HomeMy WebLinkAbout04_Burcher Residence CDP_PA2024-0237CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 15, 2025
Agenda Item No. 4
SUBJECT: Burcher Residence (PA2024-0237)
▪Coastal Development Permit
SITE LOCATION: 2104 East Balboa Boulevard
APPLICANT: EBTA Architects
OWNER: Burcher Family Trust
PLANNER: Oscar Orozco, Associate Planner
949-644-3219, oorozco@newportbeachca.gov
LAND USE AND ZONING
•General Plan: RS-D (Single Unit Residential Detached)
•Zoning District: R-1 (Single-Unit Residential)
•Coastal Land Use Category: RSD-B (Single Unit Residential Detached) (6.0-9.9
DU/AC)
•Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of an existing single-unit
dwelling and construction of a three-story 8,086-square-foot, single-unit dwelling with an
attached 1,053-square-foot 4-car garage and a 3,376-square-foot subterranean basement.
The project includes reinforcement and raising of the existing bulkhead. Additionally, the
project includes landscape, hardscape, and drainage. 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.
The subject property is bisected by the coastal permit jurisdiction boundary, resulting in a
portion of the single-unit dwelling, front patio accessory improvements, and the bulkhead
improvements within California Coastal Commission’s permit jurisdiction. This Coastal
Development Permit is intended to cover portions of the project within the City’s permit
authority as designated in the Local Coastal Program (Title 21 of the Newport Beach
Municipal Code).
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Zoning Administrator, May 15, 2025
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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) 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 filed as PA2024-0237 (Attachment No. ZA 1).
DISCUSSION
Land Use and Development Standards
• 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 single-unit dwelling.
The neighborhood is predominantly developed with two- and three-story, single
unit residences. The proposed design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development and expected
future development consistent with applicable development standards.
Figure 1: Oblique Aerial image of Neighborhood
Subject Property
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• The proposed single-unit dwelling 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.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (street) 0 feet 20 feet 5 inches
Front (water) 30 feet 30 feet
Sides 4 feet 4 feet
Allowable Floor Area (max.) 19,424 square feet 9,139 square feet
Allowable 3rd Floor Area (max.) 1,456 square feet 1,013 square feet
Open Space (min.) 1,456 square feet 3,745 square feet
Parking (min.) 3-car garage 4-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
Hazards
• A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated December 17, 2024, for the project. The maximum bay
water elevation is 7.7 feet North American Vertical Datum of 1988 (NAVD 88) and
may exceed the current top of bulkhead elevation of 8.77 feet NAVD 88 during
high tide or storm events. The report analyzes future sea level rise scenarios
assuming a 3.2-foot increase in the maximum water level over the next 75 years
(i.e., the life of the structure). Therefore, the sea level is estimated to reach
approximately 10.9 feet 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).
• On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential
Facilities. The guidelines require that any structure permitted within the years 2021
through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD 88)
with a design for adaptability elevation of 14.4 feet NAVD 88. The project has been
conditioned to raise the bulkhead to an elevation of 10.9 feet NAVD 88. PMA
Consulting, Inc. has confirmed the bulkhead can be raised up to 14.4 feet NAVD
88 if needed and in compliance with the updated guidelines.
• Once the existing bulkhead is reinforced and raised per the report’s
recommendations, flooding, wave run-up, and erosion will not significantly impact
this property over the proposed 75-year economic life of the development. Flood
shields (sandbags and other barriers) can be deployed across the openings to
protect and prevent flooding to the structure. The report concludes that the
proposed project will be safe from flooding hazards for the next 75 years with the
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reinforced and raised bulkhead. Therefore, the project has been conditioned to
raise the bulkhead up to 10.9 feet NAVD 88.
• The finished floor elevation of the proposed single-unit dwelling is 11.26 feet NAVD
88, which complies with the minimum 9.00-foot NAVD 88 elevation standard. The
report concludes that the project will be safe from flooding hazards for the next 75
years with the reinforced bulkhead.
