Q QOQ O � H zgi , OQLu QLL , w Ul Q J Q � W QzQ Ll N Dtu Lu LL -w� >Q woQ � �Q W ZI}L w wOQ Kp— OFq Q^w NQ 1 p � Q � J J �W ;N °W oQ J�-dl Qo� W � W WQo W V 1 j O°Q �pw ,wn to W � J QtO� zJw W Q� $_� �o W=� Qz� Q �oQ� J Q Ul Q lii LU, =O pm�g E N WW��O OwwO � p�1m � �QQo� wzv, Q Z z�Lu� � LL ILI lu WOO OL tu cl) 00 01 u� V) = Z � Q Z � 'ty OI I� tJl 01 7 P P L a LL oo Vu ca ca tu ) z U w !VI Jl � 0 a o � U � N UZ Q U N � d. o, U w z VJ w L � o m U z a 3 «Y Q � Q � z N Lu � w O a � a� 0 m 0 a z 0 O 7 Dade: R2VISIOf�: R2VISIOn: R2V151®n: R2VISIOn: ReVI510n: Job No: 15=04 /S�o ARC ti J °j C8012 m -A SO 24-49 fE SB SB — — — — — — — — — — — — — — — — — — — — — — — 2q -O GITYHT. LIMIT IN C�? SLOPED ROOF II I II 24 -O GITY HT. LIMIT Com? DEGiG/FLAT ROOF OPEN DEGK OPEN DEGK THIRD_ FL. OPEN DEGK I COVERED DEGK I _ UNIT W MASTER T.O.SHT'G = 52.25' T.O.SHT'G = 52.25' 6" MAX. 6" MAX. ARCH. FEATUR ARGH. FEATURE If A. BR. MA. WIG MA. BATH 1 I = O D 2'-6" SECOND DINING MA. WIG `� N FLOOR $ DEGK �p = ENGROACHMENT 01 UNIT 'A' MASTER I SEGON_D FLOOR T.O.SHT'G = 23.25' � _ _ T.O.SHT'G = 21.75, i cy ENTRY LAUNDRY 2 -GAR GARAGE c0 O `SJ i FIRST FLOOR I GARAGE EST. GRADE T.O.SHT'G = 12.6-7' -- - - I T.O.SHT'G = 12.25' = 12.20' ---- I I EXISTING _ GRADE f(1 I � it -� RECREATION ROOM \Kj MEDIA ROOM � I I I I I I I I II I BASEMENT T.O.SLAB I I SECT 1 ON B � -J f F- SB SB �' SCALE: I/4" = 1'- O" 2q'_O"GITYHT.LIMIT Com? SLOPED ROOF TO.PLT. SECOND 24'-O" G I TY HT. L I M I T — — — — — — — — — — — — c0 FLOOR DEGK r DEGK/FLAT ROOF �p ENGROAGHMENT I OPEN DECK r COVERED DECK OPEN DECK OPEN DEGK THIRD_ FL. OPEN DEGK I _ LI _ _ T.O.SH_T'G = 5_2.25' T.O.SHT'G = 32.25 _ _ THIRD FL. GOVERED DECK THIRD FL. - - - - - - - - T.O.SHT'G = 31.08' T.O.SHT'G = 31.33' I I = K 1 TCHEN I p 6" MAX GREAT ROOM GREAT ROOM J DINING r = N ARGH. `p FEATURE ALI UNIT 'A' MASTER T.O.SHT'G = 25.25' SEGON_D FLOOR _ T.O.SHT'G = 2I.-5' 15.31' TW ly� IN SAFETY ENTRY cfJ LAUNDRY 2 -GAR GARAGE RISIBILITY AREA � I GARAGE FIRST_ FLOOR II T.O.SHT'G = 12.25' T.O.SHT'G=�2_l -1---- - ---------------- -------------------------------------------- EST. GRADE - = 12.20' m I EXISTING GRADE I I \ \ II (p I O I -� vlz) I RECREATION ROOM O EXERCISE MEDIA ROOM I I I I BASEMENT 7.0 SLAB = 1.42' I I SECT 1 ON G SCALE: 1/4" = 1' - O" do p �z O �z Od d �9 o$ po HT Q-10 3p 0 n Z� < O oi~O �mQ QQ} Qom a }o� Qii" faj o�� of d g*o =13' d0� p�z z�0 dOz Z�.Iwm } zdo Q04 a= dew tuzm O OW� F o �on a Qo� N NdF X96 W~ p 'n 0 zzd wpm H z�d � d �� pad V ��L N to moi CoQ p I 0-1 pz0 W=� Azo W ,� d Ql~� V JdtI1Q � �Q �o c,4 zz o� o- U z O uxoz Qz W '- ztuO U wOU Q o a� dz F } ;0, ig �� Odz� s�m� m V A 1O 7- O O O O 00 a a a }7 U o z } olo ol °l � � Lu 0 o U U L EZ o u � N N 0 U } w n, VJ } o U L- L U E o z Lu N u m � Q U W � Z Q v> Lu Lu