HomeMy WebLinkAbout23 Harbor Island - Coastal Hazards Analysis Report 04-17-19Page | 1
WILLIAM SIMPSON & ASSOCIATES, INC.
CONSULTING STRUCTURAL ENGINEERS
23 ORCHARD, SUITE 250 PH. (949) 206-9929
LAKE FOREST, CA 92630 FAX (949) 206-9955
www.wsase.com e -mail: T mail@wsase.comT
April 17, 2019
Ritner Group Inc.
Ron Ritner, Architect
503 32nd Street, Suite 130
Newport Beach, CA 92663
COASTAL HAZARDS ANALYSIS REPORT
The Pickup Family; Applicant
23 Harbor Island Rd
City of Newport Beach, County of Orange, CA 92660
WSA Job #7168-2
Dear Mr. Ritner,
Pursuant to your request, William Simpson & Associates, Inc., (WSA) is pleased to provide
this report regarding Coastal Hazards Analysis for the proposed development at the subject site. The
site is adjacent to the Pacific Ocean; thus it may be subject to Coastal Hazards such as, flooding,
wave runup, and erosion. This study investigates the potential for the aforementioned hazards to
impact the proposed development on the site over the next 75 years and addresses compliance with
Coastal Hazards Analysis Report requirements and standards of NBMC Section 21.30.15.E.2.
STATEMENT OF THE PREPARER’S QUALIFICATIONS
Soha Mirzahosseinkashani, P.E., the preparer of the Coastal Hazards Analysis Report on this
project, holding a Master of Science in Civil Engineering from University of California Irvine, and is
a Licensed Civil Engineer by the State of California Certificate No. C82840. He is actively involved
in the design and entitlement of waterfront developments such as custom homes, seawalls, piers,
platforms, floating docks and marinas.
All the above being said, Soha Mirzahosseinkashani, P.E. shall be considered a qualified
preparer for the Coastal Hazards Analysis Report on this project.
Requirements in Appendix A for Step 1:
Establish the project sea level rise range for the proposed project’s planning horizon
(life of project) using the current best available science.
The State of California Sea-Level Rise Guidance 2018 update developed by the Ocean
Protection Council in close coordination with Policy Advisory Committee with representation from
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California Natural Resources Agency, the Governor’s Office of Planning and Research, and the
California Energy Commission provides a bold, science-based methodology for state and local
Governments to analyze and assess the risks associated with sea-level rise, and to incorporate Sea-
Level Rise into their planning, permitting, and investment decisions, and it is considered the current
best available science.
As reflected in the clouded area of the enclosed Table 28, based upon direct interpolation of
the data for High emissions 2090 & 2100 and Low Rick Aversion, over the project’s planning
horizon of 75 years, the estimated Sea-Level Rise for year 2094 shall be 2.90’, which is the Sea-
Level Rise for the proposed project. Based on the highest high tide of +7.88’MLLW (7.7’NAVD88),
the above established Sea-Level Rise will account for bay water level of +10.6’NAVD88.
Requirements in Appendix A for Step 2:
Determine how physical impacts from sea level rise may constrain the project site,
including erosion, structural and geologic stability, flooding, and inundation.
According to the attached slab edge plan sheet A1.1, lowest finished floor elevation of the
proposed development is at +13.20’ NAVD88 = +13.38’MLLW which is above the Base Flood
Elevation established for the area. The highest high tide reached in Newport Beach of +7.38’ MLLW
is approximately 6’ below finished floor of the proposed structure and will remain below it until
after year of 2094. As we well know, majority of the public streets in Newport Bay area are currently
at much lower elevations than the subject site and they will flood due to Sea Level Rise way before
the development on this site becomes subject to flooding.
INTRODUCTION
The subject site is located at Newport Bay shoreline, as reflected on the following Photo.
The bulkhead resides at County of Orange’s property.
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FLOODING HAZARD
The primary hazard due to flooding from the ocean waters for this site, like majority of the
sites located adjacent to Pacific Ocean, would be due to long-term sea-level rise. The current water
levels in Newport Bay are reflected on the enclosed Datums for Newport Bay Entrance.
According to the enclosed Topographic Survey, the lowest Finished Surface at the subject
site facing the beach is +13.20’ NAVD88 (North American Vertical Datum 1988).
According the topographic survey and sheet S-2 for the Seawall Reinforcing, the lowest top
of existing seawall is at +8.80’ NAVD88. Because the finish floor is +13.20’ NAVD88, the
bulkhead could stay as-is.
While sea levels have been rising for decades, higher rates of raise are forecast for the
coming century because of climate change – see enclosed table 28. Increases can be attributed to
warmer temperatures, which cause water to expand, as well more liquid mass caused by melting of
ice caps. Current estimates of future sea level rise generally fall in the range of 3.2 & 6.7 ft for the
year 2100. Global warming may impact flooding in other ways as well. Warmer water could
intensify North Pacific storms, bringing greater wind and wave energy to shoreline in winter and
higher intensity precipitation.
