HomeMy WebLinkAbout03_Santaniello Residence CDP_PA2024-0014CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
November 27, 2024
Agenda Item No. 3
SUBJECT: Santaniello Residence (PA2024-0014)
▪Coastal Development Permit
SITE
LOCATION: 1206 Blue Gum Lane
APPLICANT: David Hohmann
OWNER: Susan Santaniello
PLANNER: Laura Rodriguez, Planning Technician
949-6443216 or lrodriguez@newportbeachca.gov
LAND USE AND ZONING
●General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D)
●Zoning District: Westcliff Grove Planned Community (PC22)
●Coastal Land Use Plan Category: Single Unit Residential Detached – (0.0 – 5.9
DU/AC) (RSD-A)
●Coastal Zoning District: Westcliff Grove Planned Community (PC22)
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of an existing single-unit
residence and construct a 4,440-square-foot, two-story, single-unit residence with an
attached 643-square-foot two-car garage. The project also includes landscaping,
hardscaping, and site walls. The project complies with all applicable development
standards and no deviations are requested. All improvements authorized by this CDP will
be located on private property.
RECOMMENDATION
1)Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, 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. PA2024-0014 (Attachment No. ZA 1).
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Santaniello Residence (PA2024-0014)
Zoning Administrator, November 27, 2024
Page 2
DISCUSSION
Land Use and Development Standards
●The subject property is in the Westcliff Grove Planned Community (PC22) 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 in the Coastal
Commission Appeal Area.
●The property currently consists of one legal lot developed with a single-unit
residence. The neighborhood is predominantly developed with one and two-story,
single-unit residences. The proposed design, bulk, and scale of the development
are consistent with the existing neighborhood pattern of development.
●The proposed single-unit residence 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.
Figure 1: Oblique Aerial Image of Neighborhood
Subject Property
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Santaniello Residence (PA2024-0014)
Zoning Administrator, November 27, 2024
Page 3
Table 1 – Development Standards (PC22 Westcliff Grove)
Development Standard Standard Proposed
Setbacks (min.)
Front 20 feet 20 feet
Sides 5 feet 5 feet
Rear 10 feet 30 feet and 6 inches
Site Coverage (max.) 3,958 square feet 3,182 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24 feet flat roof
28 feet sloped roof
24 feet flat roof
28 feet sloped roof
Hazards
• The project site is not located near a mean high tide line and is separated from the
bay by several rows of residences and streets such as Cape Andover and Polaris
Drive.
● The finished floor elevation of the proposed single-family residence is 82.0 feet
based on the North American Vertical Datum of 1988 (NAVD 88), which complies
with the minimum 9.00-foot NAVD 88 elevation standard for new structures.
Water Quality
● The property is not located on the shoreline nor is it located within 100 feet of coastal
waters. Under Section 21.35.030 (Construction Pollution Prevention Plan) of the
Municipal Code, 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 of runoff and coastal
waters derived from construction chemicals and materials. A CPPP has been
provided and construction plans and activities will be required to adhere to the
CPPP.
● The project design addresses water quality with a construction erosion control plan
and a post-construction drainage system that includes drainage and percolation
features designed to retain dry weather runoff and minor rain event runoff on-site.
Any water not retained on-site is directed to the City’s storm drain system.
Public Access and Views
● The project site is located between the nearest public road and the sea or
shoreline. Implementation Plan Section 21.30A.040 requires that the provision of
public access bear a reasonable relationship between the requirement and the
project’s impact and be proportional to the impact. In this case, the project replaces
an existing single-family residence located in PC22 with a new single-family
residence. Therefore, the project does not involve a change in land use, density,
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Santaniello Residence (PA2024-0014)
Zoning Administrator, November 27, 2024
Page 4
or intensity that will result in increased demand for public access and recreation
opportunities. Furthermore, the project is designed and sited (appropriate height,
setbacks, etc.) so as not to block or impede existing public access opportunities.
● The project is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is Westcliff Park, which is approximately 900 feet south of the property. In
addition, there are several coastal view points on the pedestrian/bike trail that is
adjacent to Newport Back Bay and is accessible through Blue Gum Lane, Grove
Lane, and Santiago Drive. Several other coastal view points are also available
through Castaways Park, which is approximately 1,620 feet west of the Property. The
surrounding viewpoints throughout the pedestrian/bike trail, Westcliff Park, or
Castaways Park are not visible from the site.
● Vertical access to the bay is available adjacent to the site off Blue Gum Lane, Grove
Lane, and Santiago Drive, where each street provides public access to an existing
pedestrian/bike trail along the bluff. Lateral access is available on the same trail which
is also accessible using Castaways Park. The project does not include any features
that would obstruct access along these routes.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) under 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 new construction
of a single-unit residence on any legal parcel. The proposed project consists of the
demolition of one single-family residence and the construction of a new 4,440-square-
foot single-unit residence with an attached 643 square-foot two-car garage and therefore
qualifies within this exemption. 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
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Santaniello Residence (PA2024-0014)
Zoning Administrator, November 27, 2024
Page 5
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the city website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director by the provisions of Title 21 (Local Coastal Program [LCP]
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
(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. For additional information on filing an appeal, contact the Planning Division at 949-
644-3200.
Prepared by:
Laura Rodriguez, Planning Technician
DL/lr
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
5
Attachment No. ZA 1
Draft Resolution
6
01-10-2023
RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-
UNIT RESIDENCE AND CONSTRUCT A NEW 2-STORY SINGLE-
UNIT RESIDENCE AND ATTACHED 2-CAR GARAGE LOCATED
AT 1206 BLUE GUM LANE (PA2024-0014)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by David Hohmann (Applicant), concerning property located
at 1206 Blue Gum Lane and legally described as Lot 14 of Tract No. 9620
(Property), requesting approval of a coastal development permit (CDP).
2.The Applicant proposes the demolition of an existing single-unit residence and construct
a 4,440-square-foot, two-story, single-unit residence with an attached 643-square-foot
two-car garage. The project also includes landscaping, hardscaping, and site walls. The
project complies with all applicable development standards and no deviations are
requested. All improvements authorized by this CDP will be located on private property
(Project).
3.The Property is designated Single Unit Residential Detached (RS-D) by the General
Plan Land Use Element and is located in the Westcliff Grove Planned Community
(PC22) Zoning District.
4.The Property is located in the coastal zone. The Coastal Land Use Plan category is
Single Unit Residential Detached – (0.0 – 5.9 DU/AC) (RSD-A) and it is located
within the Westcliff Grove Planned Community (PC22) Coastal Zoning District.
5.A public hearing was held on November 27, 2024, online via Zoom. A notice of the
time, place, and purpose of the hearing was given by 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
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 new construction
of a single-unit residence on any legal parcel. The Project consists of the demolition of
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Zoning Administrator Resolution No. ZA2024-###
Page 2 of 7
one single-unit residence and the construction of a new 4,440-square-foot, single-unit
residence, and an attached 643-square-foot, two-car garage.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The Project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
By Section 21.52.015 (Coastal Development Permits, Findings, and Decision) of the Newport
Beach Municipal Code, the following findings, and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum lot coverage is 60% (3,958 square feet of the 6,598-square-foot lot)
and the proposed lot coverage is 48% (3,182 square feet), which includes roof
overhangs and eaves.
b. The proposed development provides the minimum required setbacks, which are 20
feet along the front property line abutting Blue Gum Lane, 5 feet along each side
property line, and 10 feet along the rear property line which abuts an alley.
c. The highest guardrail is less than 24 feet from the established grade and the
highest ridge is no more than 28 feet from the established grade, which complies
with the maximum height requirements as identified in the PC22 development
standards.
d. The PC22 development standards requires single-unit residences to provide a two-
car garage. The Project is compliant with the minimum two-car garage parking
requirement.
2. The neighborhood is predominantly developed with one and two-story, single-unit
residences. The proposed design, bulk, and scale of the development are consistent
with the existing neighborhood pattern of development.
3. The Project is located on an inland property in a developed area approximately 900 feet
from the bay. The Property is separated from the bay by several rows of residences and
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Zoning Administrator Resolution No. ZA2024-###
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streets such as Cape Andover and Polaris Drive. The finished floor elevation of the first
floor of the proposed structure is 82.00 feet based on the North American Vertical Datum
of 1988 (NAVD88), which complies with the minimum 9.0-foot NAVD88 elevation
standard for new structures. The identified distances from the coastal hazard areas
coupled with the 82.00-foot NAVD 88 finish floor elevation will help to ensure the Project
is reasonably safe for the economic life of the structure.