Oa � ca w . L CIO 0 0 m 0 Q 3 a� z 0 O P z O F V Date: Revision: Revision: Revision: Revision: Revision: Job No: 15-043 4�� ARc\ s- J J �-A °'o C8012 m REN. 4/21 Q dor CAS-\ 24-50 ROOF PLAN SCALE: 1/4" = 1'- 0" Im do p �z s tumo �z Od Q� O$ U �r p0 �FF up a aZ� H� Ul I� Q QQ} VOA FU QOM }p� m d d OPV aid of d0 dOz � z LL1� 0 U1 �uwc0 } zdo �x dew tu U- O zo OW� F O �-uUd N <> o�� oa Q� U ,ndF to p� m zzd wpm H F O� � d pa� llJ O K U��L N totup U- mov boa p dmf to Azo ��rrW w d J Q d1 Q ui �Q *O Q� �N O o� o 15 U z O uxUz �zO v wWUUQ dz F } o L Odz� �.O s�m�m V O O O O OL OILI 00 a U�Lr)v n, � aa W L DLL } U a o z Lu � }_a w o O UZ � � 00 U N u c N U r d n, VJ 4 } a u U w z w � o u 3� m m U Z a3 � z «Y Q Q N Lu Lu O a a� caLu . L 0 0 `o a 3 a� z O 0 P IL 04, 0-1 at OL Date: Revision: Revision: Revision: Revision: Revision: Job No: la -055 5�0 ARC ti J co C8012 REN. 4/21 OF CALF 0 24-51 A5 � 7 NEW (L 1 VAELE © UN 1 T A) LOBATION 50. FT. A: NI 1,542.25 A: N2 7.51 TOTAL 54ci.76 NEVI (L I VAE3LE @ UNI T B) LOC,ATION 50. FT. E3: NI 1,52x.02 E3: N2 7.10 TOTAL 1,555.12 — — — — — — — — — — — — — — — — — — — — — — — — — — — — 707AL 5A5ENfENT 2,6a4.aa I I I I01 I I I I I I I I I �O 5AS � 7 FLOOR SaJA F007A6 OVERLAP mluUJlu 0 Qo °z Zo aW oz 0 �z OQ w Q wz mQ mQ Qp O� U ar p0 z obi a QUO pip U WQO wrQ o�W �mQ } a FUa Qo� } Q JLl Qac �QQ'IT J aaq a$O $WU 2 Z O Q QOtWn 0z Ll0 p$ Z W IV QOz W �U z NZui0 �W7 �m ILJ O Lz�1Wm O�p �O 4�Q Z~ Q�w aai m0- Z, I': OO F F qON tILuQ� zip O�� ap z QOQ Oap� zp 'OQw� p � Q Q � J Z � Q p � W � p W O Q 0 � � NZ 11- �lu fL LIA IAA 0( LIA fy UA 11: W N � Z ap- O F Q Z J1 Q 2 � J O� pQaJ �w^ � Q Q � Q Q W W IIL La W UJj OQ p Nm W J Q m � Z J W iia = l(1 Fz� d < 1: o=a SFO J1 F Ola < �~ Qza Q W pI�V �zQf7 J Qlf1QLIO UU a� lI1QW$ O a2 g), N U WJUFtW(l O Wo � p=�Z U oQQZ � W WZQ pgza zw�0 N Q� m� a�wIV: � wa � a< < 3 � tu tu fl( 0 OL tu Cl) OD V Q m I� I� a N a Q) a � a LL LLQ Lu 06 ca Lu cn tu tL O Z U w D U 00 U � r N � � o. U Z �J t � U E • � O U � m Cc) U U t � Z o. Q �✓ z N Lu Go) � O � o a z a 0 v I� ® SIF F" r,Vi5i®I'1: o. LL a ReVisi®I`1: � O Q Re'Vl5l®I'1: � c T N F,eVIsI®ri: Y a N RPVIaI®r: a, O L®b N®: la -055 N v G m VO 1 10 A `R C N C? G���s, JEgN�y/�� Lcu L C� � J m C8012 m � REN. 4/21 LL a M 9� O� r � OF CA0", cu 0 c O cn 0 A O ca t N N 24-52 � I I I I I A : N I �: N2 � I I I B: N2 8 I I I I �:N I mluUJlu 0 Qo °z Zo aW oz 0 �z OQ w Q wz mQ mQ Qp O� U ar p0 z obi a QUO pip U WQO wrQ o�W �mQ } a FUa Qo� } Q JLl Qac �QQ'IT J aaq a$O $WU 2 Z O Q QOtWn 0z Ll0 p$ Z W IV QOz W �U z NZui0 �W7 �m ILJ O Lz�1Wm O�p �O 4�Q Z~ Q�w aai m0- Z, I': OO F F qON tILuQ� zip O�� ap z QOQ Oap� zp 'OQw� p � Q Q � J Z � Q p � W � p W O Q 0 � � NZ 11- �lu fL LIA IAA 0( LIA fy UA 11: W N � Z ap- O F Q Z J1 Q 2 � J O� pQaJ �w^ � Q Q � Q Q