To review the historical tides, Flow Simulations, LLC has obtained tide heights data form the
NOAA (National Oceanic and Atmospheric Administration) Center for Operational Oceanographic
Products and Services (CO-OPS) “Tides and Currents” website, http://co-ops.nos.noaa.gov/ (Data
accessed April 2008).
Year-long records of hourly tide predictions and measurements for Station ID: 9410660 (Los
Angeles) have been accessed for 1982-2007. In addition, year-long records of hourly tide predictions
have been accessed for 2008-2020. All tide heights have been saved in units of feet relative to
MLLW and relative to GMT (Greenwich Mean Time). Los Angeles has been chosen because it is
the nearest NOAA tide station with tidal gauge measurement data. A review of benchmark data for
Los Angeles versus Newport Harbor shows that tide heights typically differ by less than an inch. For
example, NOAA benchmarks data reports than the mean tide range at Newport Beach harbor is 3.76
ft versus 3.81 ft at Los Angeles, a difference of 0.05 ft or 0.6 inches.
Hourly NTRs (Non-Tide Residuals) have been obtained for years 1982-2007 by subtracting
the predicted tide heights from the measured tide heights. Positive NTR corresponds to higher tides
than predicted and negative NTR correspond to lower tides than predicted. To characterize the
magnitude and frequency of historical NTRs during the winter season when maximum astronomical
tides occur, hourly NTRs for the months of December, January and February have been compiled for
each year between 1982/83 and 2006/07 and rank ordered. From this ranking the 98th percentile
NTRs have been extracted; this corresponds to 2% exceedance probability.
To further explore the association between NTR and strong El Nino conditions, the 98th
percentile NTR for each winter (2% exceedance probability) has been plotted versus ONI (Oceanic
Nino Index) as shown in the enclosed Figure 3.1 and positive correlation has been identified
(R2 =0.72, p<0.05). The implication for coastal flooding is not only that the probability of coastal
flooding, or flood risk, varies from year to year depending on climatic conditions in addition to
astronomical factors, but that the stronger El Nino the greater the coastal flood risk. There are
important exceptions to this trend, however. Figure 3.1 shows two instances where NTR exceeded
0.5 ft even though ONI values have been between 0 and 1oC corresponding to El Nino neutral or
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weak El Nino conditions. On the other hand, Figure 3.1 also shows that 2% exceedance probability
NTR values never exceeded 0.5 ft when ONI values have been less than zero (i.e., during La Nina
conditions). This suggests that coastal flood risk is minimized during La Nina conditions.
The enclosed Figure 3.2 shows the height of monthly maximum high tides through 2020
based on astronomical factors. There are two peaks per year corresponding to maximum high tides in
summer and winter. The graph in Figure 3.2 also reflects the 4.4-year cycle reported by Zetler and
Flick (1985) and Flick (1986).
The Newport Beach Peninsula portion of the Pacific Institute California Flood Risk Map is
shown herein as OE S Quadrangle. The dark blue colored areas show the areas where a 100-year sea
level rise of 55 inches is added to the existing FEMA coastal flood elevation shown in light blue.
Obviously, the entire Newport Bay area will be affected if sea level rises 55 inches by the year 2100.
If the sea level rises in the next several decades as currently estimated, regional
measures to mitigate the potential flooding hazard shall be taken. Since finished floor elevation
of the proposed house will be at +13.20’ NAVD88, it will remain below the High Tide until
after year of 2094. Thus, the proposed development shall not be a subject to Flooding over the
economic life of the structure.
WAVE RUNUP
Wave runup is the uprush of water from wave action on a shore barrier intercepting
Stillwater level. On steeply sloped shorelines, the rush of water up the surface of the natural beach,
including dunes and bluffs, or the surface of a manmade structure, such as revetment or vertical wall
can result in flood elevations higher than those of the crest of wind-driven waves. See wave Runup
Sketch below.
Due to its location, this site is not a subject to typical ocean waves and the associated wave runup.
Bay generated waves that may arrive at this site are very small wind waves and boat wakes. These
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types of waves are generally dampened by the moored vessels and dock systems located in front of
the site and have no significant energy and runup effect. Tsunami type waves that approach from the
ocean shoreline will likely not reach the site for several reasons. There is no significant near field
source of a tsunami like the geologic conditions of some other places on Earth such as Japan, for
example. A far field tsunami reaching the ocean shoreline will likely not reach the site because of the
distance and developments between the shoreline and this site. A near or far field tsunami
propagating into Newport Bay proper would likely cause a seiche or standing wave on the order of
1.3 feet traveling within the bay. Even at the highest anticipated tide in Newport Beach of
+7.38’MLLW (+7.20’NAVD88) this shall not result in overtopping of the bulkhead/seawall.