• Under Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv)
(Natural Landform and Shoreline Protection), the property owner will be required to
agree 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 Waiver of Future
Protection is included as a condition of approval that will need to be satisfied before
the final building inspection.
• 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 Standards). The Acknowledgement of Coastal Hazards is included
as a condition of approval that will need to be satisfied before the issuance of building
permits.
• The property is 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 before the
issuance of a building permit. Permit issuance is also contingent on the inclusion of
design mitigation identified in the investigations. Construction plans are reviewed for
compliance with approved investigations and CBC before building permit issuance.
Water Quality
• The property is adjacent to 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.
• Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due
to the proximity of the development to the shoreline and the development containing
more than 75% of impervious surface area, a Water Quality and Hydrology Plan
(WQHP/WQMP) is required. A WQHP/WQMP has been prepared for the project by
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W.H. Civil dated March 13, 2025. The WQHP/WQMP includes a polluted runoff and
hydrologic site characterization, a sizing standard for BMPs, the use of a LID
approach to retain the design storm runoff volume on-site, and documentation of the
expected effectiveness of the proposed BMPs.
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-unit
dwelling located on a standard R-1 lot with a new single-unit dwelling. Therefore, the
project does not involve a change in land use, density, 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 site 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
viewpoints are the West Jetty View Park, the public beach southeast of the County
of Orange Harbor Patrol and a fire access/utility road off Bayside Drive adjacent to
the entrance of Bayside Place. The project site is not visible from the West Jetty View
Park. The Project site is visible from the public beach southeast of the County of
Orange Harbor Patrol and the fire access/utility road off Bayside Drive adjacent to
the entrance of Bayside Place. However, the project will replace an existing single-
unit dwelling with a single-unit dwelling that complies with all applicable Local Coastal
Program (LCP) development standards and maintains a building envelope consistent
with the existing neighborhood pattern of development. The proposed single-family
residence complies with all applicable Local Coastal Program (LCP) development
standards and maintains a building envelope consistent with the existing
neighborhood pattern of development. Additionally, the project does not contain any
unique features that could degrade the visual quality of the coastal zone.
• Vertical access to the bay and beach is available at street ends throughout the
Balboa Peninsula, including K Street approximately 650 west of the subject property.
Lateral access is available on the beach on the south side of the Balboa Peninsula.
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.
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Burcher Residence (PA2024-0237)
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The Class 3 exemption includes the demolition and construction of limited numbers of
new, small structures, including one single-family residence. The project consists of the
demolition of an existing single-unit dwelling and construction of a new three-story 8,086-
square-foot, single-unit dwelling with an attached 1,053-square-foot 4-car garage and a
3,376-square-foot subterranean basement.
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 Newport Beach 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:
____________________________
Oscar Orozco, Associate Planner
LAW/oo
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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05-15-2018
RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING A COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-
UNIT DWELLING AND CONSTRUCT A NEW THREE-STORY,
SINGLE-UNIT DWELLING INCLUDING A BASEMENT AND
ATTACHED GARAGE LOCATED AT 2104 EAST BALBOA
BOULEVARD (PA2024-0237)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by EBTA Architects, with respect to property located at 2104 East
Balboa Boulevard, requesting approval of a coastal development permit.
2. The lot at 2104 East Balboa Boulevard is legally described as Parcel 2 of Resubdivision
No. 250.
3. The applicant requests a coastal development permit to allow the demolition of an existing
single-unit dwelling and construction of a three-story 8,086-square-foot, single-unit
dwelling with an attached 1,053-square-foot 4-car garage and a 3,376-square-foot
subterranean basement. The project includes reinforcement and raising of the existing
bulkhead. Additionally, the project includes landscape, hardscape, and drainage. The
project complies with all applicable development standards and no deviations are
requested. All improvements authorized by this Coastal Development Permit (CDP) will be
located on private property.
4. The subject property is bisected by the coastal permit jurisdiction boundary resulting in
a portion of the property within the California Coastal Commission’s permit jurisdiction.
