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HomeMy WebLinkAboutPA2022-133_20230120_CDD Action Letter COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newportbeachca.gov COMMUNITY DEVELOPMENT DIRECTOR ACTION LETTER Subject: Nathie Residence Retaining Wall (PA2022-133) ▪ Staff Approval Site Location: 4839 Cortland Drive Applicant: Danny and Denise Nathie Legal Description: Lot 13 of Tract 3519 On January 20, 2023, the Community Development Director approved a staff approval (PA2022-133) determining that the partial demolition and reconstruction of an existing damaged retaining wall is in substantial conformance with Modification Permit No. MD3928. LAND USE AND ZONING • General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached) • Zoning District: R-1-6000 (Single-Unit Residential) • Coastal Land Use Plan Category: RSD-A (Single Unit Residential Detached – (0.0 – 5.9 DU/AC)) • Coastal Zoning District: R-1-6000 (Single-Unit Residential) I. BACKGROUND On November 7, 1991, the Planning Commission approved Modification Permit No. MD3928, which authorized the construction of an approximately 11-foot-6-inch-tall retaining wall with a tempered glass windscreen above for a total height of 15 feet, 4 inches. The retaining wall spans 12 contiguous lots along East Coast Highway, as depicted in Figure 1 below. It is located within the front setback areas, which range from 30 to 37 feet in depth. At the time of the approval, the Zoning Code limited construction within the front setback areas to 3 feet in height. Consistent with the plans reviewed and approved by the Planning Commission, the wall is constructed with interlocking, split-faced block material with recessed breaks in the wall for landscaping opportunities. The purpose of the retaining wall was identified as: (1) to bring stability to an existing steep slope with erosion problems; (2) to reduce the noise from East Coast Highway from 71.1 to 60.4 decibels, and comply with noise mitigation measures of Environmental Impact Report No. 485 (EIR) approved by the County of Orange in 1988 as part of the widening of East Coast Highway; and (3) to create an aesthetically pleasing wall which would complement the Cameo Highlands community. Nathie Residence Retaining Wall (PA2022-133) January 20, 2023 Page 2 Tmplt: 07/25/19 Figure 1, An aerial photograph of the 12 residential lots and retaining wall. In compliance with the California Environmental Quality Act (CEQA), an initial study was prepared for the retaining wall. The Initial Study concluded that there was no substantial evidence that the project could have a significant effect on the environment. Therefore, Negative Declaration No. Mod 3928 was prepared on October 9, 1991, and the Planning Commission approved the retaining wall. As a part of the project approval, the Planning Commission made the following findings: (1) that the wall would not be detrimental to the surrounding area; (2) that the wall would not conflict with any public easements; (3) that the wall and the windscreen above would not obstruct views from adjoining residential properties; (4) that there would be adequate space for the 10-foot wide water easement along East Coast Highway; and (5) that the wall would satisfy the mitigation measure related to noise from the County of Orange EIR. The full list of findings is attached as Attachment No. CD 2. MD3928 included several conditions of approval. The following are notable conditions that are specifically related to the construction of the wall: • Condition No. 1: That development shall be in substantial conformance with the approved plot plan, profile, elevation, and section, except as noted below. Retaining Wall 4839 Cortland Drive Nathie Residence Retaining Wall (PA2022-133) January 20, 2023 Page 3 Tmplt: 07/25/19 • Condition No. 3: That the proposed retaining wall be located a minimum distance of 4 feet behind the