4.The Property is not located on the shoreline, nor is it located within 100 feet of coastal
waters of coastal waters. A Construction Erosion Control Plan was provided to implement
temporary Best Management Practices (BMPs) during construction to minimize erosion
and sedimentation and to minimize pollution of runoff and coastal waters derived from
construction chemicals and materials. The Project design also addresses water quality
through the inclusion of a post-construction drainage system that includes drainage and
percolation features designed to retain dry weather and minor rain event runoff on-site.
Any water not retained on-site is directed to the City’s storm drain system.
5.Proposed landscaping complies with Implementation Plan Section 21.30.075. A
condition of approval is included that requires drought-tolerant species. Before the
issuance of building permits, the final landscape plans will be reviewed to verify invasive
species are not planted.
6.The Property is not located adjacent to a coastal view road, public access way, or Coastal
Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is
Westcliff Park, which approximately 900 feet south of the Property. In addition, there are
several coastal view points on the pedestrian/bike trail that is adjacent to Newport Back
Bay and is accessible through Blue Gum Lane, Grove Lane, and Santiago Drive. Several
other coastal view points are also available through Castaways Park, which is
approximately 1,620 feet west of the Property. The surrounding view points throughout the
pedestrian/bike trail, Westcliff Park, or Castaways Park are not visible from the site. The
Project 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 contain any unique features that could
degrade the visual quality of the coastal zone.
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.
Fact in Support of Finding:
1.The Property is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 requires that the provision of public access bear
a reasonable relationship between the requirement and the Project’s impact and be
proportional to the impact. In this case, the Project replaces an existing single-unit
residence located in PC22 with a new single-unit residence. Therefore, the Project does
not involve a change in land use, density, or intensity that will result in increased demand
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Zoning Administrator Resolution No. ZA2024-###
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for public access and recreation opportunities. Furthermore, the Project is designed and
sited (appropriate height, setbacks, etc.) so as not to block or impede existing public
access opportunities.
2.Vertical access to the bay is available adjacent to the site off Blue Gum Lane, Grove Lane,
and Santiago Drive, where each street provides public access to an existing
pedestrian/bike trail along the bluff. Lateral access is available on the same trail which is
also accessible using Castaways Park. The Project does not include any features that
would obstruct access along these routes.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.Zoning Administrator of the City of Newport Beach hereby finds this project is categorically
exempt from the California Environmental Quality Act under Section 15303 under Class 3
(New Construction or Conversion of Small Structures) of the CEQA Guidelines, California
Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a
significant effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. PA2024-0014, subject to the conditions outlined 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 by the provisions of Title 21 Local Coastal Program
(LCP) 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 (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 27TH DAY OF NOVEMBER, 2024.
_____________________________________
Benjamin M. Zdeba, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter the sensitive habitat, receiving waters, or storm
drains or result in impacts to environmentally sensitive habitat areas, streams, the
beach, wetlands or their buffers. No demolition or construction materials shall be stored
on public property.
3. 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 under MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
4. 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.
5. 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.
6. 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. Stockpiles and construction
materials shall be covered, enclosed on all sites, not stored in contact with the soil, and
located as far away as possible from drain inlets and any waterway.
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7. Trash and debris shall be disposed of in proper trash and recycling receptacles at the
end of each construction day. Solid waste, including excess concrete, shall be disposed
of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
8. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
9. The Project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
10. The Applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be caused by the revocation of this
Coastal Development Permit.
11. 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 are detrimental to the public health, and welfare or materially
injurious to Property or improvements in the vicinity or if the Property is operated or
maintained to constitute a public nuisance.
12. Prior to the issuance of building permits, the Applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
13. Prior to the issuance of building permits, the Applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
14. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
15. Prior to the issuance of a building permit, 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.
16. 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.
17. Construction activities shall comply with Section 10.28.040 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,
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and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are
not allowed on Sundays, or Holidays.
18. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code.
19. Prior to the issuance of the building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
20. Should the Property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
21. This Coastal Development Permit No. PA2024-0014 shall expire unless exercised within
24 months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
22. To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any 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 Santaniello Residence including but not limited to,
Coastal Development Permit No. PA2024-0014 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 the Applicant, City, and/or the parties initiating or
bringing such proceeding. The Applicant shall indemnify the City for all the City's costs,
attorneys' fees, and damages, which the City incurs in enforcing the indemnification
provisions outlined in this condition. The Applicant shall pay to the City upon demand any
amount owed to the City under the indemnification requirements prescribed in this
condition.
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Attachment No. ZA 2
Vicinity Map
14
VICINITY MAP
Coastal Development Permit No. PA2024-0014
1206 Blue Gum Lane
Subject Property
15
Attachment No. ZA 3
Project Plans
16
17
18
SYMBOLS AND ABBREVIATIONS
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
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
POOL/ SPA/
WATER FEATURE
DRAIN INLET CALLOUT
CONSTRUCTION NOTE
PROPOSED SPOT ELEVATION
(XX.XX)
FG EXISTING SPOT ELEVATION
GRADE SLOPE PERCENTAGE
XX %
WOOD DECK
PROPOSED TRENCH DRAIN
DS
CO
V
E
R
S
H
E
E
T
1 5
G-01
VICINITY MAPPROPOSED REDEVELOPMENT
ARCHITECT:
G-02 PRECISE GRADING PLAN
COVER SHEET
SHEET INDEX
G-01
CIVIL ENGINEER:
EARTHWORK QUANTITIES
SOILS ENGINEER:
NOTES TO OWNER, CONTRACTOR & ARCHITECT
CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION
PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY
FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF
ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE
LIMITED TO NORMAL WORKING HOURS, AND CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND,
INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN
CNNECTION WITH THE PERFORMANCE OF WORK ON PROJECT.
THE ESTIMATE OF QUANTITIES AS SHOWN HEREON ARE
PROVIDED ONLY FOR THE PURPOSE OF SATISFYING PLAN
INFORMATION REQUIREMENTS. THE CONTRACTOR SHALL
PERFORM AN INDEPENDENT ESTIMATE OF ALL QUANTITIES
AS A BASIS FOR HIS BIDS AND CONTRACTS.
GRADING & DRAINAGE DETAILS
DRAINAGE METHODOLOGY
THE PROPOSED METHOD OF DRAINAGE FOR THIS PROJECT
INVOLVES THE COLLECTION OF SURFACE DRAINAGE IN LANDSCAPED
AREAS AND THE COLLECTION OF FLOWS VIA AREA DRAINS AND
ENTRANCE INTO A SUBTERRANEAN DRAIN PIPE NETWORK TO SAFELY
DISCHARGE STORM RUNOFF TO THE EXISTING MAINLINE STORM
DRAIN SYSTEM. ROOF DOWNSPOUTS AND DECK DRAINS WILL
CONNECT DIRECTLY TO NEAREST AREA DRAINS.
ALL EXISTING TOPOGRAPHY AND PROPOSED GRADES SHOULD BE FIELD VERIFIED.
NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHOULD BE CONDUCTED AND IT
SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES
OR STRUCTURE FOUND ON THE SITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIR
DISCOVERY.
EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANS ARE ESTIMATES FOR AGENCY
SUBMITTAL AND NOT TO BE USED FOR CONSTRUCTION COST ESTIMATES FOR BIDDING PURPOSES. CONTRACTOR (S)
MUST DEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.
A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/OR GEOLOGIST. SOIL AND EARTH
ACCEPTABILITY ARE NOT UNDER PURVIEW OR THE RESPONSIBITLITY OF DESIGN ENGINEER FOR THIS PLAN. DZNE,
INC. DOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTER CONSTRUCTION AND HAS NO
RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.
ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN AND NOT BY INFORMATION
SHOWN ON THIS PLAN. DESIGN OF RETAINING WALL IS BY OTHERS, NOT DZNE, INC.
1.
2.
3.
4.
5.
6.
PROJECT TEAM
ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC),THE PROJECT SOILS
REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.
1.
DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.2.
SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.3.
WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM
SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC.4.
NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC.5.
THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.6.
PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES.7.
APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING
PROPERTIES DURING THE GRADING OPERATION.
8.
CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND
APPROVED BY THE BUILDING OFFICIAL.
9.
HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND
PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.