This Coastal Development Permit is intended to cover portions of the project within the
City’s permit authority as designated in the certified Local Coastal Program (LCP) (Title
21 of the Newport Beach Municpal Code).
5. The subject property is designated RS-D (Single Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single-Unit Residential)
Zoning District.
6. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-B (Single Unit Residential Detached) (6.0-9.9 DU/AC) and it is located
within the R-1 (Single-Unit Residential) Coastal Zoning District.
7. A public hearing was held on May 15, 2025, 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.
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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, Article 19 of 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. The Class 3 exemption includes the demolition and construction of limited numbers of
new, small structures, including one single-family residence. The project consists of the
demolition of an existing single-unit dwelling and construction of a new three-story
8,086-square-foot, single-unit dwelling with an attached 1,053-square-foot 4-car garage
and a 3,376-square-foot subterranean basement.
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) (Coastal Development Permits - 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 proposed development 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 19,424 square feet and the proposed floor
area is 9,139 square feet.
b. The proposed development provides the minimum required setbacks, which are 0
feet along the front property line abutting Balboa Boulevard, 4 feet along each side
property line, and 30 feet along the front property line on the waterfront.
c. The highest guardrail is 24 feet from the established grade of 11.82 feet North
American Vertical Datum of 1988 (NAVD88) and the highest ridge is no more than
29 feet from the established grade, which complies with the maximum height
requirements.
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d. The project includes garage parking for a total of four vehicles, complying with the
minimum three-car garage parking requirement for single-unit dwellings with more
than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with two- and three-story, single-unit
dwellings. The proposed design, bulk, and scale of the development is consistent with
the existing neighborhood pattern of development.
3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated December 17, 2024, for the project. The maximum bay water
elevation is 7.7 feet North American Vertical Datum of 1988 (NAVD 88) and may exceed
the current top of bulkhead elevation of 8.77 feet NAVD 88 during high tide or storm
events. The report analyzes future sea level rise scenarios, assuming a 3.2-foot
increase in the maximum water level over the next 75 years (i.e., the life of the structure).
Therefore, the sea level is estimated to reach approximately 10.9 feet 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). Once the existing seawall/bulkhead is reinforced and
raised per the report’s recommendations, flooding, wave run-up, and erosion will not
significantly impact this property over the proposed 75-year economic life of the
development. The report concludes that the proposed project will be safe from flooding
hazards for the next 75 years with the reinforced/capped bulkhead. Therefore, the
project has been conditioned to raise the bulkhead up to 10.9 feet NAVD 88.
4. On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities.
The guidelines require that any bulkhead structure permitted within the years 2021
through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD 88) with a
design for adaptability elevation of 14.4 feet (NAVD 88). The Project has been
conditioned to raise the bulkhead to an elevation of 10.9 feet (NAVD 88). Additionally,
the Coastal Hazards Report prepared by PMA Consulting, Inc. confirms that the
bulkhead design can be raised to 14.4 feet (NAVD 88) if needed to comply with the
updated guidelines.
5. The finished floor elevation of the proposed single-unit residence is 11.26 feet
(NAVD88), which complies with the minimum 9.00-foot (NAVD88) elevation standard.
6. Under NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection),
the property owner will be required to agree 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
Waiver of Future Protection is included as a condition of approval that will need to be
satisfied before the final building inspection.
7. 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
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Development Standards). The Acknowledgement of Coastal Hazards is included as a
condition of approval that will need to be satisfied before the issuance of building permits.
8. The Property is 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 before 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 CBC before building permit issuance.
9. The Property is located adjacent to 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.
10. Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the
proximity of the development to the shoreline and the development containing more than
75% of impervious surface area, a Water Quality and Hydrology Plan (WQHP/WQMP) is
required. A WQHP/WQMP has been prepared for the project by W.H. Civil dated March
13, 2025. The WQHP/WQMP includes a polluted runoff and hydrologic site
characterization, a sizing standard for BMPs, the use of a LID approach to retain the design
storm runoff volume on-site, and documentation of the expected effectiveness of the
proposed BMPs.
