HomeMy WebLinkAbout02_McGinnis Residence Coastal Development Permit_PA2023-0169
03/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 28, 2024
Agenda Item No. 2
SUBJECT: McGinnis Residence (PA2023-0169)
Coastal Development Permit
SITE LOCATION: 4901 Seashore Drive
APPLICANT/OWNER: Eric Trabert and Associates
PLANNER: Jerry Arregui, Planning Technician
949-644-3249, jarregui@newportbeachca.gov
LAND USE AND ZONING
General Plan: Single Unit Residential Detached (RS-D)
Zoning District: Single-Unit Residential (R-1)
Coastal Land Use Category: Single Unit Residential – 20.0 - 29.9 DU/AC (RS-D)
Coastal Zoning District: Single-Unit Residential (R-1)
PROJECT SUMMARY
A request for a coastal development permit to allow the demolition of an existing 2,473-
square-foot nonconforming duplex to construct a new three-story, 2,403-square-foot, single-
unit residence with a 182-square-foot junior accessory dwelling unit (JADU) and a 387-
square-foot attached two-car garage. The design also includes appurtenances such as
walls, hardscape, and landscaping. The project complied with all the development standards
and no deviations from the Newport Beach Municipal Code (NBMC) are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) 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; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. PA2023-0169 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
1. The subject property is located in the R-1 Coastal Zoning District, which provides for
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.
The property currently consists of one legal lot developed with a nonconforming
duplex. The neighborhood is predominantly developed with two- and three-story
single- and two-unit residences. The proposed three-story structure’s design, bulk,
and scale of the development is consistent with the existing neighborhood pattern
of development and expected future development (Figure 1).
Figure 1: Oblique Image of Project Site
The proposed single-unit residence, JADU and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Subject Property
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Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (West Ocean Front) 5 feet 5 feet
Sides 3 feet 3 feet
Second Frontage (Seashore) 0 feet 0 feet
Allowable Floor Area (max.) 3,043 sq. ft. 2,973 sq. ft.
JADU Floor Area (max) 500 sq. ft. 181 sq. ft.
Allowable 3rd Floor Area (max.) 304 sq. ft. 301 sq. ft.
Allowable 3rd Floor Coverage (max.) 760 sq. ft. 435 sq. ft.
Open Space (min.) 228 sq. ft. 228 sq. ft.
Parking (min.) 2-car garage 2-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
23-foot, 10 inch flat roof
29-foot sloped roof
Hazards
The property fronts the Pacific Ocean and is more than 250 feet from the mean
high tide line. The property is not protected by a bulkhead.
A Coastal Hazards Report and Sea Level Rise Analysis was prepared by
GeoSoils, Inc., dated August 23, 2023. The project site abuts the Pacific Ocean
Beach and thus may be subject to coastal hazards such as flooding, runup, and
erosion. The report determined that the proposed project is reasonably safe from
shoreline erosion due to the lack of waves or wakes that can erode sand from the
beach. The report also concludes that the project will be reasonably safe from future
sea level rise assuming an increase up to 10.9 feet based on the North American
Vertical Datum of 1988 (NAVD 88) (the likely range for sea level rise over the 75-
year design life of the structure based on low-risk aversion estimates for sea level
rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The
finished floor elevation of the first floor of the proposed structure is 13.76 NAVD 88,
which complies with the minimum 9.0-foot NAVD 88 elevation standard for new
structures and exceeds the minimum requirements for sea level rise (10.9 feet NAVD
88). Based on the data provided, the study concludes that coastal hazards will not
impact the property over the next 75 years and there is no anticipated need for a
shore protection device over the life of the proposed development.
As conditioned pursuant to NBMC Section 21.30.030(C)(3)(i) - (Natural Landform
and Shoreline Protection), the property owner will be required to enter into an
agreement with the City waiving any potential right to protection to address situations
in the future in which the development is threatened with damage or destruction by
coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will
also be required to acknowledge any hazards present at the site and unconditionally
waive any claim to damage or liability against the decision authority, consistent with
NBMC Section 21.30.015(D)(3)(c) – (General Site Planning and Development
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Standards). Both requirements are included as conditions of approval that will need
to be satisfied prior to the issuance of building permits for construction.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and the CBC prior to building
permit issuance.
Public Access and Views
The project site is located on the Balboa Peninsula between the nearest public road
and the sea. 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 duplex with a
new single-unit residence and JADU. 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.
The project is located adjacent to a public beach with an average width of more than
300 feet. The project is designed and sited to not block or impede existing public
access opportunities, and all development occurs within the confines of private
property. Existing coastal access conditions will not be affected by the project. The
project site is located between 49th and 50th Street, which are identified by the
Coastal Land Use Plan as public beach access locations. The project does not
interfere with the existing nearby access to the beach. Lateral access to the bay is
available at the street ends of 49th and 50th Street. Vertical access is not available
near the project site.
The project site is not located adjacent to a coastal view road or public accessway,
as identified in the Coastal Land Use Plan. The project is located approximately 1,000
feet from Sunset Ridge Park, which is identified as a Public View Point by the Coastal
Land Use Plan. Additionally, the project may be located within the viewshed of other
distant public viewing areas. Site evaluation revealed that the proposed three-story
design is consistent with the existing neighborhood pattern of development and will
not affect the existing views afforded from the surrounding streets. The project will
replace an existing duplex with a new single-unit residence and JADU that complies
with all applicable Local Coastal Program (LCP) development standards and
maintains a building envelope consistent with the existing neighborhood pattern of
development. Therefore, the project does not have the potential to degrade the visual
quality of the Coastal Zone or result in significant adverse impacts to public views.
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An existing 5-foot-deep encroachment area on the beach frontage is authorized by
an existing encroachment permit. Any future expansion of the patio encroachment
area requires a separate review and permit from the California Coastal Commission
and a new encroachment permit from the Public Works Department.
Water Quality
The project is located approximately 275 feet from the mean high tide line. NBMC
section 21.35.030 (Construction Pollution Prevention Plan), a Construction
Pollution Prevention Plan (CPPP) is required to implement temporary Best
Management Practices (BMPs) during construction to minimize erosion and
sedimentation and to minimize pollution runoff and coastal waters derived by
construction chemicals and materials. The CPPP has been provided and reviewed
by the City’s Engineer Geologist. Construction plans and activities will be required
to adhere to the approved CPPP.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment. Class 3 exempts the
demolition of up to three single-unit residences and additions of up to 10,000 square feet
to existing structures. The project is to demolish an existing duplex and construct a new
single-unit residence with an attached JADU located in the R-1 Coastal Zoning District
within a development neighborhood. Therefore, the Class 3 exemption is applicable.
There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would
invalidate the use of this exemption. The project location does not impact an environmental
resource of hazardous or critical concern, does not result in cumulative impacts, does not have
a significant effect on the environment due to unusual circumstances, does not damage scenic
resources within a state scenic highway, is not a hazardous waste site, and is not identified as
a historical resource.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
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APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
DL/ja
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A COASTAL
DEVELOPMENT PERMIT FOR THE DEMOLITION OF AN
EXISTING NONCONFORMING DUPLEX AND THE
CONSTRUCTION OF A NEW THREE-STORY, 2,403-SQUARE-
FOOT, SINGLE-UNIT RESIDENCE WITH A 182-SQUARE-FOOT
JUNIOR ACCESSORY DWELLING UNIT (JADU) AND A 387-
SQUARE-FOOT ATTACHED TWO-CAR GARAGE LOCATED AT
4901 SEASHORE DRIVE (PA2023-0169)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Eric Trabert and Associates (Applicant) on behalf of Lisa
McGinnis (Owner), with respect to property located at 4109 Seashore Drive, and legally
described as Lot 1 of Block 49 of the Ocean Front Tract (Property), requesting approval of
a coastal development permit (CDP).