10.
POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPE AREAS.11.
FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE
APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.
12.
ALL PLATIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000
WITH GLUED JOINTS.
13.
TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15.1.
EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15.2.
BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH
WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF
THE YEAR, THEY SHALL BE IN PLACE AT THE END OF WORKING DAY, WHENEVER THE DAILY RAINFALL PROBBABILITY
EXCEEDS 50 PERCENT.
3.
TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED FOR THE DURATION OF THE PROJECT.4.
A PRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING
PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGISTS, CITY
BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE
MEETING.
1.
A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB-GRADE PREPARATION FOR
THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS
ENGINEER, CITY BULDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED
AT THE MEETING.
2.
NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TO ENTER STREETS CURBS,
GUTTERS OR STORM DRAINS. ALL MATERIAL SHALL AND WASTE SHALL BE REMOVED FROM THE SITE.14.
EROSION CONTROL
REQUIRED INSPECTIONS
AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE
SOILS ENGINEER PRIOR TO PLACING OF THE FILL.4.
FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.5.
ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS
ARE ADDED.6.
ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND
APPROVED BY THE SOILS ENGINEER.
7.
THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF
FILL IN CANYONS, INSPECT EACH CANYONS FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF,
OR POSSIBILITY OF FUTURE ACCUMULATION OF, SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE
DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON.
8.
THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE.9.
ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION,
AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRED CORING OF CONCRETE
FLATWORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING.
10.
THE STOCKPILLING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT.11.
LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC.12.
ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO
A DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR
POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARY
TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.
13.
WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BE NECESSARY BY THE
ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN,
LOCATIONS AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.
14.
THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS
FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION
15.
WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE OF THE BEDROCK
IF EXTENSIVELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE
ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WIL BE PLACED.
16.
THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING.17.
NOTIFICATION OF NONCOMPLIANCE: IF, IN THE CURSE OF FULLFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER,
THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING
DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED
IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR.
RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING
DEPARTMENT FOR APPROVAL.
18.
DOCUMENTATION
AN AS-BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE
ELEVATIONS, AS GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS AND
ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL
THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER
OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION.
1.
A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATIONS OF FIELD
DENSITY TEST. SUMMARIES OF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND
COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE
SOILS ENGINEER INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APROVALAS TO THE ADEQUACY OF THE SITE
FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOB SPECIFIACATIONS.
2.
A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF
THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT
OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE
WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AFFECTED BY THE GEOLOGIC
FACTORS.
3.
GENERAL
ITEM DESCRIPTION QTY
RAW FILL 10 CY
NET EXPORT 55 CY
1
2
3
OVER EXCAVATION (3 FT) 467 CY4SOILS AND GEOLOGIST CERTIFICATION
THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE IN
CONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILS AND
GEOLOGIST REPORT FOR THIS PROJECT.
DATE
BY:
BY:
ENTITLED:
DATED:
FIRM NAME:
JOB NUMBER:
DATE
RAW CUT 65 CY
GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.1.
FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED
SURFACE.
2.
GRADING FILLS/CUTS
ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS
DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TEST SHALL BE
PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO
THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.
3.
1206 BLUE GUM LANE, NEWPORT BEACH, CA 92660
LAND SURVEYOR:
ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL
REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE
PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO
COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
7.
G-03
EROSION CONTROL PLAN
GRADING NOTES
DAVID HOHMANN
250 BAKER ST. E
COSTA MESA, CA 92626
PHONE: 714 241-3600
dhohmann@sbcglobal.net
RdM SURVEYING, INC.
23016 LAKE FOREST DRIVE #409
LAGUNA HILLS, CA 92653
CONTACT: RON MEDIEMA, L.S. 4653
P : (949) 858-2924
C: (949) 422-1869
rdmsurveying@cox.net
G-04
SOILS RECOMMENDATIONS
NOT TO SCALE
POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE
REVIEWS AND PERMITS.15.
FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY COMBINATION THEREOF SHALL
NOT EXCEED 42 INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK
AREA(S).
16.
G-05
1. ALL EXISTING TOPOGRAPHY AND PROPOSED GRADES SHOULD BE FIELD
VERIFIED.
2. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL BE RESPONSIBLE
TO PROTECT UTILITIES OR STRUCTURES FOUND ON THE SITE AND TO NOTIFY
OWNER/ENGINEER IMMEDIATELY TO RESOLVE ANY CONFLICTS OR ISSUES WITH
PROPOSED GRADING DESIGN
3. GRADING AND/OR LANDSCAPE CONTRACTOR SHALL GRADE ALL AREAS TO
POSITIVE DRAIN (2% MIN) AND SHALL EXERCISE CARE IN CONSTRUCTION OF
MOUNDS AND SWALES SO PONDING WILL NOT OCCUR.
4. UNLESS OTHERWISE NOTED, FINISHED FLOOR ELEVATION MUST BE ABOVE
ADJACENT FINISHED GRADE OR SURFACE AS SHOWN BELOW:
5. COMPLY WITH MINIMUM SLOPE AT THE FOLLOWING AREAS:
EARTH (FG) 5% (MINIMUM)
FLATWORK (FS) 2% (MINIMUM)
SLOPE DRAIN LINES 1% (MINIMUM)
6. PAD ELEVATION IS ASSUMED TO BE BASED ON SOILS REPORT & STRUCTURAL
PLANS. CONTRACTOR TO VERIFY WITH LATEST SOILS REPORT AND
STRUCTURAL ENGINEER FOR EXACT DESIGN RECOMMENDATIONS.
7. ALL ROOF SHALL BE GUTTERED AND DOWNSPOUTS CONNECTED TO THE
NEAREST AREA DRAIN INLET TO THE STORM DRAIN SYSTEM.
8. TREE BOXES SHALL HAVE ROOT BARRIERS PER LANDSCAPE
PLANS.TOPOGRAPHIC SURVEY SHOWN ON THE PRECISE GRADING PLAN SET IS
FOR REFERENCE PURPOSES ONLY.
9. TOPOGRAPHIC SURVEY SHOWN ON THE PRECISE GRADING PLAN SET IS FOR
REFERENCE PURPOSES ONLY
10. LAND SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR
OFFSETS BEFORE STARTING GRADING WORK..
GRADING NOTES
grading plans for:
3"
* FOR GRADES LOCATED WITHIN 10 FT OF BUILDING FOUNDATION PER [CRC R401.3]
FF PER PLAN
8"
FF PER PLAN
5% MIN2% MIN
FINISHED GRADE (FG)FINISHED SURFACE (FS)
DZN ENGINEERNG
166 MATISSE CIRCLE
ALISO VIEJO, CA 92656
TEL: 949-305-8920
CONTACT: RONIE DEMA-ALA
d'zn engineering
PLANS PREPARED BY:
30
A
2
0
2
4
2
2
4
7
G
R
D
S
t
i
l
l
d
THESE PLANS WERE PREPARED
UNDER THE SUPERVISION OF:
IN
M
ISS
ED AL
ON
L
A-A ENG
A
E
P
R
DINOISTERE
ROF
.L
No. C54067
E
REG
LI A
IALFORNIICS
EXP.
ETATOF
V
12/31/25
C
EER
166 MATISSE CIRCLE
ALISO VIEJO, CA 92656
TEL: (949) 305-8920
CLIENT/OWNER:
SUSAN
SANTANIELLO
1206 BLUE GUM LANENEWPORT BEACH, CA 92660
SHEET TITLE
PROJECT_ADDRESS
1206 BLUE GUM LANE
NEWPORT BEACH, CA 92660
BENCHMARK
-
-
APN: 425-122-03
DATE:
22 FEB 2024
ENGINEER:
R. DEMA-ALA
CHECKER:R. DEMA-ALA
PROJECT_No:2247
REVISIONS
STATUS:
SUBMITTAL 1
SHEET
OF SHEETS
A.IMPERVIOUS
1. BUILDING
EXISTING
PERVIOUS
AREAS IN SF
DESCRIPTION
B.
PROPOSED ADDED/
REPLACED
943
TOTAL
SITE DATA
LOT SIZE
3. HARDSCAPE
4. POOL/ SPA
5. WOOD DECK
TOTAL
0
573
2, 652
2. DRIVEWAY
0
4, 168
2, 432
6, 600
4, 947
1, 653
(779)
779
1, 437
141
327
3, 042 (390)
246
(494)
(141)
0
PROJECT SITE
THIS IS NOT A SIGNIFICANT REDEVELOPMENT PROJECT AS THE
TOTAL IMPERVIOUS AREA THAT HAS BEEN ADDED/REPLACED IS
LESS THAN 5,000 SF. THUS, A WQMP IS NOT REQUIRED.