Due to its very frequent occurrence, 500 year recurrence interval tsunami should not be
considered a significant impact over the life of the proposed structure that it is 75 years.
EROSION HAZARD
Erosion refers to the wearing or washing away of coastal lands. Beach erosion is a chronic
problem along many open ocean shores of the United States. To meet the needs for comprehensive
analysis of shoreline movement, the United States Geological Survey has conducted analysis of
historical shoreline changes along open ocean sandy shores of the conterminous United States and
has produced an Open-File Report 2006-1219 entitled “National Assessment of Shoreline Change
Part 3: Historical Shoreline Change and Associated Coastal land Loss Along Sandy Shorelines of the
California Coast”. The report looks at survey data of the following periods: 1800s, 1920s-1930s, and
1950s-1970s, whereas the lidar shoreline is from 1998-2002. The report looks at both long-term and
short-term changes. According to the report, the average rate of long-term shoreline change for the
State of California was 0.2±0.1 m/yr., and accretional trend. The average rate of short-term
shoreline change for the state was erosional; with an average rate of -0.2±0.4 m/yr. The seawall
location of this site is stabilized and not subject to significant long-term erosion. Review and
analysis of historical aerial photographs and field measurements for seawall repairs in the area show
no change in the position of the shoreline over the last several decades. The future shoreline changes
over the next 75 years are assumed to be the same as in the previous several decades. However,
there is a rapid rate of sea level rise predicted in the next 75 years. If that prediction holds true,
the rapid sea level rise may accelerate shoreline erosion, but it shall not impact the structure
on the subject lot over its economic life.
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CONCLUSION
In conclusion, since finished floor elevation of the proposed house will be at
+13.20’NAVD88, flooding, wave runup and erosion will not impact this property over the
proposed life of the development. Once the existing seawall/bulkhead is repaired/reinforced in
a manner like the one reflected on the enclosed drawing S-2, need for a new shoreline
protective devise is not anticipated over the economic life of the proposed development to
protect it from flooding, wave runup or erosion. If found not adequate for the actual sea level
rise over the next 75 years, the bulkhead assembly allows to be increased in height per the
enclosed STD-601-L without further seaward encroachment. If during this period the seawall
displays any sign of distress that requires immediate attention, it should be repaired or
replaced at the time accordingly, without seaward encroachment from its current location.
The above conclusion was prepared based on the existing conditions, proposed drawings,
current projection of future sea level rise, and within the inherent limitations of this study, in
accordance with generally acceptable engineering principles and practices. We make no further
warranty, either expressed or implied.
William Simpson & Associates, Inc. appreciates the opportunity to work with you towards
the successful completion of your project. Should you have any questions regarding this report,
please give us a call.
Respectfully submitted,
Soha Mirzahosseinkashani, P.E. Masoud Jafari, S.E.
Project Manager Principal
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Enclosures:
Location Map
Aerial View
Topographic Survey Map
Architectural Slab Edge Plan A1.1
Preliminary Grading Plan C-1
Table 28: Projected Sea-Level Rise (in feet) for Los Angeles
Architectural Building Elevation A5.1 & A5.2
Datums for Newport Bay Entrance
Figure 3.1
Figure 3.2
Newport Beach OE S Quadrangle
Detail For Raising Bulkheads STD-601-L
Reinforcing Existing Sewall S-0 Thru S-2