existing 10-foot wide water easement (14 feet behind East Coast Highway right-of-way line) and that the bottom of the retaining wall be constructed to a depth so that a line project from the edge of the easement at the flowline pipe elevation at a 45-degree angle to the wall will not undercut the bottom of the proposed wall. • Condition No. 4: That the wall be constructed in such a manner as to allow landscape materials to be planted in the wall at intermediate heights and that the area in front of the wall be fully landscaped with the installation of an appropriate irrigation system. That there shall be no trees planted within the water easement area. That the landscape plans shall be approved by the Planning, Public Works and Parks, Beaches, and Recreation Departments. • Condition No. 8: That a minimum of two additional 8-inch steps be added at the two locations where the wall is set back (for a total of at least 32 inches at both setback areas) to facilitate additional planting and to reduce the mass of the wall. II. PROPOSED CHANGES The applicant is requesting a Staff Approval to find substantial conformance with MD3928 to demolish and reconstruct the portion of the retaining wall that is located on 4839 Cortland Drive, which is damaged and failing (see Attachment No. CD 3 for photos). The proposed wall is to be constructed with concrete and finished with a split-faced veneer that is similar to the rest of the wall (Figure 2). Additionally, the design provides a minimum 32-inch setback area for landscaping and complies with the required 4-foot setback from the 10-foot water easement and East Coast Highway right-of-way line. Figure 2, existing damaged wall (left), and an elevation of the proposed replacement (right). Nathie Residence Retaining Wall (PA2022-133) January 20, 2023 Page 4 Tmplt: 07/25/19 III. FINDINGS Per Section 20.54.070 (Changes to an Approved Project) of the Newport Beach Municipal Code (NBMC), the Director may authorize minor changes to an approved site plan, architecture, or the nature of the approved use, without a public hearing, where the Director first finds that the changes: Finding: A. Are consistent with all applicable provisions of this Zoning Code. Facts in Support of Finding: 1. The project site is zoned R-1-6000 (Single-Unit Residential), which is intended to provide areas appropriate for a range of detached single-family residential dwelling units, each located on a single legal lot, and does not include condominiums or cooperative housing. The property is improved with a single-unit residence. The proposed replacement retaining wall would remove a damaged portion and would help ensure site stability for new residential development. 2. Retaining walls with a maximum height of 42 inches from the existing grade are permitted to be located within the front setback areas. The Planning Commission approved MD3928, which authorized the existing 15-foot 4-inch high retaining wall and windscreen. The proposed reconstruction of the portion of the retaining wall is substantially conforming with MD3928 in aesthetics, function, and location. Finding: B. Do not involve a feature of the project that was a basis for or subject of findings or exemptions in a negative declaration or Environmental Impact Report for the project. Facts in Support of Finding: 1. Prior to the approval of the existing retaining wall, EIR No. 485 was certified by the County of Orange as part of the project to widen East Coast Highway. A mitigation measure was included which required a wall for noise attenuation for the residences located above East Coast Highway. 