“ANY CHANGES TO THE HARDSCAPE / LANDSCAPE MUST BE
INDICATED ON A REVISED PRECISE GRADING PLAN, APPROVED BY
THE CITY, AND MAY TRIGGER A WATER QUALITY MANAGEMENT PLAN
(WQMP) CONSISTENT WITH THE MODEL WQMP, EXHIBIT 7.II.”
EGA CONSULTANTS, INC.
375-C MONTE VISTA AVENUE
COSTA MESA, CA 92627
PHONE (949) 642 9309
FAX (949) 642-1290
GEOTECHNICAL INVESTIGATION
RD456.1
EGA CONSULTANTS, INC.
SEPTEMBER 25, 2023
DAVID WORTHINGTON, CEG 2124
PRINCIPAL ENGINEERING GEOLOGIST
PAUL DURAND, PE, RCE 58364
SR. PROJECT ENGINEER
19
N 50°10'30" W 119.96'
N 3
9
°
4
9
'
3
0
"
E
5
5
.
0
0
'
N 50°10'30" W 119.96'
N 3
9
°
4
9
'
3
0
"
E
5
5
.
0
0
'
LOT 14
BL
U
E
G
U
M
L
A
N
E
BUILDING
BUILDING
GM
GARAGE
AC U
N
I
T
GRAVELGRAVELGRAVEL
MULT
I
TRU
N
K
END FENCE
PILEA
S
T
E
R
TYP
I
C
A
L
(98.34)RIDGE
(95.41)RIDGE
(101.97)RIDGE
(80
.
8
N
G
)
(82.98NG)
(79.2)
(79.
0
9
N
G
)
(78.8)
(78.72FS)
(78.6)
(83.2N
G
)
(81
.
5
5
N
G
)
(81.34
N
G
)
(81.
0
1
N
G
)
X X X X (78.2
7
F
L
)
(78.34FL)
(78
.
9
1
T
C
X
)
(78.3
6
F
L
)
(78.
5
1
F
L
)
(79.
0
3
T
C
X
)
(78.79FL)
(79.21TC)
(78.76
F
L
)
(78.70FL)
3" OU
T
L
E
T
3"
O
U
T
L
E
T
3" OUTLET
(79
.
9
6
N
G
)
WM
(79
.
1
4
T
C
)
CA
B
L
E
T
V
CABLE TV
EDISON
(79.
1
3
F
S
)
12"
T
R
E
E
(79
.
1
6
F
S
)
(79.5
5
F
S
)
(79.
5
6
F
S
)
(79
.
2
7
F
S
)
(81
.
1
3
F
S
)
(80.79FS)
(81.43GF)
(80.
9
6
F
S
)
(81.
1
5
F
S
)
(81
.
2
2
F
S
)
(81.
9
6
F
F
)
(81.3
N
G
)
(81.3
8
F
S
)
(81.50FS)(82.88FS)
(81.04FS)
(81
.
4
9
F
S
)
(81
.
0
4
F
S
)
(80.91TG)(80.91TG)
(81.70FS)
X
X
X
X X X X X
XX
X
X
XX
(82.21
T
W
)
(81
.
8
8
T
W
)
CATCH
BASIN
BO
X
20.1
28.0
4.0
6.0
CF.W. 2.0 GUTTER
5.0
5.0
4.9
4.5
28.0
MAI
L
B
O
X
(81.
3
N
G
)
(79.
3
7
F
S
)
(78.90TC)
(78.93TC)
(79
.
4
9
F
S
)
(80.13TW)
X
(81
.
5
F
S
)
(81.5
F
S
)
(81.
5
F
S
)
(82.9
F
S
)
(82.9F
S
)
(82.9F
S
)
(81.4
F
S
)
(81.4F
S
)
(81.
4
F
S
)
19.7
(81.9
T
W
)
PROPERTYLINE
PROPERTYLINE
PROPERTYLINE
PROPERTYLINE
CENTERLINE
SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
N 50°10'30" W 119.96'
N 3
9
°
4
9
'
3
0
"
E
5
5
.
0
0
'
N 50°10'30" W 119.96'
N 3
9
°
4
9
'
3
0
"
E
5
5
.
0
0
'
LOT 14
BL
U
E
G
U
M
L
A
N
E
BUILDING
BUILDING
GM
GARAGE
AC U
N
I
T
GRAVELGRAVELGRAVEL
MULT
I
TRU
N
K
END FENCE
PILEA
S
T
E
R
TYP
I
C
A
L
(98.34)RIDGE
(95.41)RIDGE
(101.97)RIDGE
(80
.
8
N
G
)
(82.98NG)
(79.2)
(79.
0
9
N
G
)
(78.8)
(78.72FS)
(78.6)
(83.2N
G
)
(81
.
5
5
N
G
)
(81.34
N
G
)
(81.
0
1
N
G
)
X X X X (78.2
7
F
L
)
(78.34FL)
(78
.
9
1
T
C
X
)
(78.3
6
F
L
)
(78.
5
1
F
L
)
(79.
0
3
T
C
X
)
(78.79FL)
(79.21TC)
(78.76
F
L
)
(78.70FL)
3" OU
T
L
E
T
3"
O
U
T
L
E
T
3" OUTLET
(79
.
9
6
N
G
)
WM
(79
.
1
4
T
C
)
CA
B
L
E
T
V
CABLE TV
EDISON
(79.
1
3
F
S
)
12"
T
R
E
E
(79
.
1
6
F
S
)
(79.5
5
F
S
)
(79.
5
6
F
S
)
(79
.
2
7
F
S
)
(81
.
1
3
F
S
)
(80.79FS)
(81.43GF)
(80.
9
6
F
S
)
(81.
1
5
F
S
)
(81
.
2
2
F
S
)
(81.
9
6
F
F
)
(81.3
N
G
)
(81.3
8
F
S
)
(81.50FS)(82.88FS)
(81.04FS)
(81
.
4
9
F
S
)
(81
.
0
4
F
S
)
(80.91TG)(80.91TG)
(81.70FS)
X
X
X
X X X X X
XX
X
X
XX
(82.21
T
W
)
(81
.
8
8
T
W
)
CATCH
BASIN
BO
X
20.1
28.0
4.0
6.0
CF.W. 2.0 GUTTER
5.0
5.0
4.9
4.5
28.0
MAI
L
B
O
X
(81.
3
N
G
)
(79.
3
7
F
S
)
(78.90TC)
(78.93TC)
(79
.
4
9
F
S
)
(80.13TW)
X
(81
.
5
F
S
)
(81.5
F
S
)
(81.
5
F
S
)
(82.9
F
S
)
(82.9F
S
)
(82.9F
S
)
(81.4
F
S
)
(81.4F
S
)
(81.
4
F
S
)
19.7
(81.9
T
W
)
PROPERTYLINE
PROPERTYLINE
PROPERTYLINE
PROPERTYLINE
CENTERLINE
SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
PROPERTY LINE & LIMITS
OF GRADING PERMIT
PROPERTY LINE & LIMITS
OF GRADING PERMIT
PROPERTY LINE & LIMITS OF
GRADING PERMIT
(83.0
)
FG
15.10'
(78.79) FL
3" OUTLET
1
81.07 TG
80.07 INV
80
.
0
0
T
G
79.
0
0
I
N
V
3
(81.7
8
)
NG
(81.
0
)
NG
81.0 TG
79.60 INV 2
80.82 TG
79.87 INV3
80.67 TG
79.67 INV3
79.47
INV
8.1.00 TG
80.30 INV 3
79.98
INV
3
82
.
8
3
T
G
80
.
1
2
I
N
V
5%
2%
1"
80.40 TG
79.35 INV2 80.20TG
79.15 INV2 80.05 TG
79.00 INV2 79.85 TG
78.80 INV2 79.68 TG
78.63 INV2
81.75
FS
81.71
FS
2%
79.54 TG
78.54 INV1
78.20 TC
78.88 INV31
3'-
0
"
83.13 TG80.24 INV 2
79.04
INV
80.84 TG
79.32 INV 3
81.34 TG
79.52 INV 381.84 TG
79.72 INV 382.34 TG
79.92 INV 3
8
21
81.75
FS
80.7
2
FS
7.38%
79.16
FS
10%2%
82.0 TOS
____ PAD
1"
12"
81
.