5'-8"41'-91
2"23'-4"48'-9"38'-1112"7'-2"32'-01
2"
6"
41'-4"5'-8"92'-1"4'-4"9'-912"20'-0"19'-0"4'-0 9
16"
1'-5"9'-2"7'-2"1'-101
4"9'-2"
6"9'-3"10'-3"39'-0"2'-9"6"5'-1"1'-101
4"19'-6"9'-0"23'-4"4'-2"4'-512"92'-1"18'-10"8'-612"10'-4"19'-6"1'-11"
3'-8"8"
19'-11"
16'-3"3"3"9"
10"20'-712"4'-612"10'-3"612"4'-812"10"10"13'-5"1'-0"
4"
8"1'-0"
8"
16'-4"3'-2"
5'-31
2"13'-3"
4'-4"2'-2"1'-412"2'-4"5'-11"61
8"4'-0"
Setback
4'-21
8"
3'-6 1
16"15'-0" Setback15'-0"11'-3"11'-3" Setback15'-0" Setback4'-0"
Setback
4'-0"
Setback
2'-9"
10"4'-1"41
2"
41
2"4'-1"1'-10"
6"4'-0 5
16"
4'-2 1
16"
4'-0"
Setback
3'-2 1
16"10"41
2"4'-1"1'-10"13'-9"6"2'-0"6"6"
12'-4"10'-8"1012"3'-2"14'-1112"6"20'-3"
15'-3"4'-11"5'-21
2"51
2"6'-0"4'-812"6'-012"10'-9"21'-612"10"512"6"
6"SlopeConcrete Garage Slab,See StructuralConcreteCurb TypicalT.O. Curb13.70'ConcreteCurb TypicalT.O. Curb13.70'ElevatorPitT.O. Slab13.20'ConcreteSlab TypicalConcreteSlab TypicalConcreteSlab TypicalConcreteSlab Typical1'-31
2"6'-31
2"ConcreteSlab TypicalConcreteCurb TypicalT.O. Curb13.70'ConcreteCurb TypicalT.O. Curb13.70'6"
6"6"6"12'-1"T.O. Slab12.534'6"6"2'-0"
6"512"6"9"5'-612"9'-3"5'-812"10'-812"612"512"7'-2"6'-10"19'-4"ConcreteCurb TypicalT.O. Curb13.70'ConcreteCurb TypicalT.O. Curb13.70'6'-5"18'-11"412"17'-7"1'-7"6"
20'-6"4"6"
6"18'-1112"412"17'-7"1'-012"612"6"6"6"6"6"5"1"6"2'-2"6"
2'-6"16'-4"T.O. Slab-6"1'-2"
6"
6"Pool EquipmentClosetFD9'-01
2"3'-0"T.O. Slab13.20'ConcreteCurb TypicalT.O. Curb13.70'T.O. Slab13.20'T.O. Slab13.20'3'-8"2'-334"5'-2"2'-334"1'-112"10'-8"6"3'-2"6"6"10'-3"6"20'-0" Minimum ConcreteEncased Electrode13.00'GFF12.80'GFFSlab Edge PlanSCALE: 1/4" = 1'-0"SLAB EDGEPLANPLOT REFERENCE DATE: 02-18-19SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A1.1SHEET TITLE:RITNER GROUP, INC. 2019 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-FLOORO:\2018-PROJECTS\18001\CD\18001-PLN-FLOOR February 15, 2019
RRBW18001Lot 22, Tract 802CDP Submittal 02-18-19 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--SLOPETO DRAINSLOPE TO DRAIN 1/8" PERFOOT U.N.O.FINISH SLAB TO FINISH SLABDIMENSION NOTE: REFER TOCIVIL DRAWINGS FORADDITIONAL SLAB ELEVATIONINFORMATIONSLAB LEGEND1. THIS ARCHITECTURAL FOUNDATION PLAN IS FORDIMENSIONAL INFORMATION ONLY. THECONTRACTOR SHALL REFER TO THE STRUCTURAL FOUNDATION PLAN FOR ALL STRUCTURAL REQUIREMENTS. THE CONTRACTOR SHALL NOTIFY THE ARCHITECT IF THERE IS ANY DISCREPANCY BETWEEN THE ARCHITECTURAL FOUNDATION PLAN AND THE STRUCTURALFOUNDATION PLAN.2. FOOTINGS SHALL BE EXAMINED AND CERTIFIED IN WRITING BY THE PROJECT SOIL / GEOLOGY ENGINEER PRIOR TO EMA INSPECTIONS AND PLACEMENT OF CONCRETE.3. VERIFY ALL INFORMATION REGARDING CONCRETE SLAB, FOUNDATION, AND RETAINING WALLS, WITH STRUCTURAL AND CIVIL ENGINEER'S DRAWINGS.SLAB NOTES4. REFER TO STRUCTURAL DRAWINGS FOR SHEAR WALLS AND HOLD DOWN LOCATIONS AND SIZES.5.DEPRESSED SLAB FOR MATERIAL THICKNESS REFERTO LEGEND.6.PROVIDE ELECTRICAL CONDUIT BELOW SLAB FOR FLOOROUTLETS, KITCHEN ISLAND OUTLETS AND APPLIANCES.VERIFY LOCATION WITH INTERIOR DESIGN DRAWINGS7. SURVEYOUR TO FILE A CORNER RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION.
8" W
8" SLOT 23TRACT NO. 802M.M.24/7LOT 22CLLOT 24N52°44'03"W 50.15'N32°56'52"E 153.95'N32°56'56"E 157.71'N57°02'06"W 50.01'LOT 4LOT 5LOT 6NEWPORT BAY[BASIS OF BEARINGS]
HARBOR ISLAND ROADGARAGEF.F.=13.32T/SLAB=_____SPA139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.comCIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITYNOTE TO CONTRACTOR:CIVIL ENGINEER OF RECORD APPROVAL REQUIRED PRIOR TOBACKFILL OF ALL DRAIN PIPES, CONTACT CIVIL ENGINEER TOFIELD VERIFY LOCATION, SIZE, AND DEPTH OF DRAIN SYSTEM.TOPOGRAPHIC SURVEY BY:APEX LAND SURVEYING INC.HUNTINGTON BEACH, CA 92646TEL: (714) 488-5006SCOPE OF WORKCITY OF NEWPORT BEACH NOTESDETAILBOTTOMLESS TRENCH DRAINCONSTRUCTION NOTESKEYNOTES
Probabilistic Projections (in feet) (based on Kopp et al. 2014)
H++ scenario
(Sweet et al.
