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Home My WebLink About20191024_ZA_Staff ReportCITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT October 24, 2019 Agenda Item No. 6 SUBJECT: Bentley Residence (PA2019-172) Coastal Development Permit No. CD2019-045 SITE LOCATION: 119 Shorecliff Road APPLICANT: Brandon Architects OWNER: Gregory and Donelle Bentley PLANNER: Liane Schuller, Planning Consultant 949-644-3200, lschuller@newportbeachca.gov LAND USE AND ZONING x General Plan: RS-D (Single-Unit Residential Detached) x Zoning District: R-1-6,000 (Single-Unit Residential) x Coastal Land Use Category: RSD-A (Single-Unit Residential Detached) (0.0-5.9 DU/AC) x Coastal Zoning District: R-1-6,000 (Single-Unit Residential) PROJECT SUMMARY A request for a coastal development permit to allow the demolition of an existing one-story, single-family residence and construction of a new two-story 6,055-square-foot, single-family residence with an attached 848-square-foot, four-car garage. The project includes accessory appurtenances such as walls, fences, patios, drainage devices, and landscaping. The project complies with all applicable development standards including height, setbacks, and site coverage limits, and no deviations are requested. All proposed improvements are located within the confines of the private property. RECOMMENDATION 1)Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2019-045 (Attachment No. ZA 1). 1 Bentley Residence (PA2019-172) Zoning Administrator, October 24, 2019 Page 2 DISCUSSION Land Use and Development Standards x The subject property is located in the R-1-6,000 (Single-Unit Residential) Coastal Zoning District, which provides for detached single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required, and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. x The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with one- and two-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. x The proposed project will conform to all applicable development standards, including site coverage limit, setbacks, and height, as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 20 feet 25 feet Side 6 feet each 6 feet each Rear 6 feet 6 feet Allowable Site Coverage 60 percent 36.7 percent Parking 3 enclosed 4 enclosed Height 24-foot flat roof 29-foot sloped roof 24-foot flat roof 29-foot sloped roof Hazards x The project is located on a relatively level building pad elevation of approximately 70 feet (NAVD88) on a lot that does not have water frontage. A Geotechnical Investigation, dated August 12, 2019, was prepared by Coast Geotechnical, Inc., for the project and found that the proposed grading and construction will not adversely affect geologic stability of the project site or adjoining properties or structures, provided construction is performed in accordance with report recommendations. The site is not mapped as being susceptible to earthquake-induced liquefaction or landslide. x All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically 2 Bentley Residence (PA2019-172) Zoning Administrator, October 24, 2019 Page 3 addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. x As conditioned, the property owner will be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) prior to the issuance of building permits. Water Quality x The project design addresses water quality during construction with a construction erosion control plan. All new construction resulting from the project will tie into an existing post-construction drainage system that includes features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. Public Access x The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to use and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation 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. In this case, the project replaces an existing single-family residence with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. x The project is designed and sited to not block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the project, including a publicly accessible walkway located immediately behind the subject property, leading to a coastal viewing platform located below and west of the property. x The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program maps. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards. It will also maintain a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the 3 Bentley Residence (PA2019-172) Zoning Administrator, October 24, 2019 Page 4 potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 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. The Class 3 exemption includes the construction and location of limited numbers of new, small facilities or structures. The proposed project is the demolition of an existing single-family residence and construction of a new 6,055-square-foot, single-family residence with an attached 848- square-foot, four-car garage. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: JM/ls 4 Bentley Residence (PA2019-172) Zoning Administrator, October 24, 2019 Page 5 Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 6 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-045 TO DEMOLISH AN EXISTING SINGLE- FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE LOCATED AT 119 SHORECLIFF ROAD (PA2019-172) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects, with respect to property located at 119 Shorecliff Road, and legally described as Lot 116, Tract 1116 requesting approval of a coastal development permit. 2. The applicant proposes to demolish an existing one-story single-family residence and construct a new two-story 6,055-square-foot, single-family residence with an attached 848- square-foot, four-car garage. 3. The subject property is located within the R-1-6,000 (Single-Unit Residential) Zoning District and the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-A (Single Unit Residential Detached) (0.0 - 5.9 DU/AC) and the Coastal Zoning District is R-1-6,000 (Single-Unit Residential). 5. A public hearing was held on October 24, 2019 in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is categorically exempt 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, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 3 includes the construction of a single-family residence in a residential zone. The proposed project includes the demolition of an existing single-family residence and construction of a new 6,055-square-foot, single-family residence with an attached 848- square-foot, four-car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a 7 Zoning Administrator Resolution No. ZA2019-### Page 2 of 7 state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed structure conforms to all applicable development standards including, but not limited to, site coverage limitation, setbacks, height, and parking: a. The maximum allowable site coverage is 60% of the buildable area of the lot or 7,756 square-feet. The proposed site coverage is 36.7% or 4,752 square-feet. b. The proposed development will provide the required setbacks, which are 20 feet along the front property line, 6 feet along the side property lines, and 6 feet along the rear property line. c. The highest guardrail or flat roof is no more than 24 feet, measured from established grade at every point as required by Zoning Code Section 20.30.050(B)(3) and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height limitation. d. The project includes enclosed garage parking for four vehicles, which exceeds the minimum three-space parking requirement for single-family residences having more than 4,000 square feet of livable floor area. 2. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood’s pattern of development and expected future development consistent with applicable development standards as the neighborhood is predominantly developed with one- and two-story, single-family residences. 