11. Proposed landscaping complies with Implementation Plan Section 21.30.075
(Landscaping). 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 that invasive species are not planted.
12. The project site 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
viewpoints are the West Jetty View Park, the public beach southeast of the County of
Orange Harbor Patrol and a fire access/utility road off Bayside Drive adjacent to the
entrance of Bayside Place. The project site is not visible from the West Jetty View Park.
The Project site is visible from the public beach southeast of the County of Orange Harbor
Patrol and the fire access/utility road off Bayside Drive adjacent to the entrance of Bayside
Place. However, the project will replace an existing single-unit dwelling with a single-unit
dwelling that complies with all applicable Local Coastal Program (LCP) development
standards and maintains a building envelope consistent with the existing neighborhood
pattern of development. The proposed single-family residence complies with all applicable
Local Coastal Program (LCP) development standards and maintains a building envelope
consistent with the existing neighborhood pattern of development. Additionally, the project
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05-15-2018
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.
Facts in Support of Finding:
13. 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-unit dwelling
located on a standard R-1 lot with a new single-unit dwelling. Therefore, the project does
not involve a change in land use, density, 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.
14. Vertical access to the bay and beach is available at street ends throughout the Balboa
Peninsula, including K Street approximately 650 west of the subject property. Lateral
access is available on the beach on the south side of the Balboa Peninsula. The project
does not include any features that would obstruct access along these routes.
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 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 (PA2024-0237), 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.
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05-15-2018
PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF MAY 2025.
______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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05-15-2018
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. Prior to final building permit inspection, the existing seawall shall be reinforced and
capped to 10.90 feet (NAVD 88) and capable of being raised up to 14.4 feet (NAVD 88),
in compliance with the City of Newport Beach Waterfront Project Guidelines and
Standards, Harbor Design Criteria Commercial & Residential Facilities. The existing
seawall shall be reinforced consistently with the recommendations provided in the
Coastal Hazards Report and Sea Level Rise Analysis prepared by PMA Consulting, Inc.
dated December 17, 2024 .
3. Prior to building permit issuance for any improvements within the California Coastal
Commission’s jurisdiction, an Approval in Concept (AIC) from the City and separate
authorization from the California Coastal Commission (CCC) is required.
4. This approval does not authorize any new or existing improvements (including
landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches,
or the public right-of-way. Any improvements located on tidelands, submerged lands,
and/or lands that may be subject to public trust shall require a coastal development
permit (CDP) approved by the California Coastal Commission (Coastal Commission).
Prior to the issuance of building permits, the Applicant shall provide a copy of said
coastal development permit or CDP waiver or documentation from the Coastal
Commission that subject improvements are not subject to the permit requirements of
the Coastal Act and/or not located within the permit jurisdiction of the Coastal
Commission.
5. Prior to the 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
6. Prior to the issuance of a building permit, the property 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 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,
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05-15-2018
attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever
which may arise from or in any manner relate (directly or indirectly) to City’s approval of
the development. This letter shall be scanned into the plan set before building permit
issuance.
7. 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.
8. This Coastal Development Permit does not authorize any development seaward of the
private property.
9. 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.
10. 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.
11. 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.
12. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stockpiles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
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Zoning Administrator Resolution No. ZA2025-###
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05-15-2018
13. 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.
14. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
15. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
16. 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.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. Prior to the issuance of building permits, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. The implementation shall comply with the approved
CPPP and WQHP/WQMP and any changes could require separate review and approval
by the Building Division.
23. 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.
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Zoning Administrator Resolution No. ZA2025-###
Page 10 of 11
05-15-2018
24. 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.
25. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control) and other applicable noise control requirements of the
Newport Beach Municipal Code.
26. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
27. 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.