W W IIL La W UJj OQ p Nm W J Q m � Z J W iia = l(1 Fz� d < 1: o=a SFO J1 F Ola < �~ Qza Q W pI�V �zQf7 J Qlf1QLIO UU a� lI1QW$ O a2 g), N U WJUFtW(l O Wo � p=�Z U oQQZ � W WZQ pgza zw�0 N Q� m� a�wIV: � wa � a< < 3 � tu tu fl( 0 OL tu Cl) OD V Q m I� I� a N a Q) a � a LL LLQ Lu 06 ca Lu cn tu tL O Z U w D U 00 U � r N � � o. U Z �J t � U E • � O U � m Cc) U U t � Z o. Q �✓ z N Lu Go) � O � o a z a 0 v I� ® SIF F" r,Vi5i®I'1: o. LL a ReVisi®I`1: � O Q Re'Vl5l®I'1: � c T N F,eVIsI®ri: Y a N RPVIaI®r: a, O L®b N®: la -055 N v G m VO 1 10 A `R C N C? G���s, JEgN�y/�� Lcu L C� � J m C8012 m � REN. 4/21 LL a M 9� O� r � OF CA0", cu 0 c O cn 0 A O ca t N N 24-52 T------------------------------------------- I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I � I ----------------------------------------- F I RST FLOOR SG2UARE r-OOTAGE OVERLAY NEW (LIVABLE 9 UNIT A) LOCATION 50. FT. A: NI 806.63 A: N2 55.00 A: N5 0.42 TOTAL 842.05 NEW (LIVABLE UNIT LOCATION -E3 50. FT. B: NI 756.82 B: N2 110.50 TOTAL 861.52 TOTAL LIVABLE 1,70ci.57 AT FIRST FLOOR GARAGE/MEGH (® UN 1 T A) . LOCATION 50. FT. A: G 1 220.57 707AL 220.57 GARAGE/MEGH (® UN 1 T B) . LOCATION 50. FT. 5:01 425.37 707AL 425.37 707AL GARAGE 645.74 SCALE: 1/4" = 1'- O" Im do p �z s tu J-8 0-10 �z od �9 o$ po 3p H� OV, mQ QQ} FU QOM }p� m Q�w tux Mu d OPV aid �*o =13' d0� zw� dOz o �wm } zdo �x dew � Q� tm O OW� F O �uUd j? N o<� a Qo� ,ndF W~ p m zzd wpm H F O� � d pad w O K H V ��L N top to moi boa p dmf to Azo �r w w � � d U �Q *O N O U z O uxoz 'K Q dz F } s� H1.0 ��m V 0 0 O 0 00 a v ol a a L a DLL } U o z oo ol }_a0 � � Lu U UZ 00 c N N U r d a n, VJ 4 u } U o w z w � m U Z a3 � z «Y Q Q N LuLu � a� O a m w . L 0 0 `o a a3i z O 0 P O I I V O Date: Revision: Revision: Revision: Revision: Revision: Job No: la -055 5�0 ARC ti 0 J Eq��� J CO C8012 �" -A REN. 4/21 OF CAL\�0Q- 24-53 1 I 1 I ----------------------------------------- BEOCNn FLOOR SQUARE FOOTAGE OVERLAY NEW (LIVABLE 9 UNIT A) LOCATION 50. FT. A: NI 2201.501 A: N2 502.44 A: N3 22.67 A: N4 28.42 A: N5 145.04 A: N6 202.45 A: N-1 101.101 A: Na 8.52 A: N01 1.0 A: NI O 68.25 A: NI I 40.50 TOTAL 1,268.07 NEW (LIVABLE 9 UNIT B) LOCATION 50. FT. B: NI 010.02 E3: N2 55-7.61 B: N3 16.018 B: N4 22.15 B: N5 155.81 B: N6 33.014 B: N7 16.017 B: Na 287.44 B: N01 23.801 B: NI O 5.75 TOTAL 1,210.56 0ILI TOTAL LIVABLE 2,478.63 9 SECOND FLOOR DECK (9 UNIT A) LOCATION 50. FT. A:DI 010.28 A: D2 87.00 707AL 177.28 DECK (9 UNIT B) LOCATION 50. FT. B: D I 46.76 707AL 46.76 707AL DECK 224.04 9 SECOND FLOOR SCALE: 1/4" = I' - O" Im do p �z s tu J-8 0-10 �z od o$ po 3p H� Ul I� Q QQ} FU QOM }off Q�" d OPV aid �*o =13' d0� d�z � z LL1� 0 U1 �uwc0 Z� } zdo �x dew moo` F o a Qo� ,ndF to Ff tuFf zzd wpm � d pad llJ K V ��L N p lup to moi boa p dmf ,u Azo W w d