0
G
F
F
1%
80.72
FS
(8
0
.
8
0
G
F
F
)
0.9%
79.38
FS
2%
81.75
FS 81.91
FS
81.91
FS
81.75
FS
2%
4
4
4
5
5
5
80.39 TG79.14 INV 3
6
6
21
1%
1%
25
'
-
0
"
3'-
0
"
(M
A
X
.
)
DS
7
DS
7
DS7
DS7
DS
7
DS
7
PROPERTY LINE & LIMITS
OF GRADING PERMIT
79.08
FS
(78.34 FL)
3" OUTLET
78.96 TC78.46 INV31
78.4
8
FS
79.30
FS
78.7
0
FS
79.18
T
C
78.6
2
F
L
81.33
FG
81.77
FS
81.33
FG
81.5
FG
81.33
FG
81.33
FG
6.34%
21
81.33
FG
81.33
FG
SECTION A1 SECTION A1
SECTION A2 SECTION A2
SE
C
T
I
O
N
B
SE
C
T
I
O
N
B
s s s s
33
32
34
35
22
WM
87.71
TW
87.7
1
TW
84
82
80
78
(81.
7
8
)
NG (81.
4
8
)
NG
(81.
5
)
NG
5% MIN. SLOPE
79.6
INV
2
81.3
3
FG
(81.5
)
FS
PL
(81.4
)
FS
PL
(81.5
)
FS
(78
.
7
1
)
FL
(80
.
8
)
NG
(85.
6
7
)
TW
EXISTING
FENCE
79.6
INV
2
81.33
FG
82.0 TOS 1%
81.0
GFF
80.8
0
GFF
80.7
2
FS
7.38%
79.1
6
FS
78.4
8
FS
8
PROPOSED
GRADE
EXISTING
GRADE
79.0
8
FS
(79.
2
7
)
FS
(78
.
3
4
F
L
)
3" O
U
T
L
E
T
2%10%
5%
3.0
0
'
3' OVER-EXCAVATION AS
PER SOIL'S REPORT
4
5
SYMBOLS AND ABBREVIATIONS
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
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
POOL/ SPA/
WATER FEATURE
DRAIN INLET CALLOUT
CONSTRUCTION NOTE
PROPOSED SPOT ELEVATION
(XX.XX)
FG EXISTING SPOT ELEVATION
GRADE SLOPE PERCENTAGE
XX %
WOOD DECK
PROPOSED TRENCH DRAIN
DS
1. 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.
2. 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.
3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND
UNDERPINNING.”
4. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE
OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.
5. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS
BEFORE STARTING GRADING.
6. 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.
7. 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:
84
82
80
78
(81.7
8
)
NG
5% MIN. SLOPE
79.6
INV
2
(82.
9
)
FS
PL
(81.
4
)
FS
PL
(81.4
)
FS(82.
9
8
)
NG
(83
.
6
6
)
TW
EXISTING
FENCE
80.0
7
INV
2
81.3
3
FG
82.0 TOS 2%
81.7
4
FS
81.9
1
FS
2%
81.91
FS 81.5
0
FS 79.1
4
TC80.1
3
TW
(79.
4
9
)
FS
(81.
6
9
)
FS
(81.
9
6
)
FF (81
.
3
)
NG
(81.1
5
)
FS
3.0
0
'
3' OVER-EXCAVATION AS
PER SOIL'S REPORT
5%
4
5
4" OF 34" GRAVEL
2" SAND
21
PLPL
82.0 TOS 2%
81.75
FS
2%
81.9
1
FS
(81.
5
5
)
NG
81.7
5
FS
81.6
9
FS81.6
8
FS
(78
.
6
)
FS
(81.9
)
TW
(82.
8
8
)
FS
(82.
9
0
)
FS(81.
5
0
)
FS
84
82
80
78
(81.
0
4
)
FS (81.
4
9
)
FS
3.0
0
'
PROPOSED
GRADE
EXISTING
GRADE
3' OVER-EXCAVATION AS
PER SOIL'S REPORT 4
4" OF 3
4" GRAVEL
2" SAND
PR
E
C
I
S
E
G
R
A
D
I
N
G
P
L
A
N
2 5
G-0220
GRAPHIC SCALE: 1"= 10'
10 300
SCALE: 1"=10'
PRECISE GRADING PLAN
SCALE: 1/8"=1'-0"SECTION A1
SCALE: 1/8"=1'-0"
SECTION B-B
SCALE: 1/8"=1'-0"
SECTION A2
d'zn engineering
PLANS PREPARED BY:
THESE PLANS WERE PREPARED
UNDER THE SUPERVISION OF:
IN
M
ISS
ED AL
ON
L
A-A ENG
A
E
P
R
D
INOISTERE
ROF
.L
No. C54067
E
REG
LI A
IALFORNIICSEXP.
E
TATOF
V
12/31/25
C
EER
166 MATISSE CIRCLE
ALISO VIEJO, CA 92656
TEL: (949) 305-8920
CLIENT/OWNER:
SUSAN
SANTANIELLO
1206 BLUE GUM LANENEWPORT BEACH, CA 92660
SHEET TITLE
PROJECT_ADDRESS
1206 BLUE GUM LANE
NEWPORT BEACH, CA 92660
BENCHMARK
-
-
APN: 425-122-03
DATE:
22 FEB 2024
ENGINEER:
R. DEMA-ALA
CHECKER:R. DEMA-ALA
PROJECT_No:2247
REVISIONS
STATUS:
SUBMITTAL 1
SHEET
OF SHEETS
CONSTRUCTION NOTES:
ROOF DOWNSPOUT DISCHARGE DIRECT-CONNECT TO SITE
DRAINAGE PIPING AS PER SOILS REPORT RECOMMENDATIONS.
SEE DETAIL 7 ON G-03.
1
4
22
21
2
3
6INSTALL 18x18 SHALLOW CATCH BASIN-PER FLO-GARD, LOPRO, FG-M1818 OR
APPROVED EQUAL. SEE DETAIL 1 ON G-03. (TIE INTO EXISTING CURB OUTLET).
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.
INSTALL 6" PLANTER DRAIN W/ ATRIUM GRATE, NDS 80 OR EQUAL SEE
DETAIL 3 ON G-03.
5 INSTALL 4" LATERAL DRAIN PIPE, SDR 35 PVC OR EQUAL
INSTALL CHANNEL DRAIN WITH TRAFFIC RATED GRATE. SEE
DETAIL 8 ON G-03.8
CONSTRUCT DRIVEWAY PER CITY DETAIL STD-162.
CONSTRUCT NEW PROPERTY WALL PER ARCHITECTURAL PLANS.
7
INSTALL 6" PERFORATED SCH 40 PIPE SURROUNDED BY 1 CUBIC
FEET OF CRUSHED ROCK, WRAPPED WITH GEO FABRIC PER SOILS
REPORT. PIPE LENGTH=15'. SEE DETAIL 6 ON SHEET G-03.
33 INSTALL NEW SEWER CLEANOUT OVER EXISTING
LATERAL PER CITY DETAIL STD-406.
32 RELOCATE WATER METER.
34 RELOCATE MAIL BOX AS PER
ARCH./SITE/LANDSCAPE PLAN.
35 RELOCATE CABLE TV BOX.
31 CONNECT TO EXISTING CURB OUTLET
PER CITY STD-184.