28. This Coastal Development Permit (PA2024-0237) 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.
29. 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 Burcher Residence, including but not limited to,
Coastal Development Permit (PA2024-0237). 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.
Public Works Department
30. Prior to the building permit final, the Applicant shall install a new sewer clean out on the
existing sewer lateral per City Standard 406.
31. Prior to the issuance of a building permit, the Applicant shall install a new driveway per
City Standard 162. The existing driveway does not comply with City Standard 162 or
City Council Policy L-2. The maximum width of the approach bottom is 20 feet.
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05-15-2018
32. Prior to the issuance of a building permit, the proposed decorative driveway shall be
consistent with City Council Policy L-6 and owner shall obtain an encroachment permit
and encroachment agreement.
18
Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Coastal Development Permit
PA2024-0237
2104 East Balboa Boulevard
Subject Property
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Attachment No. ZA 3
Project Plans
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PRELIMINARY GRADING PLANFORBURCHER RESIDENCE
2104 BALBOA BLVD. E., NEWPORT BEACH, CA
1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIALREQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE.3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD.4. 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 SUNDAYSAND HOLIDAYS PER SECTION 10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC.6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES.8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THEGRADING OPERATION.9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDINGOFFICIAL.10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALLCONFORM WITH CHAPTER 15 OF THE NBMC.
11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS.12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALLRESULT IN A "STOP WORK" ORDER.13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORMDRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE.
1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITION DURING THE COURSE OF CONSTRUCTION OF THEPROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BELIMITED TO NORMAL WORKING HOURS. CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGNPROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THISPROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL.2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THESIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTEDPROJECT. THE SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS THAT COULD HAVE BEEN CORRECTED DURING THECONSTRUCTION OF THIS PROJECT, IF THE STAKING HAD BEEN DONE BY THE SURVEY CREW UNDER HIS DIRECT SUPERVISION.3. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR STRUCTURES SHOWN ON THESE PLANS ARE OBTAINED BY A SEARCH OFAVAILABLE RECORDS TO THE BEST OF OUR KNOWLEDGE. THE CONTRACTOR IS REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECTTHE UTILITIES SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS, AND IS RESPONSIBLE FOR THE PROTECTION OF,AND ANY DAMAGE TO THESE LINES OR STRUCTURES.
SHEET INDEX
TITLE SHEET C-1PRECISE PRELIMINARY PLAN C-2SECTIONS & DETAILS C-3CONSTRUCTION POLLUTION PREVENTION PLAN / EROSION CONTROL PLAN C-4GEOTECHNICAL RECOMMENDATION C-5
ARCHITECT
EPT DESIGN14988 SAND CANYON AVENUE,STUDIO 8 LRVINE, CA 92618PHONE: 949-502-4500
SOIL ENGINEER
EGA CONSULTANTS, INC.375-C MONTE VISTA AVENUECOSTA MESA, CA 92627PHONE: 949-642-9309 949-642-1290
CIVIL ENGINEER
W.H. CIVIL INC.NORTH CA: 2380 QUME DR., STE E,SAN JOSE, CA 95131SOUTH CA: 548 WALDIRVINE, CA 92618PHONE: 949-229-3357
BENCH MARK
OCS BM #NB 14-71DATUM: NAVD88ELEVATION: 7.83
BASIS OF BEARING
THE SOUTHERN PROPERTY LINE BEING N90°00'00" WIS USED AS BASIS OF BEARING FOR THIS PROJECT.
EARTH WORK QUANTITY
CUT 1,833 C.Y.FILL 0 C.Y.IMPORT 0 C.Y.EXPORT 1,833 C.Y.OVEREXCAVATION AND RECOMPACTION 110 C.Y.
LOT SIZE:13,643 SQ-FTPRE-DEVELOPMENT IMPERVIOUS AREA:10,909 SQ-FTPOST-DEVELOPMENT IMPERVIOUS AREA:8,635 SQ-FT
NOTE:QUANTITIES SHOWN HERE ON ARE FOR PERMIT AND/OR BONDING PURPOSE ONLY.