Ql 2 V JQd1Q� �Q *O N O Ck U z ux�z �z v W to <o dz F } zR o L �.O s�m�m V A 0 0 0 OL 0ILI 00 a LO ol a a L a DLL 4— Lr)z U o olo }_a0 � � Lu U UZ 00 u c N N U r d a `Z 4 u } U o w z Lu � u 3� m m U Z a3 Z «Y Q N Lu Lu a� O a caLu . L 0 0 `o a z 0 P O O I I" V O Date: Revision: Revision: Revision: Revision: Revision: Job No: la -055 5�0 ARC ti J co C8012 REN. 4/21 OF CA0 24-54 T------------------------------------------- I2�_6��� I ----------------------------------------- THIRD FLOOR SQUARE FOOTAGE OVERLAY NEW (LIVABLE 9 UNIT A) LOOATION 50. FT. NI 011.47 N2 50.67 N3 36.30 N4 17.50 TOTAL 1015.014 NEW (LIVABLE (�p UNIT -E3 LOCATION 50. FT. NI 162.36 N2 24.06 N3 28.60 TOTAL 215.02 TOTAL LIVABLE 410.016 ® THIRD FLOOR DECK (9 UNIT A) LOCATION 50. FT. DI 414.013 D2 124.014 D3 17.22 D4 37.78 DS 18.012 D6 4.601 D7 36.33 TOTAL 654.81 DECK (9 UNIT B) LOOA71ON 50. FT. DI 308.71 D2 0.016 D3 1.78 D4 66.00 D5 8.75 D6 50.014 D7 15.10 D8 127.015 D01 101.42 D I O 525.012 DI I 1016.66 D12 57.12 D15 51.601 D14 101.21 TOTAL 1,208.21 TOTAL DEGK 1,865.02 C9) THIRD FLOOR o o U SCALE: 1/4" = I' - O" Im do p �z s tu J-8 0-10 �z od o$ po 3p oi~O QQ} FU QOM }p� m Q�w d OPV aid �*o =13' d0� p�z dOz � z LL1 0 U1 � �uwc0 } zdo dew tuz� O F O N o<� a Qo< ,ndF W~ u `" zzd wpm z�d � d pad llJ O K V ��L N top U- mo� boa p dmf to Azo ��rrW w Ql~� d V �Q *O Q� EN o� o 15 U zOuxoz Q� 'K dz F 4- < J s�m�m V 0 O O O 00 a v � aa n, W i a LL } U o z Lu Ow }_a � � o o U UZ 00 c N N U r d a `Z 4- 4— }U w Lu U0 m U Z a3 � z «Y Q Q N Lu � O ca w . L 0 0 `o Q 3 a� z O O P O 0 I I V O Date: Revision: Revision: Revision: Revision: Revision: Job No: la -055 5�0 ARC ti 0 J Eq��� J CO C8012 �" -A REN. 4/21 OF CAL\�0Q- 24-55 C.,J7 CALCoJLA71 O — — — — — — — — — — — — — — — — — — — — - — — — — — — A 5,156.a SE X 11.7 ' _ 5-7,215.6-7 FT3 TOTAL GUT = 1,575 YD3 / I LOJ II � iI SRA C,; LEC;END I I v GUT AREA BEYOND EXI5T'6 FOOTPRINT � III IIS DO NOT SCALE ®RADII N65 I eeeeeee II I II II I II I II \� III II II III II II II II \\ I L -J ,�� I A II II I II II I II I I � I I I I I I I I I I FRES NAR SRAMIN6 PLAN SCALE: 1/4" = 1' - 0" FL PL I I � I I �I BASEMENT T.O.SLAB= 1.42' �O 6=;A 6 5EC,71 ON A SCALE: 1/4" = 1' - O m Qoo Z z0 v v z OQ LL Q mz Q m LL Qo o= va 00 z y Quo Q�o v LU �IYH �z0 w Q J W N F- Q LL O w 151 0'] Q Q } Qo= z 7: Qac �QQ o�Z: �f< �$o $W� =z $off QO�Wn z 0u0 0�$ zLLp Qpz W V wUO J1Zv JO]� Q LL J zO wz LUm zK0 o < Z Z LUIF W a9 m7LL Z Z F- u w ~ Z O <s� �z� �QQ Z I- O<Z d' D Z z QOQ OIV, zW pZ' Q W � Q Q Q _J LL LL z � Q J La � W � Q LUOQ O J1 U1 N Z LL lu Z SIF W N O z O=Q Q^w Q LU J Q LL Q J J W N =O� Ip W LX H pQc V J U1 W w WQ }OSn fQ LLLU K pJ� CoQ W J 06 Q m zJw (K _� ~ Z Q W0.= o=V3 o w H J1 ~ O clZV Q K- z< QQ�Q L10 tI1QW$ O c'4 Wz W U �HtWil O ppwn.)0 afu� U 6�QZ� LU U W Z v V Q a< z W p O dim z�w� �m O � �O�LL K � =z �� �Qv Cc:Ord-1Q.