2. The Applicant proposes to demolish an existing 2,473-square-foot nonconforming duplex
and to construct a new three-story, 2,403-square-foot, single-unit residence with a 182-
square-foot junior accessory dwelling unit (JADU) and a 387-square-foot attached two-car
garage. The design also includes appurtenances such as walls, hardscape, and
landscaping (Project).
3. The Property is located within the Single-Unit Residential (R-1) Zoning District and the
Single Unit Residential Detached (RS-D) General Plan Land Use Element category. The
R-1 Zoning District permits single-unit residences. The existing duplex is considered
nonconforming due to density as it was constructed in 1982 when the property was
previously zoned as Two-Unit Residential (R-2).
4. The Property is located within the coastal zone. The property is within the Single-Unit
Residential (R-1) Coastal Zoning District and within the Single Unit Residential Detached
(RSD-D 20.0 – 29.9 DU/AC) Coastal Land Use Plan category.
5. A public hearing was held on March 28, 2024, online via Zoom. A notice of time, place,
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
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Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
2. Class 3 exempts the demolition of up to 3 single-unit residences and additions of up to
10,000 square feet to existing structures. The Project is to demolish an existing duplex
and construct a new single-unit residence with a JADU in the R-1 Coastal Zoning District
within a developed neighborhood. Therefore, the Class 3 exemption is applicable.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015(F) (Findings and Decision) of the NBMC, the following
findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The Project complies with applicable residential development standards including, but
not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 3,043 square feet and the proposed floor
area is 2,973 square feet.
b. The proposed development complies with the required setbacks, which are 5 feet
from West Ocean Front, 0 feet from Seashore Drive, and 3 feet along each side
property line. The second and third story balconies facing West Ocean Front
encroach up to 36 inches into the required setback as allowed by NBMC Section
21.30.110(D)(5).
c. The highest guardrail/parapet measured 24 feet from the established grade and
the highest ridge measures 29 feet from the established grade. The Project
complies with all height requirements.
d. The Project provides a two-car garage, complying with the minimum garage
requirement for a single-unit residence. The proposed JADU does not require
additional parking.
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e. The Project includes one JADU, where one JADU is allowed as part of new
construction within a proposed single-unit residence. The maximum floor area for
a JADU is 500 square feet and the proposed JADU is 161 square feet.
f. The Project proposed a minimum top slab elevation of 13.76 feet based on the
North American Vertical Datum of 1988 (NAVD 88) which complies with the
minimum 9.0-foot NAVD 88 top of slab elevation requirement for interior living
areas of new structures.
2. The Project proposes to demolish the existing nonconforming duplex on-site to construct
a single-unit residence and JADU. As a result, the Project complies with the Housing
Crisis Act of 2019 and Senate Bill 8 (Skinner) because it does not result in the loss of
residential density. The State Department of Housing and Community Development
(HCD) has verified with the City in an email dated March 23, 2022, that an ADU is
considered a housing unit under Government Code Section 66300 provisions to replace
existing units. The Owner has certified that the units are not "protected" units under
Section 66330 Subdivision (d)(2). The Project is consistent with the General Plan, Local
Coastal Program, and Zoning designations that allow the single-unit and accessory
dwelling unit land uses. Under Coastal Land Use Plan Table 2.1.1-1, the Single-Unit
Residential Detached (RSD-D) category is intended to provide for single-unit residential
development. Implementation Program (IP) Table 21.18-1 shows “Single-Unit Dwellings
– Detached” and “Junior Accessory Dwelling Units” as allowed uses in the R-1 Coastal
Zoning District. Therefore, the Project of a single-unit residence and junior accessory
dwelling unit to replace the existing duplex is consistent with the R-1 zoning and land
use designations and does not result in a loss of residential density.
3. The neighborhood is predominantly developed with two- and three-story single- and two-
unit residences. The proposed three-story residence’s design, bulk, and scale of the
development is consistent with the existing neighborhood pattern of development and
expected future development.
4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc.,
dated August 23, 2023. The Property abuts the Pacific Ocean beach and thus may be
subject to coastal hazards such as flooding, runup, and erosion. The report concludes
that the Project is reasonably safe from shoreline erosion due to the lack of waves or wakes
that can erode sand from the beach. The report also concludes that the Project will be
reasonably safe from future sea level rise assuming an increase up to 10.9 feet based on
the North American Vertical Datum of 1988 (NAVD 88) (the likely range for sea level rise
over the 75-year design life of the structure based on low-risk aversion estimates for sea
level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The
finished floor elevation of the first floor of the proposed structure is 13.76 NAVD 88, which
complies with the minimum 9.0-foot NAVD 88 elevation standard for new structures and
exceeds the minimum requirements for sea level rise (10.9 feet NAVD 88). Based on the
data provided, the study concludes that coastal hazards will not impact the Property
over the next 75 years and there is no anticipated need for a shore protection device
over the life of the proposed development.
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5. Pursuant to NBMC Section 21.30.030(C)(3)(i) (Natural Landform and Shoreline Protection)
of the NBMC, the Owner will be required to enter into an agreement with the City waiving
any potential right to protection to address situations in the future in which the development
is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and
sea level rise). The 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) (General Site Planning and
Development Standards). These requirements are included as Condition of Approval No.
7 and 8 that will need to be satisfied prior to final building inspection, and prior to the
issuance of building permits, respectively.
6. The Property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and the CBC prior to building permit issuance.
7. The Property is not located adjacent to a coastal view road or public accessway, as
identified in the Coastal Land Use Plan. The Project is located approximately 1,000 feet
southwest of Sunset Ridge Park, which is identified as a Public View Point by the Coastal
Land Use Plan. Additionally, the Project may be located within the viewshed of other distant
public viewing areas. Site evaluation revealed that the proposed three-story design is
consistent with the existing neighborhood pattern of development and will not affect the
existing views afforded from the surrounding streets. The Project will replace an existing
duplex with a new single-unit residence and JADU that complies with all applicable Local
Coastal Program (LCP) development standards and maintains a building envelope
consistent with the existing neighborhood pattern of development. Therefore, the Project
does not have the potential to degrade the visual quality of the Coastal Zone or result in
significant adverse impacts to public views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts in Support of Finding:
1. The Property is located between the nearest public road and the sea. 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 duplex with a new single-unit residence and JADU. Therefore, the Project does
not involve a change in land use, density or intensity that will result in increased demand
on public access and recreation opportunities. Furthermore, the Project is designed and
sited so as not to block or impede existing public access opportunities.
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2. Fact in Support of Finding A.2 is hereby incorporated by reference.
3. The Property is located adjacent to a public beach and is approximately 275 feet from the
mean high tide line. The Project is designed and sited to not block or impede existing public
access opportunities, and all development occurs within the confines of private property.
Existing coastal access conditions will not be affected by the Project. The Property is
located between 49th and 50th Street, which are identified by the Coastal Land Use Plan
as public beach access locations. The Project does not interfere with the existing nearby
access to the beach. Lateral access to the bay is available at the street ends of 49th and
50th Street. Vertical access is not available near the project site.
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 pursuant to Section
15303 under Class 3 (Conversion or Construction 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 and that the exceptions to the
Class 3 Exemption do not apply.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. PA2023-0169, 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 (NBMC). Final
action taken by the City may be appealed to the Coastal Commission in compliance with
Section 21.64.035 (Appeal to the Coastal Commission) 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 28TH DAY OF MARCH, 2024.