SECTION 4216 / 4217 OF THE GOVERNMENT CODEREQUIRES A DIGALERT IDENTIFICATION NUMBER BEISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BEVALID. FOR YOU DIGALERT I.D. NUMBER CALLUNDERGROUND SERVICE ALERT TOLL FREE1-800-422-4133 TOW WORKING DAY BEFORE YOU DIG.
1. AN AS-BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADEDGROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGEFACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADINGPLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION.2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIESOF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING ANDTHEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTENAPPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOBSPECIFICATIONS.3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THESITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONSINCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THEINTENDED USE AS AFFECTED BY GEOLOGIC FACTORS.
VICINITY MAPNOT TO SCALE
SITE
GENERAL NOTES
EROSION CONTROL
REQUIRED INSPECTIONS
GRADING FILLS/CUTS
1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE.3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TESTMETHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET INVERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TOPLACING OF THE FILL.5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED.7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILSENGINEER.8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECTEACH CANYON 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 INEACH RESPECTIVE CANYON.9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE.10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THESOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TOFACILITATE TESTING.11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT.12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC.13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANYSTABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THEENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST ANDSOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENTPRIOR TO CONSTRUCTION.15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TOTHE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION.16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELYFRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILSENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED.17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING.18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THEENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVEDGRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORKAND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDINGDEPARTMENT FOR APPROVAL.
1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15.2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15.3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THEFIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THEWORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT.4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT.
1. 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, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES.REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.2. A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB-GRADE PREPARATION FOR THE PAVING WITH THEFOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR ORTHEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.
DOCUMENTATION
NOTE
ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVECOVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACTYOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKDEPARTMENT.
NOTICE TO CONTRACTOR
NOTE TO SURVEYOR
ADDITIONAL NOTE
PUBLIC WORKS NOTE
SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTEDTO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION.
SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSET BEFORE STARTING GRADING.
1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND IMPROVEMENTS ON THE ADJACENT PROPERTIES AND SUBMIT RESULTS WITH AREPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING ANDWEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED.
2. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURINGSHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING.
3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNER BY CERTIFIED MAIL 10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATIONWORK.
1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY.2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING PERMIT FINAL CAN BE ISSUED. AT THETIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEWCONCRETE SIDEWALK, CURB AND GUTTER, AND ALLE/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIESINFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITHBOX 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 WORK INSPECTOR.CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THE CONSTRUCTION PROJECT. A STOP WORKNOTICE MAY BE ISSUED FOR ANY DAMAGE OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWERCONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR.5. 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.
1. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES AND/OR STRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY ASEARCH OF THE AVAILABLE RECORDS. APPROVAL OF THESE PLANS DOES NOT CONSTITUTE A REPRESENTATION AS THE TO THE ACCURACY ORCOMPLETENESS OF THE LOCATION OR THE EXISTENCE OR NON-EXISTENCE OF ANY UTILITY AND/OR STRUCTURE WITHIN THE LIMITS OF THISPROJECT. THE CONTRACTOR IS REQUIRED TO TAKE ALL DUE PRECAUTIONARY MEANS TO PROTECT THE UTILITIES OF RECORD OR NOT THERECORD OR NOT SHOWN ON THESE PLANS.2. RELOCATION OR REMOVAL OF ANY EXISTING UTILITIES SHALL BE PERFORMED BY THE RESPECTIVE UTILITY OWNERS, AT THE EXPENSE OF THEDEVELOPER.3. THE GRADING CONTRACTOR SHALL SATISFY HIMSELF AS TO THE GRADING QUANTITY AS SHOWN ON THIS PLAN AS PART OF HIS BID.4. IT IS REQUESTED THAT THE GRADING CONTRACTOR NOTIFY THIS PRIVATE ENGINEER BY CALLING AT LEAST 48 HOURS BEFORE COMPLETION OFTHE GRADING OPERATION IN ORDER THAT THIS OFFICE MAY PERFORM A FINAL INSPECTION WITH OUR GRADE CERTIFICATION.5. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS PRIOR TO COMMENCEMENT OF GRADING OPERATIONS.6. UNAUTHORIZED CHANGES AND USES: THE ENGINEER PREPARING THESE PLAN WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZEDCHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BE APPROVED BY THE PROJECTENGINEER OF WORK.