2. An initial study was prepared for the retaining wall. The Initial Study concluded that there was no substantial evidence that the project could have a significant effect on the environment. Therefore, Negative Declaration No. Mod. 3928 was prepared and considered before the Planning Commission approved the retaining wall. 3. The Negative Declaration included three mitigation measures that: (1) required demonstration to the Building Department that the wall design is secure and stable in the case of underground or excavation work in the vicinity of the wall; (2) that a Nathie Residence Retaining Wall (PA2022-133) January 20, 2023 Page 5 Tmplt: 07/25/19 landscaping and irrigation plan be prepared by a licensed landscape architect for review by the Planning Department; and (3) that a licensed landscape architect or contractor shall provide written certification to the Building Division that the landscaping and irrigation system has been installed per plans. 4. The proposed wall does not contradict or affect any of the findings made in the Negative Declaration. The reconstruction of a portion of the retaining wall will not have a significant effect on the environment. Furthermore, the retaining wall will be conditioned to comply with the mitigation measures from the Negative Declaration. The applicant must submit detailed plans to the Building Division, as well as landscape plans before building permit issuance. Finding: C. Do not involve a feature of the project that was specifically addressed or was the subject of a condition(s) of approval for the project or that was a specific consideration by the applicable review authority in the project approval. Facts in Support of Finding: 1. The replacement retaining wall will match the existing retaining wall, as it is proposed to be constructed with concrete and finished with a split-faced veneer. The proposed wall includes a recessed break in the design to reduce the mass directly adjacent to East Coast Highway. The design is in substantial conformance with the plans approved by the Planning Commission, which complies with Condition No. 1 of MD3928. 2. The replacement retaining wall is proposed to be set back four feet from the existing 10-foot water easement, which contains a water pipe that serves the City of Laguna Beach. In total, the wall is set back 14 feet from the East Coast Highway right-of-way line, which complies with Condition No. 3 of MD3928. While the existing wall is constructed with an angle at the southern corner, the proposed wall is realigned to be parallel with the property line. The realignment of the wall allows the construction of a pool deck and spa with the additional retained land. However, the realignment does not interfere with the water pipe and complies with the required setbacks. 3. The proposed retaining wall includes a minimum 48-inch recessed break in the wall (from face-of-wall to face-of-wall) for landscaping. This complies with Conditions No. 4 and 8 of MD3928. Nathie Residence Retaining Wall (PA2022-133) January 20, 2023 Page 6 Tmplt: 07/25/19 Finding: D. Do not result in an expansion or change in operational characteristics of the use. Facts in Support of Finding: 1. The existing retaining wall is necessary to retain and support the 12 residential properties abutting East Coast Highway. Prior to the construction of the existing wall, the properties contained a slope down towards East Coast Highway. Currently, the portion of the retaining wall located on the subject property is damaged and failing. The reconstruction of the retaining wall provides safety to the residence at 4839 Cortland and reinforces the integrity of the existing wall length, which is approximately 850 feet long. 2. The existing retaining wall was constructed partly due to noise issues from the previous widening of East Coast Highway. The existing wall, with the tempered glass windscreen attached above, serves as a noise barrier to vehicular traffic on East Coast Highway. An EIR prepared for the County of Orange during the widening of East Coast Highway required a sound attenuating wall as mitigation for the noise. The proposed wall will be constructed with concrete and finished with a split-faced veneer. It also includes a glass windscreen above to provide similar noise-mitigating benefits. IV. CONDITIONS 1. The development shall be in substantial conformance with the approved site plan and elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 3. A copy of this Staff Approval shall be incorporated into the Building Division and field sets of plans before the issuance of the building permits. 