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
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. The Project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
4. 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.
5. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the Property is operated or maintained
so as to constitute a public nuisance.
6. Coastal Development Permit No. PA2023-0169 shall expire and become void unless
exercised within 24 months from the date of approval as specified in Section 21.54.060
(Time Limits and Extensions) of the NBMC, unless an extension is otherwise granted.
7. Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
8. Prior to the issuance of a building permit, the Owner shall submit a notarized signed
letter acknowledging all hazards present at the site, assuming the risk of injury or
damage from such hazards, unconditionally waiving any claims of damage against the
City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City’s approval of
development.
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9. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, the beach,
wetlands or their buffers.
10. This Coastal Development Permit does not authorize any development seaward of the
private property.
11. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
12. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented before and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
13. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
14. Debris from demolition shall be removed from work areas each day and removed from
the Property within 24 hours of the completion of the Project. Stock-piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
15. 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.
16. 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 plant species and water efficient irrigation design. The plans shall be approved
by the Planning Division.
17. 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.
18. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In
compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and
similar construction activities shall occur between August 16 and January 31, outside of
the peak nesting period. If such activities must occur inside the peak nesting season from
February 1 to August 15, compliance with the following is required to prevent the taking of
Native Birds pursuant to MBTA:
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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, 1 or 2 short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
19. Prior to issuance of building permits, a waterproofing curb or similar design feature shall
be constructed around the proposed residence as an adaptive flood protection device
up to a maximum of 10.9 feet (NAVD88). Flood shields (sandbags and other methods)
can be deployed across the openings to protect and prevent flooding to the structure.
20. Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of
noise-generating construction activities that produce noise to between the hours of 7:00
a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are
not allowed on Saturdays, Sundays, or Holidays.
21. Prior to the issuance of building permits, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
22. Should the Property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner, or the leasing agent.
23. 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 McGinnis Residence including, but not limited to, Coastal Development
Permit No. PA2023-0169. 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.
15
Zoning Administrator Resolution No. ZA2024-###
Page 9 of 9
01-03-17
Building Division
24. Prior to the issuance of building permits, the Applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
25. Prior to issuance of the building permits, a copy of the Resolution, including conditions
of approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
26. Prior to the issuance of building permits, the Applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
27. Prior to issuance of building permits, the Applicant shall submit a soils report which
include recommendations for construction on liquefiable soils. Additionally, the building
foundation shall comply with the minimum requirements of the City of Newport Beach
Building Code Policy CBC 1803.5.11-12.
16
03/13/2018
Attachment No. ZA 2
Vicinity Map
17
03/13/2018
VICINITY MAP
Coastal Development Permit
PA2023-0169
4901 Seashore Drive
Subject Property
18
Tmplt: 04/03/18
Attachment No. ZA 3
Project Plans
19
01 30
20
21
22
23
24
25
26
27
28
LOT
APN
T
J
LEGENDDESCRIPTION
MEASURED ELEVATIONS
RECORD BERING & DISTANCE
DECKWALLBUILDINGPROPERTY LINEASPHALTCAC
CONCRETE
(123.45)( )
ACC
0'8'16'
SCALE 1" = 8'
N 3
4
°
2
5
'
5
5
"
E
6
7
.
8
6
'
N 55°34'05" W 30.00'
N 3
4
°
2
5
'
5
5
"
E
6
8
.
9
3
'
N 53°31'20" W 30.02'
SEASHORE DRIVE
49
T
H
S
T
R
E
E
T
OCEAN FRONT
LOT 1
3 STORYBUILDING
2 STORYBUILDING
GARAGE
FOUND SPIKE & WASHER
FOUND LEAD AND TAG L.S. 8682
(42.35)RIDGE
(36
.
5
5
)
RID
G
E
BUILDING
BUILDING
BUILDING
BUILDING
EDIS
O
N
B
OX
(12
.
8
1
F
S
)
(13.
8
6
F
S
)
(13
.
8
7
F
S
)
(14
.
0
8
F
S
)
(13
.
8
6
F
S
)
(14.2
7
F
F
)
(13.3
3
F
S
)
(13.5
6
G
F
)
(13.
3
5
F
S
)
(13
.
8
9
F
S
)
(13
.
3
5
F
S
)
(13
.
4
9
F
S
)
GM
(13
.
2
9
F
S
)
(13
.
5
5
F
S
)
(13
.
8
4
F
S
)
(13
.
8
5
F
S
)
(14.
0
5
F
S
)
(17.0
2
T
W
)
(17
.
0
5
T
W
)
(13
.
9
2
F
S
)
(13.
7
6
F
S
)
(13
.
6
8
G
F
)
WM
(12
.
7
5
)
(17.11T
W
)
(12.5
8
T
C
)
WM(12.95
)
(14
.
2
2
F
S
)
(16.15TW)
(17.0
4
T
W
)
(17.0
4
T
W
)
(15
.
9
2
T
W
)
(15
.
9
3
T
W
)
(15
.
9
1
T
W
)
(15.1
0
T
W
)
(15.0
8
T
W
)
(15.1
0
T
W
)
(14
.
5
9
T
W
)
(13.2
9
F
S
)
(13.
3
7
F
S
)
(12.
7
3
N
G
)
(13.1
6
N
G
)
(13
.
5
5
N
G
)
(12.
9
5
N
G
)
(13.83FS)(13.84FS)
(13
.
8
4
F
S
)
(15.97TW)
(14
.
0
9
T
W
)
(13.2
6
F
S
)
SIGN
(14.6
0
T
W
)
(13.
2
9
F
S
)
(14.
1
2
T
W
)
(13
.
3
0
F
S
)
(13
.
4
2
F
S
)
(19.2
2
T
W
)
(13.3
1
F
S
)
(15.9
3
T
W
)
(13
.
3
4
F
S
)
(19.
4
3
T
W
)
(13.
2
4
F
S
)
NO PA
R
K
S
I
G
N
(13.
2
7
F
S
)
(13.1
9
F
S
)
(13.2
5
T
C
)
(13
.
1
0
T
C
X
)
(12.6
8
F
S
)
(12
.
7
1
F
S
)
(13
.
2
1
T
C
X
)
(12.
7
5
F
S
)
(12
.
7
7
F
S
)
(12
.
6
3
F
S
)
(12.3
5
F
L
)
(13
.
1
4
T
C
)
(12.6
4
F
S
)
(13.0
8
T
C
)
(12.
5
9
F
S
)
(12.9
9
T
C
)
(12.
5
5
F
S
)
(12
.
3
4
F
S
)
(12.82
T
C
X
)
(12
.
2
9
F
S
)
(12.41
F
S
)
(12.
2
0
F
S
)
(12.19
F
S
)
(12.
4
6
F
S
)
(12.3
8
F
L
)
(12.2
7
F
S
)
(13.
1
8
T
C
)
(13.09
T
C
X
)
FH
(12.4
5
)
0" T
C
(12.5
4
F
S
)
(12.8
3
T
C
)
(12
.
4
8
F
S
)
(12
.
5
6
F
S
)
(12.
7
1
F
S
)
(12
.
6
3
F
L
)
(12.51FL)
(12
.
3
8
F
L
)
(15.32
T
W
)
P
P
P
LINE OF DECK
LINE OF DECKLINE OF DECK
LINE OF DECK
16.
2
5.3
2.6
2.9
2.9
6.6
(15.
9
3
T
W
)
PROPERTYLINE
PROPERTYLINE
PROPERTYLINE
PRO
P
E
R
T
Y
LIN
E
CENTERLINE
CENTERLINE
S.F.N.S.F.N.
(13
.