� vQn�00 5,(-0 ARC ti � n J °j C8012�" REN. 4/21 Q F OF CA0 24-56 tuIII z tu t ul 7— tu Won aY-u 00 a U� V) a n, a W � 4—V U o V z w oT }_a o O � � U EZ o L u U N O U � 04 o� a��i } z 4- 4— 4 Q E W U o w VJ U D 0 U m � caN w U `0 3 � W � 5 Q Q Lu Lu a Oca caLu m o Q z 0 P SII OL 0 z Revision: Revision: Revision: Job No: Ia-O5S 5,(-0 ARC ti � n J °j C8012�" REN. 4/21 Q F OF CA0 24-56 2 N 4 5 A C N 0 z z ED E n - yJ JLUINUKA 5 I KEE I ------------ ------------------ w__— Nc�J — - — - ��dff� - — -� jj9,��J Tj9��s� — - — - — - - — - O N11 S� m n I \ D I I C) — z I n z z I � 1 8s�<� M A n 0 z n i PSC C) I 5-9 z I z I � YEAR-ROUND BMP REQUIREMENTS 1. WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON—ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FROM STORMS. 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. 3. BMPs TO CONTROL OFF—SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON—STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED AS SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN NON—ACTIVE AREAS. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE YEAR. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON—ACTIVE AREA), SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 8. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON—SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 9. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. C I D F i9 — - I rJc? SJ D `rM M M M r8 ST E F1 rfr \�J S1T SE -6 gg 20.0 3,0 ROLLED CURB I EROSION CONTROL BMPs EC -1 SCHEDULING n I 1"=8' o I CONSTRUCTION. I o ZM SILT FENCE mm I n i I A I I I n I I z I SE -10 I � I YEAR-ROUND BMP REQUIREMENTS 1. WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON—ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FROM STORMS. 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. 3. BMPs TO CONTROL OFF—SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON—STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED AS SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN NON—ACTIVE AREAS. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE YEAR. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON—ACTIVE AREA), SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 8. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON—SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 9. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. C I D F i9 — - I rJc? SJ D `rM M M M r8 ST E F1 rfr \�J S1T SE -6 gg 20.0 3,0 ROLLED CURB I EROSION CONTROL BMPs EC -1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON—SITE DURING 1"=8' CONSTRUCTION. TEMPORARY SEDIMENT CONTROL SE -1 SILT FENCE PLACE AS SHOWN ON PLAN. SE -6 GRAVEL BAG BERM PLACE AS SHOWN ON PLAN. M DRN.: A.V. STREET SHALL BE SWEPT AND SEDIMENT COLLECTED AND PROPERLY SE -7 STREET SWEEPING AND VACUUMING DISPOSED OF, ON OR OFF—SITE, ON A DAILY BASIS. SE -10 STORM DRAIN INLET PROTECTION CAP RISERS, CUT RISERS ABOVE GRADE, AND/OR PROVIDE GRAVEL BAGS AT JOB NO. SHEET INLETS TO PREVENT SEDIMENT INTRODUCTION INTO THE AREA DRAIN SYSTEM. WIND EROSION CONTROL WE -1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE I FROM ANY DISTURBED AREAS DURING CONSTRUCTION. TRACKING CONTROL TC -1 STABILIZED CONSTRUCTION EXIT CONTRACTOR SHALL CONSTRUCT SITE ENTRANCE IF VEHICLES WILL BE LLJ ENTERING AND EXITING THE SITE. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-1 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH W PRODUCT DIRECTIONS. WM-2 MATERIAL DELIVERY AND STORAGE IF MATERIALS ARE STORED ON SITE, THEY SHALL BE STORED IN ORIGINAL Z MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. O TEMPORARY SOIL STOCKPILES SHALL BE SURROUNDED BY PERIMETER WM-3 STOCKPILE MANAGEMENT CONTROLS AS SHOWN ON THE PLAN. GEOTEXTILE OR PLASTIC COVERS ARE REQUIRED DURING HIGH WINDS OR RAIN EVENTS. Q(0 AMPLE CLEAN—UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT WM-4 SPILL PREVENTION AND CONTROL ON—SITE. EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF O SPILLS AND APPROPRIATE RESPONSES. Z a SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN WM-5 SOLID WASTE MANAGEMENT APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF J PROPERLY. WM-8 CONCRETE WASTE MANAGEMENT AN ON—SITE CONCRETE WASHOUT AREA SHALL BE USED. WASTE SHALL BE a DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENTS OF THE CITY. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT ON—SITE FACILITIES SHALL BE PROVIDED AND MAINTAINED BY THE N M CONTRACTOR FOR THE DURATION OF THE PROJECT. NON-STORMWATER MANAGEMENT NS -1 WATER CONSERVATION PRACTICES MAINTAIN EQUIPMENT TO PREVENT UNINTENDED NON—STORMWATER 00 DISCHARGES. NS -2 DEWATERING OPERATIONS WATER TO BE PUMPED FROM BASEMENT EXCAVATIONS DURING CONSTRUCTION. NS -3 PAVING AND GRINDING OPERATIONS APPLY PERIMETER CONTROLS AND VACUUMING TO PREVENT o NON—STORMWATER DISCHARGES. NS -7 POTABLE WATER / IRRIGATION EXERCISE CARE DURING CONSTRUCTION TO PREVENT UNINTENDED NON—STORMWATER DISCHARGES. NS -8 VEHICLE AND EQUIPMENT CLEANING SHALL NOT BE PERFORMED ON SITE. NS -9 VEHICLE AND EQUIPMENT FUELING SHALL NOT BE PERFORMED ON SITE. NS -10 VEHICLE AND EQUIPMENT MAINTENANCE SHALL NOT BE PERFORMED ON SITE. NS -12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. NS -13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION. E F Ie L H NOTE THE LOCATION AND TYPE OF EROSION AND SEDIMENT CONTROL MEASURES TO BE USED WILL CHANGE DURING THE COURSE OF CONSTRUCTION. THE CONTRACTOR SHALL IMPLEMENT THE CONTROLS NECESSARY TO PREVENT