4. All conditions of approval from Modification Permit No. MD3928 shall remain effective and apply to the reconstruction of the retaining wall. 5. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City-adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 6. Prior to issuance of a building permit for the retaining wall, the applicant shall obtain City Council approval of the reimbursement agreement for a not-to-exceed total Nathie Residence Retaining Wall (PA2022-133) January 20, 2023 Page 7 Tmplt: 07/25/19 cost of $300,000, obtain an encroachment permit to remove the existing water main on the property, cap the existing water main on either end or complete the work to remove the water main on property in general conformance to the attached exhibit. 7. Prior to the issuance of a building permit for the retaining wall, the Public Works Department shall review and approve the project plans for the retaining wall. 8. Prior to the final of building permits for the retaining wall, the applicant shall construct water improvements in the Cameo Highlands entry in general conformance to the attached exhibit. 9. The retaining wall, including any footings below grade, shall not encroach into the four (4)-foot setback from the 10-foot water easement (a total of 14 feet behind the East Coast Highway right-of-way line). 10. Prior to the issuance of a building permit, the Applicant shall submit a Construction Management Plan to be approved by the Community Development Director, which demonstrates the loading weight of construction equipment used. The Construction Management Plan shall address how the equipment will access the property without damaging the existing waterline. The wall shall be constructed in a manner that maintains the integrity of, and access to, the existing waterline during and after construction. 11. Before the issuance of 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. 12. All landscape materials and irrigation systems shall be maintained by 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. 13. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of the Nathie Residence Retaining Wall (PA2022-133). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, Nathie Residence Retaining Wall (PA2022-133) January 20, 2023 Page 8 Tmplt: 07/25/19 and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of the City's costs, attorneys' fees, and damages which the City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development or City Clerk, as applicable, within fourteen (14) days following the date the action or decision was rendered unless a different period of time is specified by the Municipal Code (e.g., Title 19 allows ten (10) day appeal period for tentative parcel and tract maps, lot line adjustments, or lot mergers). For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: ___________________________ David S. Lee, Associate Planner MKN/dl Approved by: Attachments: CD 1 Vicinity Map CD 2 Modification Permit No. MD3928 Findings and Conditions CD 3 Site Photos CD 4 Project Plans CD 5 Waterline Realignment Plans Attachment No. CD 1 Vicinity Map Tmplt: 07/25/19 VICINITY MAP Staff Approval (PA2022-133) 4839 Cortland Drive Subject Property Tmplt: 07/25/19 Attachment No. CD 2 Modification Permit No. MD3928 Findings and Conditions Attachment No. CD 3 Site Photos Attachment No. CD 4 Project Plans N5 0 ° 2 7 ' 0 0 " W 81 . 