3. The project is located on a relatively level building pad elevation of approximately 70 feet (NAVD88) on a lot that does not have coastal frontage. A Geotechnical Investigation, dated August 12, 2019, was prepared by Coast Geotechnical, Inc., for the project and found that the proposed grading and construction will not adversely affect geologic stability of the project site or adjoining properties or structures, provided construction is performed in accordance with report recommendations. The site is not mapped as being susceptible to earthquake-induced liquefaction or landslide. 4. The project will be required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building 8 Zoning Administrator Resolution No. ZA2019-### Page 3 of 7 permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. As conditioned, the property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) prior to the issuance of building permits for construction. 6. The project design addresses water quality during construction with a construction erosion control plan. All new construction resulting from the project will tie into an existing post- construction drainage system that includes features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 7. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant and prohibits invasive species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 8. The property is not located near coastal view roads and is not located near any identified public viewpoints; therefore, the project will not negatively impact public coastal views. Finding: B. Conforms to 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. Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to use and/or view the coast and nearby recreational facilities. The proposed residential development neither provides nor inhibits public coastal access. Implementation 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. In this case, the project includes the replacement of an existing single-family residence with a new single-family residence. 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. 2. The project is designed and sited to not block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the project, including a publicly accessible walkway located immediately behind the subject property, leading to a coastal viewing platform located below and west of the property. 3. The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program maps. The project site may be located within the 9 Zoning Administrator Resolution No. ZA2019-### Page 4 of 7 viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards. It will also maintain a building envelope consistent with the existing and anticipated 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. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is categorically 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, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-045, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 24th DAY OF OCTOBER, 2019. ______________________________ James Campbell, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2019-### Page 5 of 7 EXHIBIT “A” CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2019-045 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 5. Prior to the issuance of a building permit, the property owner shall sign a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgements, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. The letter shall be scanned into the plan set prior to building permit issuance. 6. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 7. 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. 8. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined should they determine 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. 9. Prior to the issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A,” shall be incorporated into the Building Division and field sets of plans. 