NON—STORMWATER, SEDIMENT, AND CONTAMINATED RUNOFF DISCHARGES FROM THE SITE AT ALL TIMES. LEGEND XX -X BMP DESIGNATION IN CALIFORNIA STORMWATER BMP HANDBOOK - CONSTRUCTION, LATEST EDITION, BY THE CALIFORNIA STORMWATER QUALITY ASSOCIATION. GRAVEL BAG BERM SE -6 GRAVEL BAG ARRANGEMENT —x—x— SILT FENCE SE -1 W PLANS PREPARED BY: TOAL ENGINEERING, INC. CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.toalengineering.com / PROFESS�p� \ c� ryn No. 59275 \9TF OFCICA_\F���\� ADAM L. TOAL R.C.E. 59275 DATE: PREPARED FOR: EMANUEL SHAOLIAN c/o BRION JEANNETTE ARCHITECTURE 470 OLD NEWPORT BLVD. NEWPORT BEACH, CA 92663 TEL: (949) 645-5854 w Q O O CL Q w Q O } M rn Z 0 w w M N DATE: Z X x 01/07/19 1"=8' O CL � SURVEY DATE: V. SCALE: Z 7/23/2015 N/A 10) M DRN.: A.V. Z c) CHD.: A.L.T. APPD.: A.L.T. W w JOB NO. SHEET OF N z 1 1 I O q W LLJ W Z O (~ W V) Q Z O J O O� Q(0 J OJ M O o < Z a 3 N O J v Ua CL a N M N 04 00 i •3 OO J o U M N DATE: H. SCALE: X x 01/07/19 1"=8' SURVEY DATE: V. SCALE: Z 7/23/2015 N/A 10) M DRN.: A.V. DWG. NO. C_ N N 0) CHD.: A.L.T. APPD.: A.L.T. JOB NO. SHEET OF N 18232 1 1 I 24-57 NORTH 0' 8/ 16' SCALE: 1"=8' NOTE: RECORD EASEMENTS ARE NOT PLOTTED IE ANY. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING, F W W Vl W 1 O SEASHORE DRIVE 0 0 0 VICINITY MAP LEGEND DESCRIPTI❑N (123,45) MEAS, ELEVATI❑NS C ) 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@C❑X NET JOB: 70-47 AC AC AC CONC CONCCONC CENTER 3h LINE �ti2' AC AC I AC ,S1 AC ,S1 AC Ac AC SEASHORE DRIVE AC CONC �'�� �ti2� °�� �S DATE: 7/10/18 Ac �ti2'v S AC AC AC AC cONc2 STORY P I BUILDING P cONc� (31,08) AC CONC� vl,P RIDGE � Pti Ztiti AC CONC u 1 STORY CONC U p � W z o F� BUILDING wo CONC CONC � ,�ti�S CONC� CONC Illy AC CONC� PRO ERTY ZL �CONC� LINCONC� CONC �ti�' CONC� oF� CONC �� L: cONc cONc 1� °'" �J cONc5 CONC .' (11,98FS) Ac CONC CONC AC G� P AC CENTER CONC ti°' 3.0 °' cONc I g� F� LINE z I ANY Ac cONC O I _ , �ZS P � — 4.0 V I 15.0 �ti� �titi�O cONC AC �S1 CONC 15.0 z '.,% �c�FS I— W .0 ROLLED CURB — — o FSS CONC q�G, CONC �'�� �ti2� °�� �S DATE: 7/10/18 Ac �ti2'v S AC AC AC AC cONc2 STORY P I BUILDING P cONc� (31,08) AC CONC� vl,P RIDGE � Pti Ztiti AC u 1 STORY U � W z o F� BUILDING d AC fU ,�ti�S CON( Illy AC LLQ z L=2 oF� CONC �� L: RIDGE �titi� �J AC G� AC °' cONc I /AtcONc I O I � I AC �S1 CONC Z`3� '.,% I— W o FSS CONC q�G, cONc �b cONc ��F Ln Lti2 ^ ���+ o cONc� cONc V J Ac CONC� � �r�, � Z ti� ��� CONC CONC, CONC A C Il� LL ��� CONC PROPERTY ❑ Ac , LINE V coNc� F, h� Z CONC ❑ �FS� /jO—/1 ��5� CONC C11J2FL) NC� �ti2. 