0 2 ' (1 4 0 ' ) ( 1 4 5 ' ) ( 1 5 0 ' ) FH WV (139.08) WV (140.58) WATER UTILITY SIGN ABANDONED WM (1 4 0 ' ) (1 4 0 ' ) T.O. Water + 153.0 1'-6" 37'-0" REAR SETBACK T.O. (E) WALL + 144.5' T.O. (E) WALL + 155.625' + 146.5' B.O.W. + 154.0' T.O.W + 141.0' B.O.W. + 147.0' T.O.W + 146.5' B.O.W. + 154.0' T.O.W + 141.0' B.O.W. + 147.0' T.O.W + 143.5' B.O.W. + 147.0' T.O.W + 148.0' B.O.W. + 154.0' T.O.W + 142.5' B.O.W. + 147.0' T.O.W (N) FG + 146.5' + 146.5' B.O.W. + 154.0' T.O.W (E) FG ± 154.5' 14'-1" FACE OF WALL TO P.L. FD + 153.4 FD + 153.75 24 ' - 6 " 19 ' - 3 " 7' - 0 " FF + 153.4 11 ' - 8 " 8'-9" 30 ' - 0 " 4'-0" 15'-1" 7' - 0 " 14'-0" T.O. (E) WALL + 155.25' T.O. (E) WALL + 155.25' + 141.0' B.O.W. + 147.0' T.O.W T.O. (N) GRADE + 153.0' FD + 153.4 FD + 153.4 + 146.5' B.O.W. + 153.25' T.O.W POOL SPA 42" DEPTH 36" DEPTH 72" DEPTH LA N D S C A P E P L A N T E R MASTER BEDROOM POOL DECK POOL DECK PC H H W Y ADJACENT LOT (N.I.C.) ADJACENT LOT OPEN SPACE (N.I.C.) 10'-0" LBWD EASEMENT 4'-0" 10'-0" LBWD EASEMENT 4'-0" + 141.5' B.O.W. + 147.0' T.O.W LA N D S C A P E P L A N T E R LA N D S C A P E P L A N T E R + 146.5' B.O.W. + 153.25' T.O.W 7'-6"T.O. (E) F.S. + 153.56' T.O. Pool Wall + 153.50 R2'-0" 4'-0" 6' - 0 " + 142.0' B.O.W. + 147.0' T.O.W + 146.5' B.O.W. + 154.0' T.O.W TAG FRONT ARCHITECTURE DESIGN INTERIORS 1 1 1 7 N S H E R B O U R N E D R W ES T H OL L Y WO O D , C A 9 0 0 6 9 T: 310.734 .8477 F: 310 .7 34.8474 E : I N F O @ T A G F R O N T .C O M © TAG FRONT. ALL REPRODUCTION RIGHTS RESERVED. REPRODUCTION WITHOUT PERMISSION IS PROHIBITED SCALE: CO R T L A N D RE S I D E N C E CO R N O A D E L M A R , C A 9 2 6 2 5 48 3 9 C O R T L A N D D R I V E ISSUE DATE REVISION DATE ASSOC. SUBMITTAL 10/28/21 ASSOC. SUBMITTAL 11/18/21 PC SUBMITTAL 1/31/22 PC RESUBMITTAL 5/31/22 PERMIT SUBMITTAL 9/6/22 AS NOTED V3.1 ENLARGED RETAINING WALL & POOL PLAN (E) PROPERTY LINE1 BUILDING SETBACK LINE PLAN KEYNOTES (N) CONCRETE RETAINING WALL PER MD-3928, REFER TO SECTIONS AND STRUCTURAL DETAILS FOR MORE INFORMATION STONE PAVERS INSTALLED ON ELEVATED ADJUSTABLE PAVER SYSTEM, BUZON OR SIM. (E) KEYSTONE BLOCK WALL W/ GEO GRID TO BE REMOVED SHOWN DASHED, TYP. 2 3 4 5 6 7 8 9 10 PROPOSED LOCATION OF (N) POOL EQUIPMENT SHIELDED WITH 42" HIGH MAX DECORATIVE WOOD SLAT SCREEN WALL AND PLANTING (E) SHARED BLOCK WALL TO REMAIN 11 (E) SHARED GLASS WALL TO REMAIN (N) 3/4" TEMPERED LAMINATED GLASS RAILING, TOP OF GLASS @ 64" A.F.G. PER MD-4081, REFER TO DETAILS ON SHEET A505 12 (E) STREET CURB 1 (E) WATER EASEMENT, 10" WATER LINE TO BE REMOVED 7 AS304 6 AS303 4 AS302 3 AS302 2 AS301 NOR T H TRU E POOL NOTES 1.NO GROUND WATER SHALL BE ABOVE ANY PORTION OF THE POOL CONSTRUCTION 2.ALL SURFACE WATER SHALL DRAIN AWAY FROM THE POOL 3.ELECTRICAL INSPECTION SHALL APPROVE GROUNDING OF REINFORCING, PLUMBING AND CONDUIT PRIOR TO THE APPROVAL OF REINFORCING STEEL FOR POURING OF CONCRETE OR GUNITE 4.THE NOISE LEVEL FROM THE POOL EQUIPMENT LOCATED LESS THAN 10 FEET FROM A PROPERTY LINE OF AN ADJOINING PROPERTY, SHALL NOT EXCEED AMBIENT NOISE LEVEL BY MORE THAN FIVE DECIBELS 5.CONTINUOUS INSPECTION IS REQUIRED FOR SHOTCRETE/GUNITE POOLS 6.PROVIDE AN ALARM FOR DOORS TO T HE DWELLING THAT FORM A PART OF THE POOL ENCLOSURE. THE ALARM SHALL ACTIVATE WITHIN 7 SECONDS AND SOUND A CONTINUOUSLY FOR A MIN OF 30SEC WHEN THE DOOR IS OPENED. IT SHALL AUTOMATICALLY RESET AND BE EQUIPPED WITH A MANUAL MEANS TO DEACTIVATE ( FOR 15SEC MAX.) FOR A SINGLE OPENING. THE DEACTIVATION SWITCH SHALL BE AT LEAST 54" ABOVE THE FLOOR 7.SUCTION OUTLETS SHALL BE DESIGNED AND INSTALLED ACCORDANCE WITH ANSI / APSP-7 (3109.5) 8.POOL COVER TO BE INSTALLED TO REDUCE EVAPORATION OF WATER (E) KEYSTONE BLOCK WALL W/ GEO GRID TO REMAIN, TYP. 1 1 6 2 2 2 13 4 5 7 7 7 7 7 11 11 12 12 (E) WATER UTILITY VAULT, N.I.C.13 3 10 9 9 1/4" = 1'-0" ENLARGED RETAINING WALL & POOL - PLAN1 (N) WOOD DECK PLATFORM14 14 7 1 AS301 5 AS303 8 8 7 8 8 8 9 9 POOL EQUIP SB 3' - 6 " P.L. 7' - 0 " 3'-4" 4'-0" 8" 14'-1" 4'-0"10'-0" LBWD WATER