20
1
7
2% SLOPE
EXTERIOR ROOF DOWNSPOUNT DRAIN
LOCATION PER PLAN
CONCRETE FLOOR SLAB
PAD ELEVATION
SLA
B
O
N
G
R
A
D
E
PER
S
O
I
L
S
R
E
P
O
R
T
A
N
D
STR
U
C
T
U
R
A
L
F
O
U
N
D
A
T
I
O
N
D
E
T
A
I
L
S
24" CONCRETE SWALE FLOWLINE ELEVATION
PER PLAN
6"
2% SLOPE
COMPACTEDSUBGRADE PER SOIL REPORT
FF
SCALE 1 1/2"=1'-0"
IN-WALL DOWNSPOUT/
DECK DRAIN DIRECTLY CONNECTED TO DRAIN LINE
8
4"
(
M
I
N
)
(INV) ELEVATION PER PLAN
(TG) ELEVATION PER PLAN
FINISHED SURFACE PER PLAN
MICRO CHANNEL DRAIN WITH STRUCTURAL FOAMPOLYOLEFIN CHANNEL GRATE WITH UV INHIBITOR AND
PER NDS 500 (CHANNEL) & 543 (GRATE) OR APPROVED
EQUAL
CONCRETE FLATWORK ON
GRADE (4" MIN) PER SOILS
REPORT
NDS ANCHOR STAKE
OR APPROVED EQUAL
COMPACTED SUBGRADEPER SOILS REPORT
SCALE: 1 1/2"=1'-0"CHANNEL DRAIN/GRATE (FINISHED SURFACE)
4"
6"
DEP
T
H
AS
REQ
U
I
R
E
D
SCALE:1 1/2"=1'-0"
AREA DRAIN - ATRIUM GRATE(FINISHED GRADE)
4" ATRIUM GRATE, FLAT TOP STRUCTURAL FOAM POLYOLEFIN
GRATE WITH UV INHIBITOR PER NDS 75 OR APPROVED EQUAL
4" DIA. PVC 90deg. ELBOW FITTING
5% MIN. SLOPE(TG) ELEVATION PER PLAN
5% MIN. SLOPE
FINISH GRADE PER PLAN
4" DIA. PVC PIPE RISER AS REQUIRED TO MAIN LINE DRAIN
DE
P
T
H
A
S
R
E
Q
U
I
R
E
D
6"x6"x4" SQUARE GRATE & ADAPTER (LOW PROFILE) &
STRUCTURAL FOAM POLYOLEFIN REMOVABLE GRATE
WITH UV INHIBITOR AND STAINLESS STEEL SCREWS
PER NDS 640 OR APPROVED EQUAL
SCALE:1 1/2"=1'-0"
AREA DRAIN - SQUARE GRATE(FINISHED SURFACE)
COMPACTEDSUBGRADE PER SOIL REPORT
4" DIA. PVC 90deg. ELBOW FITTING
MAIN TO DRAIN LINE
4" DIA. PVC PIPE RISER AS REQUIREDCONCRETE FLATWORK ON GRADE (4" MIN.)
PER SOILS REPORT
2
2% MIN. SLOPE 2% MIN. SLOPE(TG) ELEVATION PER PLAN FINISH GRADE PER PLAN
3
6
SCALE:1 1/2"=1'-0"
PERFORATED DRAIN/TRENCH DETAIL
1'-0"
1'-6
"
4" DIA MIN. FRENCH DRAIN
PERFORATION AT BOTTOM
34" CRUSHED ROCK
4" CONCRETE OR 6" TOPSOIL
FILTER CLOTH LAP
12" AT TOPSHALLOW CONCRETE CATCH BASIN
INV
PER
P
A
N
GRATE OR SOLID COVER
FG-M1818
INLET FLUME WITH RUBBER GASKET
BYPASS WEIR FRAME
MATRIX FILTER BODY WITH GEOTEXTILE
COVER
CLIP-IN "FOSSIL ROCK" ABSORBENT POUCH
SCALE 1 1/2"=1'-0"
MAIN DRAIN OUTLET - LOW PROFILE
4" PVC PIPE
DR
A
I
N
A
G
E
D
E
T
A
I
L
S
3 5
G-03
d'zn engineering
PLANS PREPARED BY:
THESE PLANS WERE PREPAREDUNDER THE SUPERVISION OF:
IN
M
ISS
ED AL
ON
LA-AENG
A
E
P
R
DINOISTERE
ROF
.L
No. C54067
E
REG
LI A
IALFORNIICS
EXP.
E
TATOFV
12/31/25
C
EER
166 MATISSE CIRCLEALISO VIEJO, CA 92656
TEL: (949) 305-8920
CLIENT/OWNER:
SUSAN
SANTANIELLO
1206 BLUE GUM LANE
NEWPORT BEACH, CA 92660
SHEET TITLE
PROJECT_ADDRESS
1206 BLUE GUM LANE
NEWPORT BEACH, CA 92660
BENCHMARK
-
-
APN: 425-122-03
DATE:
22 FEB 2024ENGINEER:
R. DEMA-ALA
CHECKER:R. DEMA-ALA
PROJECT_No:2247
REVISIONS
STATUS:
SUBMITTAL 1
SHEET
OF SHEETS
21
1.WIND EROSION BMPS (DUST CONTROL) SHAL BE IMPLEMENTED.
2. SEDIMENT CONTROL BMPS SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN INLETS.
3. BMPS TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED.
4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPS SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF
STORM WATER BY WASTES AND CONSTRUCTION MATERIALS.
5. APPROPRIATE NON-STORM WATER BMPS SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION
ACTIVITIES.
6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPS AS NEEDED TO
COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS
A FORECASTED, 50% CHANCE OF RAIN).
7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPS (AT THE SITE PERIMETER, SITE SLOPES AND OPERATIONAL INLETS
WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT
HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPS AS DESCRIBEDIN ITEM H ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT.
8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPS (PHYSICAL OR VEGETATION) SHOULD COMMENCE AS SOON AS PRACTICAL ON SLOPES THATARE COMPLETED FOR ANY PORTION OF THE SITE. STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT
HAVE BEEN COMPLETED.
1. IN CASE OF EMERGENCY, CALL AT OFFICE PHONE #
2. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURAL CONTROLS
TO THE MAXIMUM EXTENT PRACTICABLE.
3. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO
STREETS. DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TACKING, OR WIND.
4. APPROPRIATE BMP'S FOR CONSTRUCTION-RELATED MATERIALS, WASTES, AND SPILLS, SHALL BE IMPLEMENTED TOMINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTIES BY WIND OR
RUNOFF.
5. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES UNLESS TREATED
TO REDUCE OR REMOVE SEDIMENT AND OTHER POLLUTANTS.
6. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF THE REQUIRED
BEST MANAGEMENT PRACTICES AND GOOD HOUSEKEEPING MEASURES FOR THE PROJECT SITES AND ANYASSOCIATED CONSTRUCTION STAGING AREAS.
7. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY ALL CONSTRUCTION DEBRIS AND WASTE MATERIALS SHALL
BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS.
8. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM DOES NOT CARRY
WASTES OR POLLUTANTS OFF THE SITE. DISCHARGES OF MATERIAL OTHER THAN STORMWATER ONLY WHEN
NECESSARY FOR PERFORMANCE AND COMPLETION OF CONSTRUCTION PRACTICES AND WHERE THEY DO NOT:
CAUSE OR CONTRIBUTE TO A VIOLATION OF ANY WATER QUALITY STANDARD: CAUSE OR THREATEN TO CAUSE
POLLUTION, CONTAMINATION, OR NUISANCE: OR CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTITY REPORTABLE
UNDER FEDERAL REGULATIONS 40 CFR PARTS 117 & 302.
9. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROMPAINTS, STAINS, SEALANTS, GLUES, LIMES, PESTICIDES, HERBICIDES, WOOD PRESERVATIVES AND SOLVENTS;
ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS: FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR
OR BATTERY FLUIDS; FERTILIZERS, VEHICLES/ EQUIPMENT WASH WATER AND CONCRETE WASH WATER; CONCRETE,DETERGENT OR FLOATABLE WASTES; WASTES FROM ANY ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL
DEGREASING; AND SUPER CHLORINATED POTABLE WATER LINE FLUSHING. DURING CONSTRUCTION, PERMITEE SHALL
DISPOSE OF SUCH MATERIALS IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON SITE. PHYSICALLY
SEPARATED FROM POTENTIAL STORM WATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL,
STATE AND FEDERAL REQUIREMENTS.
10. DEWATERING OF CONTAMINATED GROUNDWATER, OR DISCHARGING CONTAMINATED SOILS VIA SURFACE EROSION IS
PROHIBITED. DEWATERING OF NON-CONTAMINATED GROUNDWATER REQUIRES A NATIONAL POLLUTANT DISCHARGEELIMINATION SYSTEM PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD.
11. GRADED AREAS ON THE PERMITTED AREA PERIMETER MUST DRAIN AWAY FROM THE FACE OF SLOPES AT THE
CONCLUSION OF EACH WORKING DAY. DRAINAGE IS TO BE DIRECTED TOWARD DESILTING FACILITIES.