11 Zoning Administrator Resolution No. ZA2019-### Page 6 of 7 10. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 11. No demolition or construction materials, equipment debris or waste shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain, or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 12. 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. 13. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In compliance with the (MBTA), grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 14. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 15. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the coastal development permit 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. 16. Prior to issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 17. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought-tolerant plantings, non-invasive 12 Zoning Administrator Resolution No. ZA2019-### Page 7 of 7 plant species and water-efficient irrigation design. The plans shall be approved by the Planning Division. 18. 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. 19. Prior to issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 20. 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 as far away from storm drain systems or receiving waters as possible. 21. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 22. 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 the Bentley Residence including, but not limited to Coastal Development Permit No. CD2019-045 (PA2019-172). 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. 13 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP Coastal Development Permit No. CD2019-045 PA2019-172 119 Shorecliff Road Subject Property 15 Attachment No. ZA 3 Project Plans 16 $/80,180&21&5(7(($57+*<36803/$67(5,168/$7,215,*,'0$6215<%5,&.0$6215<&21&5(7(%/2&.3/<:22'*/8/$07,0%(56$1'67((/:22'$6,05RRPQDPH6)L" 'LVWDQFH1(5#L1257+$552:3523(57</,1(7$*6(&7,21,1',&$72552207$*1$0($5($&$//2877$*(/(9$7,21,1',&$725.(<127(7$*:,1'2:7$*'2257$*:$//7$*5(9,6,21)/$*67$,57$*122)5,6(5 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INVERTRIM MANHOLE RIMDRAIN OUTLETD.O.LCCENTERLINECHIMNEYCHMY.GAS METERHANDICAP RAMPPLANTER AREAPROPERTY LINERIGHT OF WAYNATURAL GROUNDSEWER MANHOLEWITHWATER VALVEEXISTING ELEVATIONTOP OF WALLWROUGHT IRON FENCEWATER METERTOP OF CURBGMPAHCRNGPLR/WSMHLEGENDFIRE HYDRANTEDGE PAVEMENTSIGN*METER, PULL BOXBLOCK WALLSTREET LIGHTWATER VALVETWTCW/WVWMWIF( )ACCATVELEC.CABLE TELEVISION BOXCHAINLINK FENCE (CLF)ASPHALT PAVEMENTELECTRICALWROUGHT IRON FENCE (WIF)CURB FACECFTOP OF STEPSTSBSBOTTOM OF STEPSSEWER CLEAN-OUTSCORD ROOF DRAIN (CURB OUTLET)ADAREA DRAINTELEPHONE PULL BOXTPBFOUND MONUMENTBXBOTTOM OF DRIVEWAY "X"POWER POLEPPTOP OF DRIVEWAY "X"TXHIGH POINTHPBASKETBALL HOOPVERIZON PULL BOXVPBBFPBACK FLOW PREVENTERUNDERGROUND TRANSFORMERUGTVALLEY GUTTERVGSEARCHED, FOUND NOTHING; SETNOTHINGFIRE HYDRANTFHFCFFFSGBFLFINISHED CONCRETEFINISHED SURFACEGRADE BREAKFLOWLINEFINISHED FLOOREPBELECTRICAL PULL BOXFFG FINISHED FLOOR GARAGETOP OF FENCETFTRASH ENCLOSURETETOP OF GRATETGCONCRETE SURFACEGRASSECEND OF CURVET.B.M.TEMPORARY BENCHMARK SETSANITARY MANHOLEELEV= 72.63 FEETFD FRENCH DRAINSEWER CLEANOUTWATER METERGAS METERBRICK SURFACEGRAPHIC SCALEPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/20HUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMBENCHMARK INFORMATIONTITLE REPORT/EASEMENT NOTESBENCHMARK NO: T-167-R54DESCRIBED BY OCS 2003 - FOUND 3 3\4" USCGS BRONZED DISK STAMPED "T167 RESET 1954", SET IN THE TOP OF A CONCRETE POST. MONUMENT ISLOCATED IN THE NORTHWESTERLY CORNER OF THE INTERSECTION OFSEAWARD ROAD AND PACIFIC COAST HIGHWAY, 42.7 FT. NORTHEASTERLY OFTHE CENTERLINE OF PCH AND 229.7 FT. NORTHERLY OF THE CENTERLINE OFSEAWARD ROAD. MONUMENT IS SET 0.1 FT. BELOW THE SIDEWALK AND HAS ASTEEL ACCESS COVER.ELEVATION: 89.105 FEET (NAVD88), YEAR LEVELED 2011LEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,STATE OF CALIFORNIA DESCRIBED AS FOLLOWS:LOT 