LINE EASEMENT + 154.0' T.O. WALL + 153.0' T.O. POOL WALL + 147.0' T.O. LOW WALL + 158.33' T.O. GLASS PANEL (N) GLASS RAILING (E) GRADE 3' - 4 " PCH HWY 1 POOL EQUIP SB 5' - 4 " 3' - 6 " 4' - 5 " P.L. + 154.0' T.O. WALL + 153.0' T.O. POOL WALL + 147.0' T.O. LOW WALL 3'- 4 " 14'-1" 4'-0"10'-0" LBWD WATER LINE EASEMENT 27'-2" + 158.33' T.O. GLASS PANEL (N) GLASS RAILING (E) GRADEPCH HWY 1 4' - 4 " TAG FRONT ARCHITECTURE DESIGN INTERIORS 1 1 1 7 N S H E R B O U R N E D R WES T H OL L Y WO O D , C A 9 0 0 6 9 T: 310.734 .8477 F: 310.734.8474 E : I N F O @ T A G F R O N T .C O M © TAG FRONT. ALL REPRODUCTION RIGHTS RESERVED. REPRODUCTION WITHOUT PERMISSION IS PROHIBITED SCALE: CO R T L A N D RE S I D E N C E CO R N O A D E L M A R , C A 9 2 6 2 5 48 3 9 C O R T L A N D D R I V E ISSUE DATE REVISION DATE ASSOC. SUBMITTAL 10/28/21 ASSOC. SUBMITTAL 11/18/21 PC SUBMITTAL 1/31/22 PC RESUBMITTAL 5/31/22 PERMIT SUBMITTAL 9/6/22 SCALE: 1/4"=1'-0" RETAINING WALL SECTION2 AS NOTED AS 301 RETAIING WALL SECTIONS SCALE: 1/2"=1'-0" RETAINING WALL SECTION1 5 A203 5 A203 SB POOL PCH HWY 1 P.L. 14'-1" 4'-0" 4' - 1 1 " 6' - 0 " 3'-4" 4'-0" 10'-0" LBWD WATER LINE EASEMENT 8" + 154.0' T.O. WALL + 153.0' T.O. POOL WALL + 147.0' T.O. LOW WALL + 158.33' T.O. GLASS PANEL (E) GRADE (N) POOL OVERFLOW SB 6' - 0 " 6' - 0 " 14'-1" 4'-0"3'-4" 4'-0" 10'-0" LBWD WATER LINE EASEMENT 8" PCH HWY 1 P.L. + 154.0' T.O. WALL + 153.0' T.O. POOL WALL + 147.0' T.O. LOW WALL + 158.33' T.O. GLASS PANEL (N) GLASS RAILING (E) GRADE POOL TAG FRONT ARCHITECTURE DESIGN INTERIORS 1 1 1 7 N S H E R B O U R N E D R WES T H OL L Y WO O D , C A 9 0 0 6 9 T: 310.734 .8477 F: 310.734.8474 E : I N F O @ T A G F R O N T .C O M © TAG FRONT. ALL REPRODUCTION RIGHTS RESERVED. REPRODUCTION WITHOUT PERMISSION IS PROHIBITED SCALE: CO R T L A N D RE S I D E N C E CO R N O A D E L M A R , C A 9 2 6 2 5 48 3 9 C O R T L A N D D R I V E ISSUE DATE REVISION DATE ASSOC. SUBMITTAL 10/28/21 ASSOC. SUBMITTAL 11/18/21 PC SUBMITTAL 1/31/22 PC RESUBMITTAL 5/31/22 PERMIT SUBMITTAL 9/6/22 AS NOTED AS 302 RETAIING WALL SECTIONS SCALE: 1/2"=1'-0" RETAINING & POOL WALL SECTION3 SCALE: 1/2"=1'-0" RETAINING & POOL WALL SECTION4 5 A203 5 A203 BCD P.L. SB ADJACENT OPEN SPACE POOL SPA (N) GLASS RAILING & CONCRETE LOW WALL 5'- 6 " POOL EQUIP 5'- 4 " 5'- 4 " 3'- 6 " 4'- 0 " + 154.0' T.O. WALL + 153.0' T.O. POOL WALL + 147.0' T.O. LOW WALL + 158.33' T.O. GLASS PANEL (N) GLASS RAILING (N) GLASS RAILING PCH BEYOND + 153.4' T.O. PATIO FINISH TAG FRONT ARCHITECTURE DESIGN INTERIORS 1 1 1 7 N S H E R B O U R N E D R WES T H OL L Y WO O D , C A 9 0 0 6 9 T: 310.734 .8477 F: 310.734.8474 E : I N F O @ T A G F R O N T .C O M © TAG FRONT. ALL REPRODUCTION RIGHTS RESERVED. REPRODUCTION WITHOUT PERMISSION IS PROHIBITED SCALE: CO R T L A N D RE S I D E N C E CO R N O A D E L M A R , C A 9 2 6 2 5 48 3 9 C O R T L A N D D R I V E ISSUE DATE REVISION DATE ASSOC. SUBMITTAL 10/28/21 ASSOC. SUBMITTAL 11/18/21 PC SUBMITTAL 1/31/22 PC RESUBMITTAL 5/31/22 PERMIT SUBMITTAL 9/6/22 1/4" = 1'-0" AS 304 POOL SECTION SCALE: 3/8"=1'-0" POOL & PATIO SECTION7 A B C D FLAT ROOF ENVELOPE 164.9' > 2:12 ROOF PITCH ENVELOPE 167.4' FLAT PAD 153.4' P.L. SB P.L. SB ADJACENT LOT ADJACENT OPEN SPACE (E) GLASS RAILING (N) GLASS RAILING (N) GLASS RAILING T.O. WALL + 154.0' T.O. LOW WALL + 147.0' T.O. POOL WALL + 153.0' (E) KEYSTONE BLOCK WALL TAG FRONT ARCHITECTURE DESIGN INTERIORS 1 1 1 7 N S H E R B O U R N E D R W ES T H OL L Y WO O D , C A 9 0 0 6 9 T: 310.734 .8477 F : 310 .7 34.8474 E : I N F O @ T A G F R O N T .C O M © TAG FRONT. ALL REPRODUCTION RIGHTS RESERVED. REPRODUCTION WITHOUT PERMISSION IS PROHIBITED SCALE: CO R T L A N D RE S I D E N C E CO R N O A D E L M A R , C A 9 2 6 2 5 48 3 9 C O R T L A N D D R I V E ISSUE DATE REVISION DATE ASSOC. SUBMITTAL 10/28/21 ASSOC. SUBMITTAL 11/18/21 PC SUBMITTAL 1/31/22 PC RESUBMITTAL 5/31/22 PERMIT SUBMITTAL 9/6/22 SCALE: 1/4"=1'-0" RETAINING WALL EXTERIOR ELEVATION - WEST SIDE5 1/4" = 1'-0" A 203 EXTERIOR ELEVATIONS EXTERIOR FINISH KEY EXTERIOR METAL FACSIA EXTERIOR PLASTER EXTERIOR WOOD SLATS WALL TILE WALL TILE RETAINING WALL VENEER TILE * REFER TO SHEET A-600 FOR FINISH SPECS MT-1 PL-1 WD-2 WT-3 WT-1 WT-2 WT-3 WT-3 WT-3 6 AS303 4 AS302 3 AS302 2 AS301 1 AS301 5 AS303 Planning Corrections 7/18/22 Attachment No. CD 5 Waterline Realignment Plans W8 A C W8 A C W8 A C W8 A C W8 A C W8 A C SS12VC SS12VCSS12VCSS12VCSS12VC SS 8 V C SS 8 V C W8ACW8ACW8ACW8ACW8AC W8 A C W8AC W8AC W8 A C W8 A C W8 A C 5. 