12. THE PERMITEE AND CONTRACTOR SHALL BE RESPONSIBLE AND TAKE NECESSARY PRECAUTIONS TO PREVENT
PUBLIC TREPASS ONTO AREAS WHERE IMPOUNDED WATER CREATES A HAZARDOUS CONDITION.
13. THE PERMITEE AND CONTRACTOR SHALL INSPECT THE EROSION CONTROL WORK AND INSURE THAT THE WORK IS IN
ACCORDANCE WITH THE APPROVED PLANS.
14. THE PERMITEE AND CONTRACTOR SHALL NOTIFY ALL GENERAL CONTRACTORS, SUBCONTRACTORS, MATERIAL
SUPPLIERS, LESSEES, AND PROPERTY OWNERS: THAT DUMPING OF CHEMICALS INTO THE STORM DRAIN SYSTEM OR
THE WATERSHED IS PROHIBITED.
15. EQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY
SEASON. NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LACATIONS TO
FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES WHEN RAIN IS IMMINENT.
16. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN
5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.
17. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN EFFECTIVECOMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE, AND STOCKPILES OF
SOILS SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE STREETS, DRAINAGE
FACILITIES OF ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND.
18. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES SPILLS OR RESIDUES SHALL BE
IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE THE SITE TO STREETS, DRAINAGE
FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF.
RAY RUTTER
DRY SEASON REQUIREMENTS (MAY-SEPTEMBER)
WET SEASON REQUIREMENTS (OCTOBER-APRIL)
N.P.D.E.S. NOTES:
(949) 863-1298
1. WHERE APPROPRIATE SEDIMENT CONTROL BMPS SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND
AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON.
2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPS (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED FOR ALL
COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON. THESE BMPS MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SLECTED
BMPS FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILUREOF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR
REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPS SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION.
3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHAL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY
EROSION CONTROL AND SEDIMENT CONTROL BMPS PRIORT TO A PREDICTED RAINSTORM.
4. A DISTURBED AREA THAT IS NOT COMPLETED BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA) SHALL BE FULLY PROTECTED FROM
EROSION WITH TEMPORARY OR PERMANENT BMPS (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT
SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPS MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING PADS,UNFINISHED ROADS, AND SLOPES.
5. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENTS BMPS NECESSARY TO COMPLETELY PROTECT THE EXPOSED
PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SDEIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN
PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABLILZATION OR ESTABLISHED VEGETATION STABILIZATION BMPS ARE NOT CONSIDERED
TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT.
N 50°10'30" W 119.96'
N 3
9
°
4
9
'
3
0
"
E
5
5
.
0
0
'
N 50°10'30" W 119.96'
N 3
9
°
4
9
'
3
0
"
E
5
5
.
0
0
'
LOT 14
BL
U
E
G
U
M
L
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BUILDING
BUILDING
GM
GARAGE
AC U
N
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MULTI
TRU
N
K
END FENCE
PILEA
S
T
E
R
TYP
I
C
A
L
(98.34)RIDGE
(95.41)RIDGE
(101.97)RIDGE
(80.
8
N
G
)
(82.98NG)
(79.2)
(79.
0
9
N
G
)
(78.
8
)
(78.72FS)
(78.
6
)
(83
.
2
N
G
)
(81
.
5
5
N
G
)
(81.3
4
N
G
)
(81.0
1
N
G
)
XXXX (78.27FL)
(78.34FL)
(78
.
9
1
T
C
X
)
(78.3
6
F
L
)
(78.51
F
L
)
(79.
0
3
T
C
X
)
(78.
7
9
F
L
)
(79.21TC)
(78.7
6
F
L
)
(78.70FL)
3" O
U
T
L
E
T
3" OUTLET
3" OUTLET
(79
.
9
6
N
G
)
WM
(79.14T
C
)
CA
B
L
E
T
V
CABLE TV
EDISON
(79.
1
3
F
S
)
12"
T
R
E
E
(79
.
1
6
F
S
)
(79.5
5
F
S
)
(79.
5
6
F
S
)
(79
.
2
7
F
S
)
(81
.
1
3
F
S
)
(80.79FS)
(81.43GF)
(80.
9
6
F
S
)
(81.
1
5
F
S
)
(81
.
2
2
F
S
)
(81.
9
6
F
F
)
(81.
3
N
G
)
(81
.
3
8
F
S
)
(81.50FS)(82.88FS)
(81.04FS)
(81.49F
S
)
(81
.
0
4
F
S
)
(80.91TG)(80.91TG)
(81.70FS)
X
X
X
X X X X X
XX
X
X
XX
(82.21
T
W
)
(81
.
8
8
T
W
)
CATCHBASIN
BO
X
20.1
28.0
4.0
6.0
CF.W. 2.0 GUTTER
5.0
5.0
4.9
4.5
28.0
MAI
L
B
O
X
(81.
3
N
G
)
(79.
3
7
F
S
)
(78.90TC)
(78.93TC)
(79.
4
9
F
S
)
(80.13TW)
X
(81.5
F
S
)
(81.5F
S
)
(81.
5
F
S
)
(82.9F
S
)
(82
.
9
F
S
)
(82.
9
F
S
)
(81.4
F
S
)
(81
.
4
F
S
)
(81.
4
F
S
)
19.7
(81.
9
T
W
)
PROPERTYLINE
PROPERTYLINE
PROPERTYLINE
PROPERTYLINE
CENTERLINE
SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
WM
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G-04SCALE:1"=10'
EROSION CONTROL PLAN
1
2
3
4
5
STREET SWEEPING AND VACUUMING AS REQUIRED
- SE-7 BMP
INSTALL SANITARY/SEPTIC WASTE MANAGEMENT
- WM-9 BMP
INSTALL STOCKPILE MANAGEMENT
- WM-3 BMP
INSTALL TEMPORARY EROSION CONTROL GRAVEL
BAGS (2 HIGH) SE-6 BMP COMBINATION
INSTALL TEMPORARY CONCRETE WASH OUT BASIN
WITH PLASTIC LINER-WM-8 BMP
EROSION CONTROL NOTES
d'zn engineering
PLANS PREPARED BY:
30
A
2
0
2
4
2
2
4
7
G
R
D
S
t
i
l
l
d
THESE PLANS WERE PREPARED
UNDER THE SUPERVISION OF:
IN
M
ISS
ED AL
ON
L
A-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:
SUSAN
SANTANIELLO
1206 BLUE GUM LANE
NEWPORT BEACH, CA 92660
SHEET TITLE
PROJECT_ADDRESS
1206 BLUE GUM LANE
NEWPORT BEACH, CA 92660
BENCHMARK
-
-
APN: 425-122-03
DATE:
22 FEB 2024
ENGINEER:
R. DEMA-ALA
CHECKER:R. DEMA-ALA
PROJECT_No:2247
REVISIONS
STATUS:
SUBMITTAL 1
SHEET
OF SHEETS
2
4
5
3
1
1
22
SO
I
L
S
R
E
C
O
M
M
E
N
D
A
T
I
O
N
S
5 5
G-05
d'zn engineering
PLANS PREPARED BY:
30
A
2
0
2
4
2
2
4
7
G
R
D
S
t
i
l
l
d
THESE PLANS WERE PREPARED
UNDER THE SUPERVISION OF:
IN
M
ISS
ED AL
ON
L
A-A ENG
A
E
P
R
DINOISTERE
ROF
.L
No. C54067
E
REG
LI A
IALFORNIICSEXP.
E
TATOFV
12/31/25
C
EER
166 MATISSE CIRCLE
ALISO VIEJO, CA 92656
TEL: (949) 305-8920
CLIENT/OWNER:
SUSAN
SANTANIELLO
1206 BLUE GUM LANE
NEWPORT BEACH, CA 92660
SHEET TITLE
PROJECT_ADDRESS
1206 BLUE GUM LANE
NEWPORT BEACH, CA 92660
BENCHMARK
-
-
APN: 425-122-03
DATE:
22 FEB 2024
ENGINEER:
R. DEMA-ALA
CHECKER:R. DEMA-ALA
PROJECT_No:2247
REVISIONS
STATUS:
SUBMITTAL 1
SHEET
OF SHEETS
23
24
25
26
27
28
29
30
31
32
33
Sheet No.
Description
Landscape Designer: Richard King
TITLE PAGE
Revision No.