116 OF TRACT 1116, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 36, PAGE(S) 19-20 OFMISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA.NO TITLE REPORT PROVIDED.VICINITY MAP1SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESBASIS OF BEARINGS:THE BEARINGS SHOWN HEREON ARE BASED ON TRACT NO. 1116, 36/19-20SITEPAUL D CRAFT8/2/201919 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ROOMBAR∆T12222TTTTTTTTTTTTTTT7733343323111111BBPFSMVA-11"3T1T11A-41"6A-61"2A-31"3A-51"3A-71"1A-81"3A-91"2A-101"2A-111"5A-121"4A-21"5A11"1"1"1"1"1"1"1"1"1"½½½½½½½½½½½½¾½½½½½½½½½½½½½½¾½½½½½½½½½½½½½½½½½½½½½½½½½½½½½½½½½½½½¾½DATERENEWAL DATESIGNATURE• STATE OF CALIFORNIA •LICENSED LANDSCAPE ARCHIT E C TROBERT McHENRY #303 2 4-30-219/6/19NOT FOR CONSTRUCTIONLIABILITY WARNING: PLANS MARKED "NOT FOR CONSTRUCTION" ARE NOT APPROVED FOR CONSTRUCTION BY THE BUILDER / DEVELOPER, LANDSCAPE ARCHITECT, STRUCTURAL ENGINEER, AND / OR GOVERNING AGENCY AS MAY BE REQUIRED. THE INSTALLING CONTRACTOR SHALL NOT USE THESE PLANS FOR CONSTRUCTION WITHOUT PRIOR WRITTEN AUTHORIZATION FROM THE BUILDER / DEVELOPER.© 2016 Water Right Design, All Rights ReservedBentley ResidenceDateScaleChecked byDrawn byRevisionsSheetProject No.Water RightDesign8 WhatneySuite 100Irvine, CA 92618(949) 440-1030www.WaterRight.DesignofPrepared for119 Shorecliff4MWG-0299/6/19Corona del Mar, CA 92652Garden Design1660 Orange Ave.Costa Mesa, CA 92627(949) 548-1611Molly WoodIRRIGATIONPLANRWMRWM1/8"=1'-0"LI-1ronthKnow what'sbelow.before you dig.CallR0'2'4'6'8' 16'CONTROLLERDRIPLINE INSTALLATION NOTES1.ALL DRIPLINE, FITTINGS, FILTERS, PRESSURE REGULATORS, AIR VACUUM RELIEF VALVES, ANDFLUSH VALVES SHALL BE FURNISHED BY THE MANUFACTURER LISTED IN THE LEGEND; ANDSHALL BE INSTALLED AS PER THE LEGEND, THE DETAILS, AND THE MANUFACTURERS'RECOMMENDATIONS. NO SUBSTITUTIONS WILL BE ACCEPTED.2. DRIPLINE SHALL GENERALLY BE LAID OUT AS FOLLOWS:A. DRIPLINE IS INSTALLED AROUND THE ENTIRE EDGE OF THE AREA TO BE IRRIGATED.(1) DISTANCES FROM THE EDGE OF THE IRRIGATED AREA ARE:(a) 2-4" NEXT TO ASPHALT, CONCRETE PAVING, OR “HARDSCAPE”.(b) 2-4" OUTSIDE OF UNCONTAINED LANDSCAPES.(2) AT CORNERS, THE DRIPLINE MAY BE CURVED, DOWN TO A MINIMUM RADIUS OF 15 INCHES.FOR CORNERS SHARPER THAN THIS, ELBOWS (OR TEES, AS APPLICABLE) SHALL BE USED.B. DRIPLINE IS INSTALLED THROUGHOUT THE ENTIRE AREA TO BE IRRIGATED, AND ISCONNECTED WITH TEES TO THE DRIPLINE LAID AROUND THE EDGE.(1) ON FLAT GROUND (LESS THAN 3%):(a) DRIPLINE SHALL GENERALLY RUN PARALLEL TO THE LONGEST SIDE OF THE AREA TO BEIRRIGATED.(b) DRIPLINES SHALL BE EVENLY SPACED AT A DISTANCE NOT TO EXCEED THE ON-CENTER(O.C.) SPACING INDICATED IN THE LEGEND.(2) ON SLOPES (3% OR STEEPER):(a) DRIPLINE SHALL GENERALLY RUN PARALLEL TO CONTOUR LINES, NOT UP AND DOWNTHE SLOPE.(b) DRIPLINES SHALL BE SPACED AT 125% OF ON-CENTER SPACING ON THE LOWERONE-THIRD OF THE SLOPE.C. THE RESULTING GRID OF DRIPLINE SHALL BE A "CLOSED LOOP" SYSTEM, EXCEPT IN NARROWAREAS WHICH ARE ONLY WIDE ENOUGH FOR ONE DRIPLINE.3. ON LOOPED DRIPLINE SYSTEMS WITH A SINGLE POINT OF SUPPLY, THE SUPPLY CONNECTIONSHALL BE MADE ON THE PERIMETER OF THE LOOP, AND THE CONNECTION SHALL BE LOCATEDON THE OPPOSITE SIDE OF THE LOOP FROM THE FLUSH VALVE.4. THE IRRIGATION CONTRACTOR SHALL THOROUGHLY FLUSH ALL LATERALS AND DRIPLINES PRIORTO INSTALLATION OF FLUSH VALVES AND AIR VACUUM RELIEF VALVES.5. LOCATION OF FLUSH VALVES ON THE PLANS IS DIAGRAMMATIC ONLY. FLUSH VALVES SHALL BELOCATED AT THE LOWEST POINT IN ELEVATION OPPOSITE THE POINT OF SUPPLY ON LOOPEDDRIPLINE SYSTEMS, AND AT THE END OF THE LINE ON SINGULAR RUNS OF DRIPLINE.6. LOCATION OF AIR VACUUM RELIEF VALVES ON THE PLANS IS DIAGRAMMATIC ONLY. AIR VACUUMRELIEF VALVES SHALL BE LOCATED AT THE HIGHEST POINT IN ELEVATION ON LOOPED ORSINGULAR DRIPLINES.IRRIGATION NOTES (Residential Systems)1. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND/OR AS STATED IN THE WRITTENSPECIFICATIONS PREPARED BY THE LANDSCAPE ARCHITECT AND THE MANUFACTURERS.2. THIS DESIGN IS DIAGRAMMATIC. ANY EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGNCLARIFICATION ONLY, AND IS TO BE INSTALLED WITHIN PLANTED AREAS WHEREVER POSSIBLE.3. THE IRRIGATION CONTRACTOR SHALL NOT WILLFULLY INSTALL THE IRRIGATION SYSTEM ASINDICATED ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN OBSTRUCTIONSOR GRADE DIFFERENCES EXIST THAT WERE NOT KNOWN DURING DESIGN. SUCH CONDITIONSSHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE, OR THELANDSCAPE ARCHITECT, OTHERWISE THE IRRIGATION CONTRACTOR SHALL ASSUME FULLRESPONSIBILITY FOR ANY NECESSARY REVISIONS.4. THE SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE SHOWN AT EACH POINTOF CONNECTION. THE IRRIGATION CONTRACTOR SHALL VERIFY ALL PRESSURES ON SITE PRIOR TOCOMMENCING WITH THE INSTALLATION OF THE IRRIGATION SYSTEM.5. FINAL LOCATION OF AUTOMATIC CONTROLLERS IS TO BE DETERMINED BY THE OWNER'SAUTHORIZED REPRESENTATIVE.6. 117-VOLT 60HZ SINGLE PHASE ELECTRICAL POWER OUTLETS FOR IRRIGATION CONTROLLERSARE TO BE PROVIDED BY THE OWNER/DEVELOPER. THE IRRIGATION CONTRACTOR SHALL BERESPONSIBLE FOR MAKING THE HOOK-UP FROM THE POWER OUTLETS TO THE CONTROLLERS.7. ALL WIRE FROM THE CONTROLLER TO THE ELECTRIC CONTROL VALVES SHALL BE MINIMUM#18-AWG SOLID CORE COPPER WIRE, UL-LISTED, AND RATED 'UF' FOR DIRECT BURIAL. WIREMEETING THIS SPECIFICATION AND BUNDLED INTO MULTI-CONDUCTOR CABLES WITHPOLYETHYLENE JACKETING IS ACCEPTABLE. CONTROL, COMMON, AND SPARE WIRES SHALL EACHBE UNIQUELY COLOR-CODED. CONTRACTOR SHALL INSTALL (2) SPARE WIRES FROM THECONTROLLER TO EACH VALVE GROUP FOR FUTURE USE. INSTALL WIRES IN COMMON TRENCH WITHMAIN LINE PIPING WHEREVER POSSIBLE. FASTEN WIRES TO UNDERSIDE OF MAIN LINE WITH NYLONWIRE TIES AT 10 FT. INTERVALS. PROVIDE A MINIMUM OF 18" OF COVER.8. ALL WIRE CONNECTIONS SHALL BE MADE WITH APPROVED WATERPROOF WIRE CONNECTORS.WIRE SPLICES WILL NOT BE PERMITTED UNLESS APPROVED BY THE OWNER'S AUTHORIZEDREPRESENTATIVE, OR THE LANDSCAPE ARCHITECT. WIRE SPLICES SHALL BE LOCATED ON RECORDDRAWINGS AS PER THE SPECIFICATIONS.9. PROVIDE A MINIMUM OF 24" OF COVER OVER ALL PRESSURE MAIN LINE PIPING 3" AND LARGER,18" OF COVER OVER ALL OTHER PRESSURE MAIN LINE PIPING, AND 12" OVER ALL NON-PRESSURELATERAL LINE PIPING. PROVIDE A MINIMUM OF 36" COVER OVER ALL SLEEVES UNDER STREETS ANDVEHICULAR TRAFFIC AREAS. ALL SLEEVES SHALL BE INSTALLED UNDER PAVED AREAS PRIOR TOPAVING.10. THE IRRIGATION CONTRACTOR SHALL FLUSH ALL LINES AND ADJUST ALL HEADS FOR MAXIMUMPERFORMANCE AND TO PREVENT OVERSPRAY ONTO ALL WALKS, WALLS, FENCES, DRIVES, ANDBUILDINGS AS MUCH AS POSSIBLE. THIS WORK SHALL INCLUDE SELECTING THE BEST DEGREE OFARC TO FIT ANY EXISTING SITE CONDITIONS.11. THE IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND INSTALLING ANYADDITIONAL ANTI-DRAIN VALVES, TO PREVENT DAMAGE AND EROSION DUE TO EXCESSIVE LOWHEAD RUNOFF, CAUSED BY ELEVATION DIFFERENCES IN THE FIELD CONDITIONS.12. UPON COMPLETION OF THE JOB, THE CONTRACTOR IS TO PROVIDE THE OWNER WITH A RECORDDRAWING OF THE IRRIGATION PLANS.13. THE SYSTEM SHALL BE FULLY GUARANTEED FOR A PERIOD OF ONE YEAR. ANY DEFECTIVEMATERIAL OR POOR WORKMANSHIP SHALL BE REPLACED OR CORRECTED BY THE IRRIGATIONCONTRACTOR AT NO COST TO THE OWNER(S).WHENEVER ANY ITEM OF "DISTRIBUTION & CONTROL EQUIPMENT"IS SIZED SMALLER THAN THE MAIN LINE OR LATERAL LINE PIPINGON WHICH IT IS PLACED, THE REDUCTION IN PIPE SIZE SHALL ONLYOCCUR AT THE THREADED FITTING WHICH ADAPTS THE PIPE TOTHE PIECE OF EQUIPMENT. REDUCED PRESSURE BACKFLOW PREVENTER3/4" PRESSURE-REDUCING VALVE: SET TO PSI WHEN ZONE IS OPERATING.3/4"43A-4EXISTING WATERMETER 'A' ELECTRIC MASTER VALVE1"WATER SERVICE INFORMATIONWATER METER REF. NO.:TYPE OF SOURCE:SERVICE LINE SIZE **:WATER METER SIZE **: (** PER STREET and/or WATER IMPROVEMENT PLANS)EXISTING WATER PRESSURE:PSI.MINIMUM OPERATING PRESSURE:PSI.PEAK IRRIGATION DEMAND:GPM.'A'POTABLE1"1"100616T71234AFSBPBT1STA.#sizeGPM29 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