0 0 ' MI N . 1.INSTALL 8" RESILIENT WEDGE GATE VALVE, CLASS 150 (FLGxMJ) WITH VALVE BOX AND RISER PER CITY STD-512, 516-C AND 513. 2.REMOVE AND REPLACE EXISTING WATER MAIN WITH NEW 8" DIAMETER C-900 PVC WATER MAIN (SDR-14) PER CITY STD-106-A & B. 3.REMOVE EXISTING VALVE, SALVAGE AND RETURN TO UTILITIES DIVISION AT 949 W. 16TH STREET. 4.REMOVE CONCRETE PAVEMENT PANELS (6"x6") AS NECESSARY TO FACILITATE CONSTRUCTION. REPLACE IN KIND. PROTECT IN PLACE ADJACENT PAVERS. 5.REPLACE HMA PAVEMENT PER CITY STD-106-B. 6.CONSTRUCT 8-INCH DIAMETER C-900 PVC WATER MAIN (SDR-14) PER CITY STD-106-A AND B. 7.60"x 84" VALVE VAULT WITH 8" CLA-VAL MODEL 81-01 CHECK VALVE WITH POSITION INDICATOR, PROVIDE ALL STAINLESS STEELTRIM AND EPOXY COATING. CONSTRUCT SIMILAR TO CITY STD-520. VAULT COVER TO BE SIZED AND LOCATED TO BE OUTSIDE OF SIDEWALK, ADJUST VAULT LID TO MATCH EXISTING SLOPES. 8.RELOCATE EXISTING FIRE HYDRANT PER CITY STD-501. 9.INSTALL 8" DUCTILE IRON TEE FExFE. 10.CITY TO REMOVE (E) TREES. 11.REMOVE SIDEWALK TO EXTENTS NECESSARY TO FACILITATE CONSTRUCTION. REPLACE PER CITY STD-180. 12.REMOVE CURB AND GUTTER TO EXTENTS NECESSARY TO FACILITATE CONSTRUCTION.REPLACE PER CITY STD-182: MATCH EXISTING CURB TYPE. 13.REMOVE CONCRETE CROSS GUTTER TO NEAREST JOINT. REPLACE PER CITY STD-185. PROVIDE DOWELS AND EXPANSION JOINT WHERE ADJOINING EXISTING GUTTER. 14.CONSTRUCT THRUST BLOCK PER CITY STD-516-A. 15.INSTALL 8" DUCTILE IRON ADAPTER (FExMJ). 16.INSTALL 8" FLEXIBLE TRANSITION COUPLING. 17.EXISTING 8" AC WATER PIPE 18.8-INCH DIAMETER VAULT VENT (2 TOTAL) PER CITY STD-528 A CONSTRUCTION NOTES 38 EXECUTIVE PARK, SUITE 320 IRVINE, CA 92614 (714) 213-9758 SHEET 2OF CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT COUTLAND WATERLINE REPLACEMENT NO.DATE DESCRIPTION OF REVISIONS APPR. REVIEWED: CITY PROJECT MANAGER DESIGNED: CHECKED: DRAWN: DATE:XR E F S : P a r F e l s - G - B D - C N B I M A G E S : C - G E - A E R 2 . M S g - C - G E - A E R I A L . M S g - C - G E - K Y M P . M S g - C - I M - F I G 1 . S n g - C - I M - F I G 2 . S n g - C - I M - F I G 2 a . S n g - G - I M - M K N . S n g - C - G E - A E R 2 . M S g - C - G E - A E R I A L . M S g - C - G E - K Y M P . M S g - C - I M - F I G 1 . S n g - C - I M - F I G 2 . S n g - G - I M - M K N . S n g - DW G : ?? M K N A - D C ? P r o M e F t s ? N e w S o r t B e a F h ? N e w S o r t B e a F h - 2 0 2 2 - 0 0 1 C o r t l a n d W a t e r l i n e R e S l a F e P e n t ? 3 0 0 E n g i n e e r i n g ? 3 0 1 C A D ? P l a n s e t s ? C - 1 0 1 & C - 1 0 2 . d w g L a y o u t N a P e : C- 1 0 1 - P l o t t e d b y : Ri F h a r d R o b i s o n D a t e : 1 1 8  2 0 2 3 - 3: 5 1 P M Know what'sbelow. before you dig.Call R SITE PLAN SCALE: 1" = 10' 1 - 00 10'20' 1" = 10' COURTLAND DRIVE CA M I N O H I G H L A N D S D R I V E CONNECTION DETAIL SCALE: 1" = 5' A - SEE CONNECTION DETAIL "A" COURTLAND DRIVE CA M I N O H I G H L A N D S D R I V E CONCRETE CROSS GUTTER (E) 00 5'10' CONNECTION DETAIL SCALE: 1" = 5' B - CA M I N O HI G H L A N D S DR I V E 00 5'10' SEE CONNECTION DETAIL "B" GENERAL NOTES 1.EXISTING UNDERGROUND UTILITIES ARE SHOWN AS PER AVAILABLE RECORDS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE ACTUAL LOCATION AND ELEVATION IN FIELD PRIOR TO BEGINNING CONSTRUCTION. 