2017)
*Single
scenario
MEDIAN LIKELY RANGE 1-IN-20 CHANCE 1-IN-200 CHANCE
50% probability
sea-level rise meets
or exceeds…
66% probability
sea-level rise
is between…
5% probability
sea-level rise meets
or exceeds…
0.5% probability
sea-level rise meets
or exceeds…
Low
Risk
Aversion
Medium - High
Risk Aversion
Extreme
Risk Aversion
High emissions 2030
0.3 0.2 - 0.5 0.6 0.7 1.0
2040 0.5 0.4 - 0.7 0.9 1.2 1.7
2050 0.7 0.5 - 1.0 1.2 1.8 2.6
Low emissions 2060
0.8 0.5 - 1.1 1.4 2.2
High emissions 2060
1.0 0.7 - 1.3 1.7 2.5 3.7
Low emissions 2070
0.9 0.6 - 1.3 1.8 2.9
High emissions 2070
1.2 0.8 - 1.7 2.2 3.3 5.0
Low emissions 2080
1.0 0.6 - 1.6 2.1 3.6
High emissions 2080
1.5 1.0 - 2.2 2.8 4.3 6.4
Low emissions 2090
1.2 0.7 - 1.8 2.5 4.5
High emissions 2090
1.8 1.2 - 2.7 3.4 5.3 8.0
Low emissions 2100
1.3 0.7 - 2.1 3.0 5.4
High emissions 2100
2.2 1.3 - 3.2 4.1 6.7 9.9
Low emissions 2110*
1.4 0.9 - 2.2 3.1 6.0
High emissions 2110*
2.3 1.6 - 3.3 4.3 7.1 11.5
Low emissions 2120
1.5 0.9 - 2.5 3.6 7.1
High emissions 2120
2.7 1.8 - 3.8 5.0 8.3 13.8
Low emissions 2130
1.7 0.9 - 2.8 4.0 8.1
High emissions 2130
3.0 2.0 - 4.3 5.7 9.7 16.1
Low emissions 2140
1.8 0.9 - 3.0 4.5 9.2
High emissions 2140
3.3 2.2 - 4.9 6.5 11.1 18.7
Low emissions 2150
1.9 0.9 - 3.3 5.1 10.6
High emissions 2150
3.7 2.4 - 5.4 7.3 12.7 21.5
STATE OF CALIFORNIA SEA-LEVEL RISE GUIDANCE
APPENDIX 3: SEA-LEVEL RISE PROJECTIONS FOR ALL 12 TIDE GAUGES | 72
TABLE 28: Projected Sea-Level Rise (in feet) for Los Angeles
Probabilistic projections for the height of sea-level rise shown below, along with the
H++ scenario (depicted in blue in the far right column), as seen in the Rising Seas
Report. The H++ projection is a single scenario and does not have an associated
likelihood of occurrence as do the probabilistic projections. Probabilistic projections
are with respect to a baseline of the year 2000, or more specifically the average
relative sea level over 1991 - 2009. High emissions represents RCP 8.5; low emissions
represents RCP 2.6. Recommended projections for use in low, medium-high and
extreme risk aversion decisions are outlined in blue boxes below.
*Most of the available climate model experiments do not extend beyond 2100. The resulting
reduction in model availability causes a small dip in projections between 2100 and 2110, as well as
a shift in uncertainty estimates (see Kopp et al. 2014). Use of 2110 projections should be done with
caution and with acknowledgement of increased uncertainty around these projections.