ENGINEER'S NOTICE TO CONTRACTOR
1. SHEET PILES ARE NOT PERMITTED FOR SHORING DUE TO POTENTIAL DAMAGE TO ADJACENT PROPERTIES.2. EXCAVATIONS AND SHORING SHALL BE MADE ENTIRELY WITHIN THE PROPERTY LINES.3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATION DEEPER THAN 5' AND FOR SHORING AND/OR UNDERPINNING.4. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH AREPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING ANDWEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED.5. CONTINUE SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THE GEOTECHNICAL ENGINEER DURING SHORING ANDEXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING.6. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING ANY EXCAVATION WORK (CIVILCODE SECTION 832). PROOF OF CERTIFIED MAIL SHALL BE PROVIDED PRIOR TO ISSUANCE OF GRADING PERMIT.7. NON-CANTILEVERED RETAINING WALLS MUST BE SHORED UNTIL THE BRACING ELEMENT(S) IS IN PLACE.8. SLOT CUT TO BE AT LEAST 36'' AWAY FROM ANY PROPERTY LINES AND NOT EXCEED 5 FEET IN DEPTH.9. CANTILEVER SHORING SUPPORTING HARDSCAPE IMPROVEMENTS, FOUNDATIONS OR SWIMMING POOL WITHIN A DISTANCE OF LESS THAN HALFTHE SHORING HEIGHT SHALL BE DESIGNED BASED ON AT REST EARTH PRESSURE.10. DEPTH OF EMBEDMENT OF SHORING CAISSONS SHALL NOT BE LESS THAN THAT OUTLINED IN CBC SECTION 1807.3.2.
SHORING NOTES
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B
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A
C
H
,
C
A
E
EXP. 3/31/27
NO. C 83487
ACIIVFETOC
TS
A L A
ORNI
R
ILF
SILINWAECH
OPDRFEREE UNAM
GNE
NAL
INE
ISO
N GTSIGER
G24095
PATRICK BURCHER16350 BAKE PARKWAYIRVINE, CA 92618
3/13
/
2
0
2
5
3/13
/
2
0
2
5
PLO
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47
LEGEND
EXISTING CONTOUR
PROPOSED CONTOUR
SPOT ELEVATION
PROPOSED HARDSCAPE
PROPOSED STORM DRAIN
EXIST WALL
PROPOSED PLANTER WALL
PROPOSED RETAINING WALL
PROPERTY LINE
SURFACE SLOPE
STORM DRAIN SLOPE
DF DEEPENED FOOTINGPAD PROPOSED PAD ELEVATIONFS PROPOSED FINISHED SURFACEFG PROPOSED FINISHED GROUNDFF PROPOSED FINISHED FLOORINV INVERT OF PIPETG TOP OF GRATEPL PROPERTY LINETW TOP OF WALLTF TOP OF FOOTINGHP HIGH POINTLP LOW POINT
100
100
100FS
SD
X.X%
S=X.X
PA
R
C
E
L
2
BA
L
B
O
A
B
L
V
D
.