Date: July 29, 2024
Sheet Title
Project Name
1206 Blue Gum Lane
VICINITY MAP
Newport Beach, CA 92660
SHEET INDEX
L-1 HARDSCAPE PLAN
L-0
L-0 TITLE PAGE/WORKSHEETS
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RESIDENCERUTTER
1206 Blue Gum Ln.Newport Beach, CA92660
Lot #14 Tract 9620
L-2 PLANTING PLAN
Per City Comments10/30/2024
34
N 50°10'30" W 119.96'
N 3
9
°
4
9
'
3
0
"
E
5
5
.
0
0
'
N 50°10'30" W 119.96'
N 3
9
°
4
9
'
3
0
"
E
5
5
.
0
0
'
LOT 14
BL
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BUILDING
BUILDING
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PALM
PO
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PALM
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MU
L
T
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N
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END FENCE
PIL
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A
S
T
E
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TYPIC
A
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(98.34)RIDGE
(95.41)RIDGE
(101.97)RIDGE
(80.8
N
G
)
(82.98NG)
(79
.
2
)
(79.
0
9
N
G
)
(78
.
8
)
(78.72FS)
(78.6)
(83
.
2
N
G
)
(81.
5
5
N
G
)
(81
.
3
4
N
G
)
(81
.
0
1
N
G
)
XXXX (78.27FL)
(78.34FL)
(78
.
9
1
T
C
X
)
(78.3
6
F
L
)
(78
.
5
1
F
L
)
(79
.
0
3
T
C
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)
(78.
7
9
F
L
)
(79.21TC)
(78.
7
6
F
L
)
(78.70FL
)
3" OU
T
L
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T
3" OUTLET
3" OUTLET
(79
.
9
6
N
G
)
WM
(79
.
1
4
T
C
)
CABLE TV
CABLE TV
EDISON
(79.
1
3
F
S
)
12" TR
E
E
(79.16
F
S
)
(79.5
5
F
S
)
(79
.
5
6
F
S
)
(79.
2
7
F
S
)
(81
.
1
3
F
S
)
(80.79FS)
(81.43GF)
(80
.
9
6
F
S
)
(81.
1
5
F
S
)
(81.22
F
S
)
(81
.
9
6
F
F
)
(81.
3
N
G
)
(81
.
3
8
F
S
)
(81.50FS)(82.88FS)
(81.04FS)
(81
.
4
9
F
S
)
(81.
0
4
F
S
)
(80.91TG)(80.91TG)(81.30FS)(81.57FS)
(81.70FS)
(81.71FS)
(82.
0
3
F
F
)
(81.
7
4
F
S
)
(81.69
F
S
)
(81
.
4
8
N
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)
X
X
X
X X X X X
XX
X
X
XX
(82.2
1
T
W
)
(81.8
8
T
W
)
(83.0
9
T
W
)
(85.72TW)
(85.67TW)
(8
3
.
6
6
T
W
)
(83.98
T
W
)
(82.16TW)
(83.54TW)
(83
.
6
6
T
W
)
CATCH
BASIN
BOX
20.1
28.0
4.0
6.0
CF.W. 2.0 GUTTER
5.0
5.0
4.9
4.5
28.0
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L
B
O
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(81.3N
G
)
(79
.
3
7
F
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)
(78.90TC)
(78.93TC)
(79
.
4
9
F
S
)
(80.13TW)
(83.62TW)
(81.78NG)
(85
.
7
9
T
W
)
(81
.
5
9
N
G
)
(82.48
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G
)
(81
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6
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)
X
(81.
5
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S
)
(81.
5
F
S
)
(81
.
5
F
S
)
(81
.
5
N
G
)
(81.5
N
G
)
(81.6NG)
(82
.
9
F
S
)
(82.
9
F
S
)
(82.
9
F
S
)
(81
.
4
F
S
)
(81
.
4
F
S
)
(81
.
4
F
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)
19.7
(81.
9
T
W
)
12.1
PROPERTYLINE
PROPERTYLINE
PROPERTYLINE
PROPERTYLINE
CENTERLINE
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SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
SEARCHED,FOUND NOTHING
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PLAN
L-1
Sheet No.
Landscape Designer: Richard King
N
Revision No.
Scale: 1/8" = 1'-0"
Date: January 18, 2024
Description
24
6
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HARDSCAPE
Sheet Title
Project Name
RESIDENCERUTTER
1206 Blue Gum Ln.Newport Beach, CA92660
Per City Comments
Lot #14 Tract 9620
7-29-2024
Per City Comments10/30/2024
35
N 50°10'30" W 119.96'
N 3
9
°
4
9
'
3
0
"
E
5
5
.
0
0
'
N 50°10'30" W 119.96'
N 3
9
°
4
9
'
3
0
"
E
5
5
.
0
0
'
LOT 14
BL
U
E
G
U
M
L
A
N
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BUILDING
BUILDING
GM
24" TREE
PALM
PO
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EQ
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P
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N
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PA
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M
GARAGE
AC U
N
I
T
POS
T
PO
S
T
POST
POS
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SPA
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PALM
PALM
MUL
T
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TR
U
N
K
MUL
T
I
TRU
N
K
END FENCE
PILEA
S
T
E
R
TY
P
I
C
A
L
(98.34)RIDGE
(95.41)RIDGE
(101.97)RIDGE
(80
.
8
N
G
)
(82.98NG)
(79
.
2
)
(79.09
N
G
)
(78
.
8
)
(78.72FS)
(78
.
6
)
(83.2
N
G
)
(81.55
N
G
)
(81.3
4
N
G
)
(81.01
N
G
)
XXXX (78.
2
7
F
L
)
(78.34FL)
(78
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9
1
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(78
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3
6
F
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(78
.
5
1
F
L
)
(79
.
0
3
T
C
X
)
(78.79FL)
(79.21TC)
(78.76
F
L
)
(78.70FL)
3"
O
U
T
L
E
T
3" OUTLET
3" OUTLET
(79
.
9
6
N
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)
WM
(79
.
1
4
T
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CA
B
L
E
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CABLE TV
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(79
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1
3
F
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12"
T
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(79.16
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S
)
(79.
5
5
F
S
)
(79.
5
6
F
S
)
(79.
2
7
F
S
)
(81
.
1
3
F
S
)
(80.79FS)
(81.43GF)
(80
.
9
6
F
S
)
(81
.
1
5
F
S
)
(81.22
F
S
)
(81
.
9
6
F
F
)
(81.3
N
G
)
(81.
3
8
F
S
)
(81.50FS)(82.88FS)
(81.04FS)
(81
.
4
9
F
S
)
(81
.
0
4
F
S
)
(80.91TG)(80.91TG)(81.30FS)(81.57FS)
(81.70FS)
(81.71FS)
(82
.
0
3
F
F
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(81.7
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12.1
PROPERTYLINE
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PLAN
L-2
Sheet No.
N
Revision No.
Scale: 1/8" = 1'-0"
Date: January 18, 2024
Description
24
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PLANTING
Sheet Title
Project Name
RESIDENCERUTTER
1206 Blue Gum Ln.Newport Beach, CA92660
Per City Comments
Field Grown Olive
Australian Willow
Silver Bush Gray Box Westringia Lavender Mother in Law Tongue Blue Flax Lily Mundi Westringia Dwarf Rosemary Bay Hedge
Dwarf Karo
7-29-2024
Landscape Designer: Richard King
Lot #14 Tract 9620
Per City Comments10/30/2024
36
November 27, 2024, Zoning Administrator Item 3 Comments
These comments on a Newport Beach Zoning Administrator agenda item are submitted by:
Jim Mosher (jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 3. Santaniello Residence Coastal Development Permit
(PA2024-0014)
Handwritten page 7, Section 1.2: “construct” was presumably intended to read “construction
of”. Is the 643-square-foot garage counted as part of the 4,440-square-foot residence, or in
addition to it?
Handwritten page 8, Fact 3.A.1.b: Does the rear property line really abut an alley? The aerial
photo provides no evidence of this. If there is an alley, how would it be accessed?
Handwritten page 8, Fact 3.A.1.d: While PC22 is said to require only a 2-car garage, doesn’t
the final drawing on handwritten page 36 depict something expected to be used as a three-car
garage?
Handwritten page 8, Fact 3.A.6: Isn’t Castaways Park more southwest than west of this site?
Zoning Administrator - November 27, 2024 Item No. 3a - Additional Materials Received Santaniello Residence Coastal Development Permit (PA2024-0014)