T.O.SHTGEL.23.93'KitchenT.O SlabEL.13.20'CEILING 33.26'12.84 FS12.42 NG9'-6"GarageT.O SlabEL.12.70'KitchenT.O SlabEL.13.20'7'-21
4"
9'-4"8'-11
2"HDR EL.31.12'TPL EL.22.70'HDR EL.21.325'12.93 FSANGEL.12.63'29'-0"Maximum Building HeightEL.41.63'TPL EL.34.60'10'-8"126.5126.15EL.41.63'KitchenT.O SlabEL.13.20'CEILING 33.26'9'-4"8'-11
2"
29'-0"HDR EL.21.325'9'-6"HDR EL.31.12'7'-21
4"KitchenT.O SlabEL.13.20'T.O.SHTGEL.23.93'GarageT.O SlabEL.12.70'TPL EL.22.70'TPL EL.34.60'10'-8"EL.12.63'EL.41.63'Maximum Building HeightLeft Side ElevationSCALE: 1/4" = 1'-0"BUILDINGELEVATIONSPLOT REFERENCE DATE: 06-01-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A5.1SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-ELEVO:\2018-PROJECTS\18001\CD\18001-PLN-ELEV June 1, 2018
RRBW18001Lot 22, Tract 802Progress Set 06-01-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--SCALE: 1/4" = 1'-0"ELEVATION NOTESROOFING MATERIAL:EXTERIOR FINISH:PAINTED CEDAR SHINGLESBRICK VENEER:2" THICK CUT BRICK VENEER PER C.B.C.REQUIREMENTSBUILDING PAPER:PROVIDE A MINIMUM OF TWO LAYERS OFGRADE "D" PAPER OVER ALL WOOD BASEDSHEATHING. AND UNDER ALL GROUT BASEMASONRY VENEERS. C.B.C. SECTION 1402.1FIRE-RETARDANT-TREATED WOOD SHINGLESBY: FSR TREATMENT, INC ESR-1410No. 1 GRADE WESTERN RED CEDAR SHINGLESCOMPLYING WITH IBC SECTION 1508.9.6 ANDSECTION 4.1 OF THE ESR-1410 REPORT, OVERSOLID SHEATHING COVERED WITH ONE LAYER OF1/4 " THICK DENS-DECK ROOF BOARDMANUFACTURED BY GEORGIA PACIFIC CORP.BUILT-UP ROOF (CLASS "A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING1/4":12" MINIMUM SLOPE U.N.O.DOORS / WINDOWS:WOOD WINDOWS AND DOORSBY: "WOODWORKS ETC., INC."SEMI-TRANSPARENT STAINCOLOR:(3) COATSVAPOR BARRIER:PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRETIONS INCLUDING DOORS, WINDOWSAND VETS PER DETAILS.GUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTEREAVES,RAFTER TAILS,& BEAMS STAIN:SEMI-TRANSPARENT STAINCOLOR:(3) COATSGARAGE DOORS& GATES:SEMI-TRANSPARENT STAINCOLOR:(3) COATSDOORS / WINDOWS:STEEL WINDOWS AND DOORSBY:"STEELWORKS ETC., INC."FACTORY FINISHCOLOR:CHIMNEYTERMINATION:CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHERTHAN ANY PORTION OF THE BUILDING WITHIN10'-0", BUT SHALL NOT BE LESS THAN 3'-0" ABOVETHE HIGHEST POINT WHERE THE CHIMNEYPASSES THROUGH THE ROOF.ADDRESS:ADDRESSES SHALL BE PLAINLY VISIBLE ANDLEGIBLE FROM THE STREET FRONTING THEPROPERTY. ADDRESS NUMBERS SHALL BE 4INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTHAND OF CONTRASTING COLOR TO THEIRBACKGROUND. R319.1 CRC.1WOOD SHINGLE ROOF2GUTTER / DOWNSPOUT34WOOD TRIM5WOOD CORBEL6789WOOD COLUMN10ELEVATION KEY NOTES111213141516WOOD POSTBUILT-UP WOOD FACIAWOOD BRACKET1718METAL ROOFWOOD RAFTER TAILSBOXED WOOD BEAMWOOD SHINGLESTHIN BRICK WALL VENEERFULL BRICK FACINGMETAL GUARDRAIL - REFER TO DETAILMETAL HANDRAIL- REFER TO DETAILSTAIR - REFER TO DETAIL1920212223WOOD ENTRY DOORWOOD GARAGE DOORWOOD SHUTTER242526WOOD DOOR / WINDOWSTEEL DOOR / WINDOWPLANTER WALL - REFER TO LANDSCAPE PLANS27DECORATIVE LIGHT FIXTUREBUILDING ADDRESSFLATWORK - REFER TO LANDSCAPE PLANSTHE MINIMUM REQUIRED TOP OF SLAB ELEVATION FORINTERIOR LIVING AREAS OF ALL NEW STRUCTURESSHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF APRINCIPAL STRUCTURE SHALL BE MEASURED FROM THEMINIMUM REQUIRED TOP OF SLAB ELEVATION.NOTE:ALL PRIVATE IMPROVEMENTS IN THE SOUTH BAY FRONTRIGHT -OF WAY REQUIRE AN ENCROACHMENTAGREEMENT WITH THE PUBLIC WORKS DEPARTMENTPER COUNCIL POLICY L-6FOUNDATION:THE TOP ELEVATION OF THE CONCRETEPERIMETER WALL OF THE FOUNDATION SHALL BESET AT A MINIMUM ELEVATION OF 9.5 FEETNAVD88 TO ACCOMMODATE A POTENTIAL RISE INSEA LEVEL.SEA LEVEL RISE:ADAPTATION MEASURES TO MINIMIZE HAZARDSOF LIFE AND PROPERTY FROM POTENTIALFLOODING FROM SEA LEVEL RISE TO INCLUDEFLOOD PROOFING THE FIRST FLOOR AND SANDBAG BARRIERS LOCATED AT THE DOORLOCATIONS.BUILT-UP "CLASS A" ROOFFront Elevation