0
F
S
)
S.F.N.
S.F.N.
AC
AC
AC
AC
AC
AC
AC
AC ACAC
AC AC
SAND
SAND
SAND
SAND
SAND
SAND
SAND
SAND
15.0 5.015.05.0
3.2
4.8
P
GUTTER GUTTER
GUTTER
20.
0
20.
0
DESCRIPTDESCRIBEALUMINUSET IN THFT. CONCLOCATEDINTERSECCOAST HICENTERLSOUTHERMONUME(14.3FS)
(12.
8
N
G
)
(13.1
N
G
)
(13.4N
G
)
(13.4N
G
)
(13.
1
N
G
)
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE PROPERTY LINE
13.76 FF
5 8
12.5
5
FL
RT
13.50 TG12.75 INV 1
4N
5%
13.59
HP/F
L
13.6
7
FS
13.67
FG
13.67
FS
13.6
7
FS
13.67
FS
13.6
7
FS
13.5
FS13.6
7
FS
12.7
7
FS
12.98
FS
21 (14
FFFFFFFFFFFF
55
(1312.5
F
13.75 TG
13.00 INV 1
[ 12.85 GFF ]
[ 13.28 GFF ]
2%
13.20 TC12.66 INV 31
13.75 TG
12.87 INV 2
16
'
(
L
I
M
I
T
S
O
F
R
E
D
C
U
R
B
)
13.00 TC
12.58 FS
6" CURB
12.58
FS
12.33 FS
0" CF
12.30 FS
0" CF
12.33 FS
0" CF
8.00'
3.85%
5%
1.5
3
%
22
(1
13.19
FS
23
42
S
41
WW
(12
SD
SD
SD
2%
DECORATIVE DRIVEWAY AND WALKWAY
REQUIRE AN ENCROACHMENT PERMIT
AND ENCROACHMENT AGREEMENT.
25
30'
19'
19.2
2
TW
(16.1
5
)
TW
3'8'
3.2
0
'
1.2
4
%
0.7
7
%
1.72
%
(17.0
2
)
TW
7
7FF
8 4
7
CONCRETE TILE DRIVEWAY
6.7%4.2
8
'
(12.4
8
)
FL
(12.3
4
)
FL
10%
24
"
3.00'3.16'
5.0
6
'
6.0
2
'
4.9
5
'
4.2
9
'
12.77
FS
20
.
5
9
'
19.22
TW
1.39%
XX.XX TG
XX.XX INVX
XX.XX
FG
X
36"PROPOSED TREE
NOTE: NOT ALL SYMBOLS USED
HARDSCAPE
DRIVEWAY BUILDING
STORM DRAIN SUMP PUMP DISCHARGE ASSEMBLY
GRADING LEGEND,
PROPOSED RETAINING WALL
PROPOSED SIDE PROPERTY WALL
PROPOSED SITE SCREEN WALL
PROPOSED ROOF DOWN SPOUT
PROPOSED PLANTER DRAIN INLET
PROPOSED SQ. GRATE DRAIN INLET
PROPOSED PERFORATED SUBDRAIN
PROPOSED 12" MAIN CATCH BASIN
PROPOSED EARTHEN DRAINAGE SWALE
PL PROPERTY LINE
PROPOSED 4" STORM DRAIN LINE FG:
FS:
DS:
INV:
TOS:
TG:
FL:
NG:
TC:
TW:
TF:
FF:
GFF:
FINISHED GRADE
FINISHED SURFACE
DOWNSPOUT
INVERT ELEVATION
TOP OF SLAB
TOP OF GRATE (DRAIN INLET)
FLOW LINE
NATURAL GRADE ELEV
TOP OF CURB
TOP OF WALL
TOP OF FOOTING
FINISHED FLOOR
GARAGE FINISHED FLOOR
SYMBOLS AND ABBREVIATIONS
PROPOSED 6" STORM DRAIN LINE
PERF SUBDRAIN
4"
6"
PROPERTY LINE
PROPOSED CHANNEL DRAIN
PROPOSED CONCRETE DRAINAGE SWALE
HP:HIGH POINT
DG LAWN/TURF
BOX LOCATION
PLANTER AREA/
NATURAL GROUND
FLOW ARROW
DRAIN INLET CALLOUT
CONSTRUCTION NOTE
PROPOSED SPOT ELEVATION
(XX.XX)
FG EXISTING SPOT ELEVATION
GRADE SLOPE PERCENTAGE
XX %
WOOD DECK
PROPOSED 4" PERFORATED PIPE
POOL/ SPA
PR
E
L
I
M
I
N
A
R
Y
GR
A
D
I
N
G
&
D
R
A
I
N
A
G
E
P
L
A
N
1 2
CDP-01
"ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED
PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR."
"ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42
LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR."
"A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND
UNDERPINNING.”
"PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE
OBTAINED FROM THE PUBLIC WORKS DEPARTMENT."
"SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE
STARTING GRADING."
"A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING
DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF
ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE
SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF
EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER
METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE
COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID
DETERMINATION AND THE EXTENT OF THE RECONSTRUCTION WORK SHALL BE MADE AT THE DISCRETION OF
THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT OF WAY AT
ALL TIMES DURING THE CONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE
OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY."
"AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE
PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY
L-6."
PUBLIC WORKS GENERAL NOTES:
20
GRAPHIC SCALE: 1"= 10'
10 300
SCALE: 1"=10'
PRELIMINARY GRADING/DRAINAGE PLAN
d'zn engineering
PLANS PREPARED BY:
THESE PLANS WERE PREPAREDUNDER THE SUPERVISION OF:
IN
M
ISS
ED AL
ON
LA-A
ENG
A
E
P
R
D
INOISTERE
ROF
.L
No. C54067
E
REG
LI A
IALFORNIICSEXP.
ETATOF
V
12/31/25
C
EER
166 MATISSE CIRCLEALISO VIEJO, CA 92656
TEL: (949) 305-8920
CLIENT/OWNER:
BEACHFRONT
INVESTMENTS
96 Corporate Park,
Irvine, CA 92606Contact: Lisa McGinnis714-493-5718
LMcGinnis@bomelconstruction.com
SHEET TITLE
PROJECT_ADDRESS
4901 Seashore Drive,
Newport Beach, CA 92663
BENCHMARK-
-
APN: 424-452-06
DATE:
16-JAN-2024ENGINEER:
R. DEMA-ALA
CHECKER:
R. DEMA-ALA
PROJECT_No:2237
REVISIONS
STATUS:
SUBMITTAL 2
SHEET
OF SHEETS
CONSTRUCTION NOTES:
INSTALL 18x18 SHALLOW CATCH BASIN-PER FLO-GARD,
LOPRO, FG-M1818 OR APPROVED EQUAL. SEE DETAIL 1
ON G-03. (TIE INTO EXISTING CURB OUTLET).
1
5
4
2 INSTALL 6" SQUARE GRATE & ADAPTER, NDS 640 OR
EQUAL. SEE DETAIL 2 ON G-03.
INSTALL 4" MAINLINE DRAIN PIPE, SDR 35 PVC OR EQUAL.
CONNECT TO EXISTING CURB OUTLET
PER CITY STD31
PROVIDE DRAINAGE SWALE IN CONCRETE FLATWORK PER
DETAIL 9 ON SHEET G-03.
EXISTING PROPERTY LINE WALLS TO REMAIN.