2.THE CONTRACTOR SHALL VERIFY DEPTH AND LOCATION OF ALL WATER CONNECTION POINTS PRIOR TO COMMENCEMENT OF CONSTRUCTION. 3.CONTRACTOR TO REPLACE IRRIGATION AND ELECTRICAL FACILITIES DAMAGED OR REMOVED DURING CONSTRUCTION. 4.CONTRACTOR TO REMOVE AND REPLACE LANDSCAPING AS REQUIRED TO FACILITATE CONSTRUCTION. KEY PLAN NO SCALE 1 - C-102 C-101 CA M I N O COURTLAND DRIVE EL CAMINO REAL HIG H L A N D S DR I V E 1 PLAN SHEET, CONNECTION DETAILS AND KEY MAP JJR JPF ---2023 X-XXXX-X 1 CONCRETE CURB AND GUTTER (E) EXTENTS OF CONCRETE REHAB (E) CONTRACTOR TO CONFIRM LOCATION OF VAULT AND RELOCATED FIRE HYDRANT WITH CITY IN FIELD * 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1 2 2 2 2 3 3 4 5 5 5 6 6 6 6 7 7 8 8 9 10 10 11 11 12 12 13 1314 14 14 14 14 156 6 16 1617 17 17 17 17 31 31 31 W8AC W8AC W8AC W8AC W1 0 A C W1 0 A C W1 0 A C W1 0 A C W1 0 A C 18'' MLCCSP 18'' MLCCSP 30'' GSLBW 30'' GSLBW C W8AC W8AC W8AC W8AC W8AC W1 0 A C CONSTRUCTION NOTES 5 6 14 16 17 18 19 20 21 22 23 38 EXECUTIVE PARK, SUITE 320 IRVINE, CA 92614 (714) 213-9758 SHEET 2OF CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT COUTLAND WATERLINE REPLACEMENT NO.DATE DESCRIPTION OF REVISIONS APPR. REVIEWED: CITY PROJECT MANAGER DESIGNED: CHECKED: DRAWN: DATE:XR E F S : P a r F e l s - G - B D - C N B I M A G E S : C - G E - A E R 2 . M S g - C - G E - A E R I A L . M S g - C - G E - K Y M P . M S g - C - I M - F I G 1 . S n g - C - I M - F I G 2 . S n g - C - I M - F I G 2 a . S n g - G - I M - M K N . S n g - C - G E - A E R 2 . M S g - C - G E - A E R I A L . M S g - C - G E - K Y M P . M S g - C - I M - F I G 1 . S n g - C - I M - F I G 2 . S n g - G - I M - M K N . S n g - DW G : ?? M K N A - D C ? P r o M e F t s ? N e w S o r t B e a F h ? N e w S o r t B e a F h - 2 0 2 2 - 0 0 1 C o r t l a n d W a t e r l i n e R e S l a F e P e n t ? 3 0 0 E n g i n e e r i n g ? 3 0 1 C A D ? P l a n s e t s ? C - 1 0 1 C - 1 0 2 . d w g L a y o u t N a P e : C- 1 0 2 - P l o t t e d b y : Ri F h a r d R o b i s o n D a t e : 1 1 8  2 0 2 3 - 3: 5 1 P M Know what'sbelow. before you dig.Call R SITE PLAN SCALE: 1" = 10' 1 - 00 10'20' 1" = 10' COURTLAND DRIVE CONNECTION DETAIL SCALE: 1" = 5' C - SEE CONNECTION DETAIL C, THIS DRAWING 00 5'10' 2 PLAN SHEET AND CONNECTION DETAIL JJR JPF ---2023 X-XXXX-X REPLACE HMA PAVEMENT PER CITY STD-106-B. CONSTRUCT 8-INCH DIAMETER C-900 PVC WATER MAIN (SDR-14) PER CITY STD-106-A AND B. CONSTRUCT THRUST BLOCK PER CITY STD-516-A. INSTALL 8" FLEXIBLE TRANSITION COUPLING. EXISTING 8" AC WATER PIPE REMOVE INTERFERING PORTIONS OF EXISTING PIPE. ABANDON IN PLACE. REMOVE AND DISPOSE OF VAULT, INTERIOR VALVES, PIPING AND APPURTENANCES. INSTALL 8" 45° DUCTILE IRON ELBOW, MJxMJ. INSTALL 8"x10" DUCTILE IRON REDUCER, FLGxMJ . INSTALL 8" 45° DUCTILE IRON ELBOWS,FLGJxMJ. PROTECT IN PLACE. CUT AND PLUG WHERE INDICATED WITH CONCRETE (MINIMUM 18") AND ABANDON IN PLACE. INSTALL 10" FLEXIBLE TRANSITION COUPLING. INSTALL 10" C.I. PLUG AND THRUST BLOCK PER CITY STD-509 PROTECT IN PLACE BRICK DRIVEWAY AND CONCRETE WALKWAY CONSTRUCT 10-INCH DIAMETER C-900 PVC WATER MAIN (SDR-14) PER CITY STD-106-A AND B. EXISTING 10" AC WATER PIPE EL CAMINO REAL 27 19 CONCRETE CURB (E) CONCRETE CURB INLET (E)COURTLAND DRIVE EXISTING 10" W (ACP) GA R R E T DR I V E GA R R E T DR I V E 24 25 26 27 5 CONCRETE CURB INLET (E) CONCRETE CROSS GUTTER (E) 28 29 5 6 6 14 14 1617 18 18 19 20 21 23 2224 24 24 24 24 25 25 26 28 29 GENERAL NOTES 1.EXISTING UNDERGROUND UTILITIES ARE SHOWN AS PER AVAILABLE RECORDS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE ACTUAL LOCATION AND ELEVATION IN FIELD PRIOR TO BEGINNING CONSTRUCTION. 2.THE CONTRACTOR SHALL VERIFY DEPTH AND LOCATION OF ALL WATER CONNECTION POINTS PRIOR TO COMMENCEMENT OF CONSTRUCTION. 3.CONTRACTOR TO REPLACE IRRIGATION AND ELECTRICAL FACILITIES DAMAGED OR REMOVED DURING CONSTRUCTION. 4.CONTRACTOR TO REMOVE AND REPLACE LANDSCAPING AS REQUIRED TO FACILITATE CONSTRUCTION. 30 30 17 30