TPL EL.22.70'HDR EL.31.12'9'-6"12.68 FS9'-4"8'-11
2"
29'-0"EL.41.63'T.O.SHTGEL.23.93'CEILING 33.26'KitchenT.O SlabEL.13.20'KitchenT.O SlabEL.13.20'HDR EL.21.325'7'-21
4"TPL EL.34.60'10'-8"Maximum Building Height12126.15KitchenT.O SlabEL.13.20'HDR EL.31.12'8'-11
2"6.5EL.41.63'T.O.SHTGEL.23.93'9'-6"TPL EL.22.70'HDR EL.21.325'7'-21
4"
29'-0"
9'-4"KitchenT.O SlabEL.13.20'CEILING 33.26'TPL EL.34.60'10'-8"Maximum Building HeightRight Side ElevationSCALE: 1/4" = 1'-0"BUILDINGELEVATIONSPLOT REFERENCE DATE: 06-01-18SHEET NUMBER:503 32ND STREET, SUITE 130TELEPHONE: (949) 999-3255NEWPORT BEACH, CA 92663FAX: (949) 999-3259STAMP:TELEPHONE:FAX:A5.2SHEET TITLE:RITNER GROUP, INC. 2018 expressly reserves allcommon law copyright and property rights in these plans.These plans are not to be reproduced, changed orcopied in any form or manner whatsoever, nor are theyto be assigned to any third party without first obtaining the express written permission and consent ofRITNER GROUP, INC.PROJECT DESIGNER:PROJECT CAD FILE:PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:18001-PLN-ELEVO:\2018-PROJECTS\18001\CD\18001-PLN-ELEV June 1, 2018
RRBW18001Lot 22, Tract 802Progress Set 06-01-18 PROJECT:BUILDING DEPARTMENT SUBMITTAL: -REVISIONS:1--2--SCALE: 1/4" = 1'-0"ELEVATION NOTESROOFING MATERIAL:EXTERIOR FINISH:PAINTED CEDAR SHINGLESBRICK VENEER:2" THICK CUT BRICK VENEER PER C.B.C.REQUIREMENTSBUILDING PAPER:PROVIDE A MINIMUM OF TWO LAYERS OFGRADE "D" PAPER OVER ALL WOOD BASEDSHEATHING. AND UNDER ALL GROUT BASEMASONRY VENEERS. C.B.C. SECTION 1402.1FIRE-RETARDANT-TREATED WOOD SHINGLESBY: FSR TREATMENT, INC ESR-1410No. 1 GRADE WESTERN RED CEDAR SHINGLESCOMPLYING WITH IBC SECTION 1508.9.6 ANDSECTION 4.1 OF THE ESR-1410 REPORT, OVERSOLID SHEATHING COVERED WITH ONE LAYER OF1/4 " THICK DENS-DECK ROOF BOARDMANUFACTURED BY GEORGIA PACIFIC CORP.BUILT-UP ROOF (CLASS "A")MODIFIED BITUMEN ROOFING OVEREXTERIOR GRADE ROOF SHEATHING1/4":12" MINIMUM SLOPE U.N.O.DOORS / WINDOWS:WOOD WINDOWS AND DOORSBY: "WOODWORKS ETC., INC."SEMI-TRANSPARENT STAINCOLOR:(3) COATSVAPOR BARRIER:PROVIDE VAPOR BARRIER AROUND ALL WALLPENETRETIONS INCLUDING DOORS, WINDOWSAND VETS PER DETAILS.GUTTERS /DOWNSPOUTS:5" DIAMETER HALF ROUND COPPER GUTTEREAVES,RAFTER TAILS,& BEAMS STAIN:SEMI-TRANSPARENT STAINCOLOR:(3) COATSGARAGE DOORS& GATES:SEMI-TRANSPARENT STAINCOLOR:(3) COATSDOORS / WINDOWS:STEEL WINDOWS AND DOORSBY:"STEELWORKS ETC., INC."FACTORY FINISHCOLOR:CHIMNEYTERMINATION:CHIMNEY SHALL EXTEND AT LEAST 2'-0" HIGHERTHAN ANY PORTION OF THE BUILDING WITHIN10'-0", BUT SHALL NOT BE LESS THAN 3'-0" ABOVETHE HIGHEST POINT WHERE THE CHIMNEYPASSES THROUGH THE ROOF.ADDRESS:ADDRESSES SHALL BE PLAINLY VISIBLE ANDLEGIBLE FROM THE STREET FRONTING THEPROPERTY. ADDRESS NUMBERS SHALL BE 4INCHES IN HEIGHT, 1/2" MINIMUM STROKE WIDTHAND OF CONTRASTING COLOR TO THEIRBACKGROUND. R319.1 CRC.1WOOD SHINGLE ROOF2GUTTER / DOWNSPOUT34WOOD TRIM5WOOD CORBEL6789WOOD COLUMN10ELEVATION KEY NOTES111213141516WOOD POSTBUILT-UP WOOD FACIAWOOD BRACKET1718METAL ROOFWOOD RAFTER TAILSBOXED WOOD BEAMWOOD SHINGLESTHIN