4.5 �L Ac AC CONC �'�� �ti2� °�� �S DATE: 7/10/18 Ac �ti2'v S AC AC AC AC cONc2 STORY P I BUILDING P cONc� (31,08) AC CONC� vl,P RIDGE � Pti Ztiti AC AC AC i CONC� �/ o CONC CONCN CONC I CONCCONC 0� CONC� M Op CONC L L CONC v cONc� $ tiO�S �S� Lti2 2� CONC�ti2 I CONCCONC CONC2 STORY CONC� BUILDING cONc C[] CONCW I � CONC Lf') CONC-,Q M CONC Z CONC CONC A 6.7 FF cONc CONC S, v' CONC Lti2 I N w M02 CONC, CONC 3 STORY I BUILDING cONc cONc PROPERTY LINE CONC, cONc I I AC AC CONC CONC CONC P cONc� �5, L$' cONc2� L�' I R� C O N c S� Ci, 3ci �ti2 S �tiF bh q S 4.7 GAS METER CONC� �ti2 �ti2' �ti �ZF CONCCONCCONC a POST CONC� �,2' CONC, �S�vi CONC� CONC� p`3�S p�L<S CONC� CONC� ���p1 CONC� �ti2• �ti2� cONc� � cONc, �ti2� �ti2' °NCN55°12'38"W 48.03' cONccONc S, ZtiFS� CONC cONc� LINEPROPERTY cONc� cONc b�� CONC cONc� � ALLEY��� cONc� O+ CONc� I �a�� CENTER cONc, �ti�� cONC �e�' �� �titi LINE 02 `'1 S� — CONC CONC CONCv, cONc� cONc� � CONC� CONC� CONCO��SI CONC s, cONc02� cONcL: CONccONc h 3 LAND s R a MIEDEMA J N N0, 4653 EXP. 9/30/19 ti <1\ OWNER: DR. EMANUEL SHA❑ULIAN LEGAL DESCRIPTION: BENCH MARK: ADDRESS OF PROJECT: THE LAND REFERRED TO HEREIN IS SITUATED IN THE COUNTY OF 1J-58-80 ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:110 S❑N❑RA STREET THE NORTHWESTERLY 48 FEET OF LOTS 7, 8 AND 9 IN BLOCK DATUM NEWPORT BEACH, CA ELEVATION= 9.274 L OF THE SEASHORE COLONY TRACT, AS SHOWN ON A MAP LEVAT THEREOF RECORDED IN BOOK 7, PAGE 25 OF MISCELLANE❑US LEAD AND TAG ELEVATI❑N= 12,10 MAP IN THE OFFICE OF THE COUNTY RECORDER, ASSESSOR'S PARCEL NUMBER: 045-023-11 24-58 U � W d fU J J AC AC i CONC� �/ o CONC CONCN CONC I CONCCONC 0� CONC� M Op CONC L L CONC v cONc� $ tiO�S �S� Lti2 2� CONC�ti2 I CONCCONC CONC2 STORY CONC� BUILDING cONc C[] CONCW I � CONC Lf') CONC-,Q M CONC Z CONC CONC A 6.7 FF cONc CONC S, v' CONC Lti2 I N w M02 CONC, CONC 3 STORY I BUILDING cONc cONc PROPERTY LINE CONC, cONc I I AC AC CONC CONC CONC P cONc� �5, L$' cONc2� L�' I R� C O N c S� Ci, 3ci �ti2 S �tiF bh q S 4.7 GAS METER CONC� �ti2 �ti2' �ti �ZF CONCCONCCONC a POST CONC� �,2' CONC, �S�vi CONC� CONC� p`3�S p�L<S CONC� CONC� ���p1 CONC� �ti2• �ti2� cONc� � cONc, �ti2� �ti2' °NCN55°12'38"W 48.03' cONccONc S, ZtiFS� CONC cONc� LINEPROPERTY cONc� cONc b�� CONC cONc� � ALLEY��� cONc� O+ CONc� I �a�� CENTER cONc, �ti�� cONC �e�' �� �titi LINE 02 `'1 S� — CONC CONC CONCv, cONc� cONc� � CONC� CONC� CONCO��SI CONC s, cONc02� cONcL: CONccONc h 3 LAND s R a MIEDEMA J N N0, 4653 EXP. 9/30/19 ti <1\ OWNER: DR. EMANUEL SHA❑ULIAN LEGAL DESCRIPTION: BENCH MARK: ADDRESS OF PROJECT: THE LAND REFERRED TO HEREIN IS SITUATED IN THE COUNTY OF 1J-58-80 ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:110 S❑N❑RA STREET THE NORTHWESTERLY 48 FEET OF LOTS 7, 8 AND 9 IN BLOCK DATUM NEWPORT BEACH, CA ELEVATION= 9.274 L OF THE SEASHORE COLONY TRACT, AS SHOWN ON A MAP LEVAT THEREOF RECORDED IN BOOK 7, PAGE 25 OF MISCELLANE❑US LEAD AND TAG ELEVATI❑N= 12,10 MAP IN THE OFFICE OF THE COUNTY RECORDER, ASSESSOR'S PARCEL NUMBER: 045-023-11 24-58