(PROTECT-IN-PLACE)
21
NEW CURB ACCESS RAMP PER CITY STANDARD 18122
NEW SIDEWALK PER CITY STANDARD 18023
INSTALL NEW SEWER CLEANOUT ON EXISTING
SEWER LATERAL PER CITY STANDARD 40641
CONNECT NEW WATER LINE TO EXISTING
WATER METER AND WATER SERVICE42
7
ROOF DOWNSPOUT DISCHARGE ABOVE FLATWORK TO
SITE DRAINAGE PIPING AS PER SOILS REPORT
RECOMMENDATIONS. SEE DETAIL 8 ON G-03.
8
ROOF DOWNSPOUT DISCHARGE DIRECT-CONNECT TO
SITE DRAINAGE PIPING AS PER SOILS REPORT
RECOMMENDATIONS. SEE DETAIL 7 ON G-03.
REMOVE AND CONSTRUCT NEW 6' HIGH
PROPERTY LINE WALL ENTIRELY WITHIN
PROPERTY LIMITS
25
29
ANCE
N 3
4
°
2
5
'
5
5
"
E
6
7
.
8
6
'
N 55°34'05" W 30.00'
N 3
4
°
2
5
'
5
5
"
E
6
8
.
9
3
'
N 53°31'20" W 30.02'
SEASHORE DRIVE
49
T
H
S
T
R
E
E
T
OCEAN FRONT
LOT 1
3 STORYBUILDING
2 STORYBUILDING
GARAGE
FOUND SPIKE & WASHER
FOUND LEAD AND TAG L.S. 8682
(42.35)RIDGE
(36.
5
5
)
RID
G
E
BUILDING
BUILDING
EDIS
O
N
B
OX
(12.8
1
F
S
)
(13
.
8
6
F
S
)
(13
.
8
7
F
S
)
(14.0
8
F
S
)
(13
.
8
6
F
S
)
(14.
2
7
F
F
)
(13.33
F
S
)
(13.5
6
G
F
)
(13
.
3
5
F
S
)
(13
.
8
9
F
S
)
(13
.
3
5
F
S
)
(13
.
4
9
F
S
)
GM
(13
.
2
9
F
S
)
(13
.
5
5
F
S
)
(13
.
8
4
F
S
)
(13
.
8
5
F
S
)
(14.
0
5
F
S
)
(17.0
2
T
W
)
(17
.
0
5
T
W
)
(13
.
9
2
F
S
)
(13
.
7
6
F
S
)
(13.6
8
G
F
)
WM(12.75
)
(17.11T
W
)
(12
.
5
8
T
C
)
WM
(12.
9
5
)
(14
.
2
2
F
S
)
(16.15TW)
(17.
0
4
T
W
)
(17.
0
4
T
W
)
(15
.
9
2
T
W
)
(15.
9
3
T
W
)
(15
.
9
1
T
W
)
(15.
1
0
T
W
)
(15.
0
8
T
W
)
(15.
1
0
T
W
)
(14.59T
W
)
(13.2
9
F
S
)
(13
.
3
7
F
S
)
(12.7
3
N
G
)
(13.1
6
N
G
)
(13
.
5
5
N
G
)
(12.95
N
G
)
(13.83FS)(13.84FS)
(13
.
8
4
F
S
)
(15.97TW)
(14
.
0
9
T
W
)
(13.2
6
F
S
)
SIG
N
(14.60
T
W
)
(13.
2
9
F
S
)
(14.
1
2
T
W
)
(13
.
3
0
F
S
)
(13
.
4
2
F
S
)
(19.2
2
T
W
)
(13.
3
1
F
S
)
(15.
9
3
T
W
)
(13
.
3
4
F
S
)
(19.
4
3
T
W
)
(13
.
2
4
F
S
)
NO PA
R
K
S
I
G
N
(13
.
2
7
F
S
)
(13.1
9
F
S
)
(13.25
T
C
)
(13
.
1
0
T
C
X
)
(12.6
8
F
S
)
(12
.
7
1
F
S
)
(13.2
1
T
C
X
)
(12
.
7
5
F
S
)
(12
.
7
7
F
S
)
(12
.
6
3
F
S
)
(12
.
3
5
F
L
)
(13
.
1
4
T
C
)
(12.6
4
F
S
)
(13.0
8
T
C
)
(12.
5
9
F
S
)
(12.
9
9
T
C
)
(12.
5
5
F
S
)
(12.3
4
F
S
)
(12.
8
2
T
C
X
)
(12
.
2
9
F
S
)
(12
.
4
1
F
S
)
(12.
2
0
F
S
)
(12.
1
9
F
S
)
(12.
4
6
F
S
)
(12
.
3
8
F
L
)
(12.
2
7
F
S
)
(13.18
T
C
)
(13.09
T
C
X
)
FH
(12
.
4
5
)
0" TC
(12.5
4
F
S
)
(12.8
3
T
C
)
(12.4
8
F
S
)
(12
.
5
6
F
S
)
(12
.
7
1
F
S
)
(12.63F
L
)
(12.5
1
F
L
)
(12
.
3
8
F
L
)
(15.32
T
W
)
P
P
P
LINE OF DECK
LINE OF DECK 16.
2
5.3
2.6
2.9
2.9
6.6
(15.
9
3
T
W
)
PROPERTYLINE
PROPERTYLINE
PROPERTYLINE
PRO
P
E
R
T
Y
LIN
E
CENTERLINE
CENTERLINE
S.F.N.S.F.N.
(13
.
0
F
S
)
S.F.N.
S.F.N.
AC
AC
AC
AC
AC
AC
AC
AC ACAC
AC
AC
SAND
SAND
SAND
SAND
SAND
SAND
SAND
SAND
15.0 5.015.05.0
3.2
4.8
P
GUTTER GUTTER GUTTER
20.
0
(14.3FS)
(12.8
N
G
)
(13.1N
G
)
(13.4N
G
)
(13.
4
N
G
)
(13.
1
N
G
)
SECTION ASECTION A
SE
C
T
I
O
N
B
SE
C
T
I
O
N
13.20 TC12.66 INV 31
13.75 TG
12.87 INV 2
16
'
(
L
I
M
I
T
S
O
F
R
E
D
C
U
R
B
)
8.00'
S
30'
19'3'8'
3.2
0
'
4.2
8
'
3.00'3.16'
5.0
6
'
6.0
2
'
4.9
5
'
4.2
9
'
20
.
5
9
'
N 53°31'20" W 30.02'
(13.8
6
F
S
)
(1
3
.
8
7
F
S
)
(14.0
8
F
S
)
(1
3
.
8
6
F
S
)
(1
4
.
2
7
F
F
)
(1
3
.
8
4
F
S
)
(13.
8
5
F
S
)
(14
.
0
5
F
S
)
(1
4
.
2
2
F
S
)
(16.15T
W
)
W)W)(13 83FS)
(13 84FS)
(15.97TW)
(1
4
.
1
2
T
W
(19
.
2
2
T
W
)
(13.
3
1
F
S
)
(15
.
9
3
T
W
)
(13
.
3
4
F
S
)
(15
.
9
3
T
W)
PROPERTYLINE
PROPERTYLINE
PR
O
P
E
R
T
Y
LIN
E
S.F.N.
S.F.N.4.
8
P
14
16
12
18
20
13.76 FF 14
16
12
18
20
13.76 FF GARAGE
PR
E
L
I
M
I
N
A
R
Y
C
O
N
S
T
R
U
C
T
I
O
N
PO
L
L
U
T
I
O
N
P
R
E
V
E
N
T
I
O
N
P
L
A
N
2 2
CDP-02
20
GRAPHIC SCALE: 1"= 10'
10 300
SCALE: 1"=10'
CONSTRUCTION POLLUTION PREVENTION PLAN
d'zn engineering
PLANS PREPARED BY:
27
F
e
b
2
0
2
4
2
2
3
7
-
G
R
D
.
d
w
g
THESE PLANS WERE PREPARED
UNDER THE SUPERVISION OF:
IN
M
ISS
ED AL
ON
LA-A ENG
A
E
P
R
DINOISTERE
ROF
.L
No. C54067
E
REG
LI A
IALFORNIICS
EXP.