BRICK WALL VENEERFULL BRICK FACINGMETAL GUARDRAIL - REFER TO DETAILMETAL HANDRAIL- REFER TO DETAILSTAIR - REFER TO DETAIL1920212223WOOD ENTRY DOORWOOD GARAGE DOORWOOD SHUTTER242526WOOD DOOR / WINDOWSTEEL DOOR / WINDOWPLANTER WALL - REFER TO LANDSCAPE PLANS27DECORATIVE LIGHT FIXTUREBUILDING ADDRESSFLATWORK - REFER TO LANDSCAPE PLANSTHE MINIMUM REQUIRED TOP OF SLAB ELEVATION FORINTERIOR LIVING AREAS OF ALL NEW STRUCTURESSHALL BE AT LEAST 9.00 (NAVD 88). THE HEIGHT OF APRINCIPAL STRUCTURE SHALL BE MEASURED FROM THEMINIMUM REQUIRED TOP OF SLAB ELEVATION.NOTE:ALL PRIVATE IMPROVEMENTS IN THE SOUTH BAY FRONTRIGHT -OF WAY REQUIRE AN ENCROACHMENTAGREEMENT WITH THE PUBLIC WORKS DEPARTMENTPER COUNCIL POLICY L-6FOUNDATION:THE TOP ELEVATION OF THE CONCRETEPERIMETER WALL OF THE FOUNDATION SHALL BESET AT A MINIMUM ELEVATION OF 9.5 FEETNAVD88 TO ACCOMMODATE A POTENTIAL RISE INSEA LEVEL.SEA LEVEL RISE:ADAPTATION MEASURES TO MINIMIZE HAZARDSOF LIFE AND PROPERTY FROM POTENTIALFLOODING FROM SEA LEVEL RISE TO INCLUDEFLOOD PROOFING THE FIRST FLOOR AND SANDBAG BARRIERS LOCATED AT THE DOORLOCATIONS.BUILT-UP "CLASS A" ROOFRear Elevation
Newport BeachNewport Beach
Costa MesaCosta MesaCosta MesaCosta MesaHuntington BeachHuntington Beach
¬«1
¬«55
¬«1
¬«55
117°52’30"W
117°52’30"W
117°55’0"W
117°55’0"W
117°57’30"W
117°57’30"W
118°0’0"W
118°0’0"W
33°37’30"N
33°37’30"N
33°35’0"N
33°35’0"N
33°32’30"N
33°32’30"N
33°30’0"N
33°30’0"N
407000mE
407000mE
08
08
09
09
410
410
11
11
12
12
13
13
14
14
15
15
16
16
17
17
18
18
419000mE
419000mE3707000mN 3707000mN08 08
09 09
3710 3710
11 11
12 12
13 13
14 14
15 15
16 16
17 17
18 18
19 19
3720 37203721000mN3721000mN
This information is being made available for informational purposes only. Users of this information
agree by their use to hold blameless the State of California, and its respective officers, employees,
agents, contractors, and subcontractors for any liability associated with its use in any form. This work
shall not be used to assess actual coastal hazards, insurance requirements, or property values
and specifically shall not be used in lieu of Flood Insurance Studies and Flood Insurance Rate Maps
issued by the Federal Emergency Management Agency (FEMA).
Data Sources: US Geological Survey, Department of Commerce (DOC), National Oceanic and Atmospheric
Administration (NOAA), National Ocean Service (NOS), Coastal ServicesCenter (CSC), Scripps Institution
of Oceanography, Phillip WIlliams and Associates, Inc. (PWA), US Department of Agriculture (USDA),
California Coastal Commission, and National Aeronautics and Space Administration (NASA). Imagery from ESRI and i-cubed.
Created by the Pacific Institute, Oakland, California, 2009.
California Flood Risk: Sea Level Rise
00.511.520.25
Miles
01230.5
Kilometers
1:
2:
3:
4:
5:
6:
7:
8:
Seal Beach
Newport Beach
Tustin
not printed
Laguna Beach
not printed
not printed
not printed867
1 2 3
54
§¨¦
£¤
")
¬«
Interstate
US Highway
State Highway
County Highway
Grid coordinates:
UTM Zone 11N meters
Adjoining Quadrangles:
Map extents match USGS 7.5 minute topographic maps
Project funded by the California Energy Commission’s
Public Interest Energy Research Program, CalTrans,
and the California Ocean Protection Council
Newport Beach OE S Quadrangle
NAD83 GCS degrees
Coastal Zone Boundary
Current Coastal Base Flood
(approximate 100-year flood extent)
Sea Level Rise Scenario
Coastal Base Flood + 1.4 meters (55 inches)
Landward Limit of
Erosion High Hazard Zone in 2100