E
TATOF
V
12/31/25
C
EER
166 MATISSE CIRCLE
ALISO VIEJO, CA 92656
TEL: (949) 305-8920
CLIENT/OWNER:
BEACHFRONT
INVESTMENTS
96 Corporate Park,
Irvine, CA 92606
Contact: Lisa McGinnis
714-493-5718LMcGinnis@bomelconstruction.com
SHEET TITLE
PROJECT_ADDRESS
4901 Seashore Drive,
Newport Beach, CA 92663
BENCHMARK-
-
APN: 424-452-06
DATE:
16-JAN-2024
ENGINEER:
R. DEMA-ALA
CHECKER:
R. DEMA-ALA
PROJECT_No:2237
REVISIONS
STATUS:
SUBMITTAL 2
SHEET
OF SHEETS
PL
3'-
0
"
(19.4
3
)
TW
14.2
5
TW
(13.
1
6
)
NG
(14.0
8
)
FS
(13.
8
6
)
FS(14.2
7
)
FS
(13.5
6
)
FS
(13.0
)
FS
(12.
3
4
)
FS
(12.
3
8
)
FL
(12.
4
8
)
FS
(13.2
7
)
FS(13.
8
9
)
FS
(13.
5
5
)
FS
(13.9
2
)
FS
EXISTING GRADE(17.0
2
)
TW
(12.8
2
)
TC X
PROPERTY LINE
PL PL PL
LIMIT OF OVEREXCAVATION LIMIT OF OVEREXCAVATION
EXISTING WALL AND
FOOTING TO REMAIN
PROTECT-IN PLACE
(E) GROUND
SURFACE
(E) GROUND
SURFACE
11
11
EROSION CONTROL NOTES:
EROSION & SEDIMENT CONTROL CONSTRUCTION NOTES:
EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES
EXCEPT DRIVEWAY APPROACHES. THE SAND BAGS SHOULD BE 24" WIDE AND
10" HIGH MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS
SHEETS # SE-8.
EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP
FACTS SHEETS # WM-9.
EC3 CONSTRUCT MATERIALS STORAGE AREA IN ACCORDANCE WITH BMP FACTS
SHEETS # WM-1.
EC4 EXISTING WALL TO REMAIN. PROTECT IN PLACE.
ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT WWW.CABMPHANDBOOKS.COM
1. IN CASE OF EMERGENCY, CALL BEACHFRONT INVESTMENTS AT PHONE # 714-493-5718.
2. A STAND-BY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE
ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT.
3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT
WHERE THEY ARE NO LONGER REQUIRED.
4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FOM THE TOP OF THE SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL
LOOSE SOILS AND DEBRIS THAT MAY CREATE A POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS.
5. RUNOFF ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY.
6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS
AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS.
7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DISCRETION OF THE FIELD ENGINEER.
ADDITIONAL DEVICES AS NEEDED SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE.
8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE APPROVAL OF THE BUILDING
OFFICIAL.
9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE NOT TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THESE
DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRESENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL.
10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF NON-STORM WATER FROM THE PROJECT SITE AT ALL TIMES.
11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL
DRAINAGE COURSES, OR WIND.
12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OF WIND OR WATER.
13. FUELS, OILS, SOLVENTS AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT CONTAMINATE THE SOILS AND SURFACE WATERS. ALL
APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY
NOT BE WASHED INTO THE DRAINAGE SYSTEM.
14. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE
UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE.
15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE
OF QUARTER INCH OR MORE OF PREDICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE
MAINTAINED AT THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF-INSPECTION CHECKLIST AND INSPECTION LOGS ARE
AVAILABLE UPON REQUEST).
16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND.
17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT
SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS.
18. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER.
19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS.
20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS.
EC2TW)
EC3
222
EC1
"
(
EC4 (
(MINIMUM BMP REQUIREMENTS FOR CONSTRUCTION ACTIVITIES FOR ALL DEVELOPMENT
CONSTRUCTION PROJECTS)
SCALE: 1/4"=1'-0"
SECTION A-A
CONTROLLED COMPACTED FILL
(E) SOILS
OVEREXCAVATION PER
SOILS REPORT
SCALE: 1/4"=1'-0"
SECTION B-B
3'-
0
"
CONTROLLED COMPACTED FILL
(E) SOILS
OVEREXCAVATION PER
SOILS REPORT
13.75
FS
NOTE: SLAB ON GRADE
SHALL BE MORE THAN 6"
ABOVE EXISTING GRADE
FS
30
31
(42.35)RIDGE
(13
.
8
6
F
S
)
(13
.
8
7
F
S
)
(14.08FS)
(1
3
.
8
6
F
S
)
(14.2
7
F
F
)
(13.3
3
F
S
)
(13
.
5
6
G
F
)
(13
.
3
5
F
S
)
(1
3
.
8
9
F
S
)
(13
.
3
5
F
S
)
(1
3
.
4
9
F
S
)
GM
(1
3
.
2
9
F
S
)
(1
3
.
5
5
F
S
)
(13
.
8
4
F
S
)
(13
.
8
5
F
S
)
4.0
5
F
S
)
(17
.
0
2
T
W
)
(17
.
0
5
T
W
)
(1
3.9
2
F
S
)
(13
.
7
6
F
S
)
5)
(17.11
T
W
)
(12
.
5
8
T
C
)
WM
(1
2
.
9
5
)
(1
4
.
2
2
F
S
)
(16.15T
W
)
(17.0
4
T
W
)
(1
5
.
9
2
T
W
)
(15
.
9
3
T
W
)
(1
5
.
9
1
T
W
)
(15.1
0
T
W
)
(15
.
0
8
T
W
)
(15
(
(12.7
3
N
G
)
(13
.
1
6
N
G
)
(13
.
5
5
N
G
)
(12
.
9
5
N
G
)
(13.83FS)(13.84FS)
(1
3
.
8
4
F
S
)
(15.97TW)
(1
SIG
(14.60T
(13.2 9
(14.12TW)
(19.22TW)
(13.31FS)
(15
.
9
3
T
W
)
(13.34FS)
(19
.
4
3
T
W
)
(1
3
.
2
4
F
S
)
NO
P
A
R
K
S
I
G
N
(13.2
7
F
S
)
(13
.
1
9
F
S
)
(13.25T
(1
3
.
1
4
T
C
)
(12
.
6
4
FS
)
(1
3
.
0
8
T
C
)
(12
.
5
9
FS
(12
.
9
9
T
C
)
(12.5
5
FS
(12.3
4
F
S
)
(12.8
2
T
C
X
)
(12
.
2
9F
(12
.
2
7
F
S
)(12.4
8
F
S
)
(12.56
F
S
)
(12.51F
L
)
(12.38FL)
(15.32
T
W
)
(15.93TW)
(13.0
F
S
)
AC
AC
AC
15.05.0
(14.3TW
)
49
T
H
S
T
R
E
E
T
OCEAN FRONT
(SAND)
AD
J
A
C
E
N
T
2
S
T
O
R
Y
B
L
D
G
(L
O
T
2
)
SEASHORE DRIVE
PROPOSED
BUILDING
(LOT 1)
+13.70 FS +13.70 FS
FS 13.67+FS 13.67+
GENERAL NOTES
1. CONTRACTOR SHALL VERIFY WITH OWNER'S REPRESENTATIVE THAT PLANS ARE CURRENT ANDAPPROVED.2. WORK SHALL BE IN ACCORDANCE WITH THE REQUIREMENTS OF THE CITY OF NEWPORT BEACHAND THE COUNTY OF ORANGE3. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY AND/OR REQUIRED PERMITS AND PAY ALLRELATED FEES AND/OR TAXES REQUIRED TO INSTALL THE WORK ON THESE PLANS.4. THE CONTRACTOR SHALL BE APPROPRIATELY LICENSED AS REQUIRED BY THE STATE IN WHICHTHE WORK TAKES PLACE.5. A SEPARATE PLUMBING PERMIT AND INSPECTION WILL BE REQUIRED FROM THE BUILDING
INSPECTION DEPARTMENT FOR THE INSTALLATION OF IRRIGATION SYSTEMS SHOWN ON THISDRAWING.6. THE CONTRACTOR SHALL NOTIFY THE OWNER'S REPRESENTATIVE PRIOR TO BEGINNING THE
WORK AND SHALL BE RESPONSIBLE FOR COORDINATING WITH THE OWNER, LANDSCAPEARCHITECT, GOVERNING AGENCIES AND OTHER TRADES.7. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY OF ANY ERRORS,OMISSIONS OR DISCREPANCIES IN EXISTING CONDITIONS OR WITHIN THE PLANS PRIOR TOBEGINNING THE WORK.8. UNIT PRICES FOR ALL IMPROVEMENTS SHALL BE ESTABLISHED AS A PART OF THE CONTRACTWITH THE PROJECT OWNER AND PRIOR TO BEGINNING WORK, TO ACCOMMODATE ADDITIONSAND/OR DELETIONS OF MATERIAL AND/OR LABOR.9. DETERMINATION OF "EQUAL" SUBSTITUTIONS SHALL BE MADE ONLY BY THE LANDSCAPEARCHITECT.10. LANDSCAPE ARCHITECT SHALL BE NOTIFIED NO LESS THAN 48 HOURS IN ADVANCE OF ANY SITE
OBSERVATIONS OR MEETINGS.11. SITE OBSERVATIONS AND MEETINGS SHALL INCLUDE:A. PRE-CONSTRUCTION CONFERENCE
B. SELECTION AND TAGGING OF SPECIMEN TREES AT NURSERIESC. LANDSCAPE GRADING PRIOR TO PLANTINGD. LAYOUT AND INSTALLATION OF HARDSCAPE AND LANDSCAPE STRUCTURES IN RELATION TO
DESIGN INTENTE. PLANT MATERIAL QUALITY AND INSTALLATION AT THE PROJECT SITEF. OBSERVATION TO ESTABLISH 90-DAY MAINTENANCE PERIOD (PRE-MAINTENANCE)G. FINAL OBSERVATION AT THE END OF THE 90-DAY MAINTENANCE PERIOD (FINAL)14. SITE OBSERVATIONS BY THE LANDSCAPE ARCHITECT DURING ANY PHASE OF THIS PROJECTDOES NOT RELIEVE THE CONTRACTOR OF HIS PRIMARY RESPONSIBILITY TO PERFORM ALLWORK IN ACCORDANCE WITH THE PLANS, SPECIFICATIONS AND GOVERNING CODES.15. CONTRACTOR SHALL BE BACKCHARGED FOR LANDSCAPE ARCHITECT'S TIME WHEN
OBSERVATIONS ARE CALLED FOR AND IT IS FOUND THAT THE WORK IS NOT SIGNIFICANTLYREADY UPON OBSERVATION OR THE APPOINTMENT IS NOT KEPT. TIME WILL BE CHARGED ON ANHOURLY BASIS, PLUS TRANSPORTATION, FOOD AND LODGING COSTS, IF ANY, AT THE THEN
EXISTING HOURLY RATE FOR THE PERSONNEL PROVIDING THE OBSERVATIONS.16. THIS FIRM DOES NOT PRACTICE OR CONSULT IN THE FIELD OF SAFETY ENGINEERING. THIS FIRMDOES NOT DIRECT THE CONTRACTOR'S OPERATIONS, AND IS NOT RESPONSIBLE FOR THE
SAFETY OF PERSONNEL OTHER THAN OUR OWN ON THE SITE; THE SAFETY OF OTHERS IS THERESPONSIBILITY OF THE CONTRACTOR. THE CONTRACTOR SHOULD NOTIFY THE OWNER IF HECONSIDERS ANY OF THE RECOMMENDED ACTIONS PRESENTED HEREIN TO BE UNSAFE.
NOTE: "LANDSCAPE" SHALL REFER TO ALL IMPROVEMENTS WITHIN THIS SET OF DOCUMENTS THATHAVE BEEN DESIGNED BY THIS OFFICE.
PROJECT TEAM
PROJECT CALCULATIONS
PERMIT NOTE
PROJECT INFORMATION
SYMBOL DESCRIPTION
PROPERTY LINE
SETBACK
EX. UTILITIES TO REMAIN
EX. CONCRETE TO REMAIN
EX. CURB/GUTTER TO REMAIN
EX.OFF-SITE PLANTER WALLS
STUCCO/BLOCK WALL - REFER TO ARCHITECTURE PLANS
PROPOSED LOW WALL - 36" HEIGHT STUCCO WALL WITH CONCRETECAP
PROPOSED FENCE/GATE - 6' HIGH, VERTICAL WOOD SLAT FENCE W/HARDWARE SELECTED BY OWNER/CONTRACTOR. FENCE TO BESTAINED.
PROPOSED WALL - 36" HEIGHT TOTAL, 6" STUCCO WALL W/CONCRETE CAP W/ 30" GLASS ON TOP
PROPOSED TILE, OUTDOOR RATED TILE INSTALLED OF CONCRETEBASE - TILE SELECTION BY OWNER AND INSTALL PER MANFACTURERRECOMENDATIONS. TILE TO HAVE SUGGEST R11 OR GREATER SLIPCOEFFICIENT. TILE IN CARPORT AND DRIVEWAY SHOULD BEREINFORCED TO HANDLE VEHICULAR TRAFFIC
PROPOSED FENCE/GATE - 36" WIDE, 36" HEIGHT TOTAL, 6" STUCCOWALL W/ CONCRETE CAP W/ 30" GLASS GATE ON TOP. HARDWARESELECTED BY OWNER/CONTRACTOR.
PLANTING AREA - REFER TO PLANTING PLAN FOR PLANT MATERIAL
I HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND
APPLIED SUCH CRITERIA FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN.
1-23-24
_____________________________________________ ________________________BLAKE TOMILLOSO-RHINEHART, LANDSCAPE ARCHITECT DATE
CA LICENSE #6255 08-31-24____________________________________________ ______________
REGISTRATION EXP. DATE
DECLARATION OF WATER EFFICIENT LANDSCAPE ORDINANCE
32
GM
5)
WM
(1
2
.
9
5
)
SIG
NO
P
A
R
K
S
I
G
N
AC
AC
AC
15.05.0
49
T
H
S
T
R
E
E
T
OCEAN FRONT
(SAND)
AD
J
A
C
E
N
T
2
S
T
O
R
Y
B
L
D
G
(L
O
T
2
)
SEASHORE DRIVE
PROPOSED
BUILDING
(LOT 1)
+13.70 FS +13.70 FS
FS 13.67+FS 13.67+
PLANTING NOTES
1. THE LANDSCAPE CONTRACTOR SHALL INSTALL PERMEABLE WEED FABRIC IN ALL PLANTING AREAS.2. THE LANDSCAPE CONTRACTOR SHALL INSTALL A 3" DEEP LAYER OF 1-2" DECORATIVE PEBBLES INALL PLANTING AREAS.3. THE CONTRACTOR SHALL AMEND PROJECT SOILS PER THE SPECIFICATIONS.4. THE LANDSCAPE CONTRACTOR SHALL PROVIDE A 60 DAY MAINTENANCE PERIOD AND GUARANTEE
TREE FOR A 1 YEAR PERIOD. ALL PLANT MATERIAL SHALL BE REPLACED BY THE LANDSCAPECONTRACTOR DURING THIS PERIOD IF DEAD OR DYING.5. LANDSCAPE INSPECTIONS ARE REQUIRED. NOTIFY THE CITY OF NEWPORT BEACH BUILDING
DEPARTMENT 48 HOURS IN ADVANCE OF ANY WORK BEING DONE. CALL 714.536.5241.6. THE INSTALLATION OF REQUIRED LANDSCAPE AND IRRIGATION SYSTEMS SHALL BE COMPLETEDPRIOR TO FINAL INSPECTION.
PROJECT TEAM
PROJECT CALCULATIONS
PERMIT NOTE
PROJECT INFORMATION
SHRUBS CODE BOTANICAL / COMMON NAME SIZE WUCOLS SPACING QTY
AV AGAVE VILMORINIANA 5 GAL L 18" o.c. 3OCTOPUS AGAVE
FG FESTUCA GLAUCA 1 GAL L 18" o.c. 10BLUE FESCUE
FP FICUS PUMILA 5 GAL M 48" o.c. 11CREEPING FIG
PS PITTOSPORUM TENUIFOLIUM 'SILVER SHEEN' 15 GAL M 48" o.c. 4SILVER SHEEN TAWHIWHI
PM PODOCARPUS MACROPHYLLUS 'MAKI' 15 GAL M 36" o.c. 2MAKI YEW PODOCARPUS
33
GM
5)
WM
(1
2
.
9
5
)
SIG
NO
P
A
R
K
S
I
G
N
AC
AC
AC
15.05.0
49
T
H
S
T
R
E
E
T
OCEAN FRONT
(SAND)
AD
J
A
C
E
N
T
2
S
T
O
R
Y
B
L
D
G
(L
O
T
2
)
SEASHORE DRIVE
PROPOSED
BUILDING
(LOT 1)
BF
MV
FS
A
SS
M
+13.70 FS +13.70 FS
FS 13.67+FS 13.67+
SYMBOL MANUFACTURER/MODEL/DESCRIPTION
RAIN BIRD XCZ-100-PRB-COM WIDE FLOW DRIP CONTROL KIT 1" BALL VALVE WITH 1" PESB VALVE AND 1" PRESSURE REGULATING 40PSI QUICK-CHECK BASKET FILTER. 0.3GPM TO 20GPM.
PIPE TRANSITION POINT PIPE TRANSITION POINT FROM PVC LATERAL TO DRIP TUBING OR DRIP HEADER PER MANUFACTURER`S RECOMMENDATIONS.
HUNTER PLD-BV (NOT SHOWN) MANUAL FLUSH/SHUT OFF VALVE, BARBED INSERT. TYPICALLY INSTALLED IN ROUND BOX, WITH ADEQUATE BLANK TUBING TO EXTEND VALVE OUT OF VALVE BOX. INSTALL AT THE EXHAUST HEADERS AND LOW POINTS WITHIN A DRIP CONTROL ZONE.
HUNTER PLD-AVR (NOT SHOWN) PLD-AVR ALLOWS FOR AIR TO ESCAPE A DRIP IRRIGATION SYSTEM TO PREVENT BLOCKAGE AND WATER HAMMERING. 1/2" MPT CONNECTION WITH 80 PSI MAXIMUM RATING. INSTALL AT THE SUPPLY HEADER AND HIGH POINTS WITHIN A DRIP CONTROL ZONE.
AREA TO RECEIVE DRIPLINE HUNTER HDL-09-12-CV HDL-09-12-CV: HUNTER DRIPLINE W/ 0.9 GPH EMITTERS AT 12" O.C. CHECK VALVE, DARK BROWN TUBING W/ BLACK STRIPING. DRIPLINE LATERALS SPACED AT 12" APART, WITH EMITTERS OFFSET FOR TRIANGULAR PATTERN. INSTALL WITH HUNTER PLD BARBED OR PLD-LOC FITTINGS.
(NOT SHOWN) HUNTER HQ-33DLRC
QUICK COUPLER VALVE, YELLOW LOCKING RUBBER COVER, RED BRASS AND STAINLESS STEEL, WITH 3/4" NPT INLET, 2-PIECE BODY.
(NOT SHOWN) MATCO-NORCA 759 BRASS SHUT OFF BALL VALVE, 1/2" TO 4". TWO PIECE BODY, BLOW-OUT PROOF STEM, CHROME PLATED SOLID BRASS BALL, THREADED, WITH PTFE SEATS. SAME SIZE AS MAINLINE PIPE.
HUNTER IC-600 MODULAR CONTROLLER, 6 STATIONS, INDOOR MODEL
HUNTER WSS WIRELESS SOLAR, RAIN FREEZE SENSOR WITH OUTDOOR INTERFACE, CONNECTS TO HUNTER PCC, PRO-C, AND I-CORE CONTROLLERS, INSTALL AS NOTED. INCLUDES 10 YEAR LITHIUM BATTERY AND RUBBER MODULE COVER, AND GUTTER MOUNT BRACKET.
CREATIVE SENSOR TECHNOLOGY FSI-T10-001 1" (25MM) PVC TEE TYPE FLOW SENSOR W/SOCKET ENDS, CUSTOM MOUNTING TEE AND ULTRA-LIGHTWEIGHT IMPELLER ENHANCES LOW FLOW MEASUREMENT. 2 WIRE DIGITAL OUTPUT COMPATIBLE W/ALL IRRIGATION CONTROLLERS. FLOW RANGE: .86-52 GPM.
(NOT SHOWN) IRRIGATION MAINLINE: PVC SCHEDULE 40
F
A
A
SS
FS
IRRIGATION LEGEND
NOTE: ITEMS LABELED AS 'NOT SHOWN' SHALL BE INSTALLED AT THE LANDSCAPEDISCRETION AS RECOMMENDED BY THE MANUFACTURER. CONTRACTOR SHALL FOLLOW ALL MANUFACTURER RECOMMENDATIONS
IRRIGATION GENERAL NOTES
BUCKNER-SUPERIOR 3200 1" 1" NORMALLY CLOSED BRASS MASTER VALVE THAT PROVIDES DIRTY WATER PROTECTION AND NO MINIMUM FLOW FEATURE, WHICH ENSURES RELIABLE OPENING AND CLOSING OF THE VALVE IN EXTREME HIGH OR LOW FLOW SCENARIOS.
FEBCO LF825YA 3/4" (CONTRACTOR TO VERIFY SIZING)
LEAD FREE REDUCED PRESSURE BACKFLOW PREVENTER. INSTALL BACKFLOW WITHIN A STAINLESS STEEL BACKFLOW ENCLOSURE
AVAILABLE FROM V.I.T. STRONG BOX MODEL # SBBC-30SS ON A
CONCRETE PAD PER MANUFACTURER`S RECOMMENDATIONS.
WATER METER REFER TO CIVIL PLANS
MV
BF
M
HUNTER PROS-PRS30-00-PCN FOR POTS 25360 25 0.25 3' FLOOD BUBBLER, ON FIXED RISER INSTALLED WITHINN POTS.
34