FO
U
N
D
L&
T
FO
U
N
D
L&
T
FO
U
L&
T
FO
U
N
D
L&
T
FO
U
N
D
L&
T
GA
R
A
G
E
PO
O
L
2 S
T
O
R
Y
RE
S
I
D
E
N
C
E
RE
S
CO
V
E
R
E
D
⅊ N10°42'25" E261.07'
⅊ N19°35'47" E248.73'
⅊ D= 04°24'03" R= 955.40' L=73.38'
⅊ N90°00'00" W35.01'℄ B
A
L
B
O
A
B
L
V
D
1ST FLOORFF = 11.26BASEMENTFF = 1.00PAD = -0.33
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
10.25FS
SD
SD
SD
SD
SD
SD
SD
SD
SDSD
SDSDSDSDSDSDSDSD
SD
SD
SD
SD
SD
SD
SD SD
SD
SD
SD
SD SD SD
SUBSUBSUBSUBSUBSUBSUBSUB
SUBSUBSUBSUB
SUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
NEW BUILDINGFF = 11.26PAD = 10.5
SD SD SD SD SDGF
F
=
1
1
.
2
6
GF
F
=
1
0
.
8
6
1%
10.76FS
9.26FS
2%
2%
10.85FS
10.35FS
10.40FS 2%
2%
10.76FS
9.26FS
10.76FS
5%5%
5%
10.76FS
10.76FS
5%
2%
5%
5%
5%
2%
11.09FS
11.09FS
NEW BUILDINGFF = 11.26PAD = 10.51
2%
2%
10.76FS
2%
5%
5%
10.73FS
11.18 TC10.85 FS
10.73FS
10.53FS
2%
10.76FS
10.76FS 9.26FS
9.20FS
10.66FS
10.76FS
POOL PER SEPARATE PERMITPC = 10.67WS = 10.17
10.75FS
10.76FS
10.76FS
10.88FS
10.95FS
10.59FG
10.59FG
10.59FG
10.50FG
10.37FG
10.73FS
2%2%
SD SD SD
10.59FG
GARAGE
S=1%
S=1%S=1%
9.65FSS=1%
S=
1
%
10.59FG
S=1%
S=7%
S=1%
S=1%
S=1%
S=1%
S=1%
S=1%
6 10.59FG
5
S=1%S=1%
S=1%
S=
1
%
S=1
%
S=1
%
2 2
2
2
2
2
2
2
2
2
2
22
2
2 2%
S=1%
S=1%S=1%
S=1%
S=1%
10.83FS
8.83FG
8.92FG
8.77FG
10.46FG 5%
10.59FG
10.46FG
10.59FS
2%
2%
2%
10.83FS
10.59FG
10.59FG5%
10.59FG
2 2
2
2
2
2
S=1
%
S=1
%
S=1
%
2
2
2
2
2
10.93FS
10.76FS 10.59FG
10.59FG
2%2%5%5%
13.84 TW10.59 FG10.09 TF
7
13.84 TW10.59 FG10.09 TF
7
S=1%S=1%S=1%S=1%S=1%S=1%S=14%
10.40FG
9.70FL
6
S=1%S=1%S=1%S=1%S=1%S=1%
222222
10.80FG
S=1%
11.09FS
4
4
4
4
4
5%
22'
13'35'
SD
SD
SD
SD
SD
SD
1 1 1
1 1
22
10.59FG
3
SD SD SD SD SD SD
SD
SD
SD
2 1
S=1%
S=
1
%
1
1
1
1
1
111
1
1
1
11
1
11
1 122
S=1
%
4
1
1
1
1
1
1
1
PLANTER AREA9.26
11111
1
11111
1
1 1
5%
5%
COVERED PATIO11.09 FS
5%
PLANTER 13.09 FG
SD
SD
SD
SD
SD
S=1%5%10.59FG
10.59FG
5%
5%
10.59FG10.59FG 10.59FG
SD
SD
SD
SD
2%
2%
11.18 TC10.85 FS
2
8
22'
-
1
1
"
4'-2
"
2'-
8
"
1
SD
SD SD SD SD SD SD SD SD SD SD
SD
S=1%
SSS
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S1
S2
SCOC
9
1
SD
SD
SD SD SD
SD
SD
SD SD
CONSTRUCTION NOTE
1 INSTALL 6" DIA. DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL.
2 INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM.
3 INSTALL STORM WATER DUPLEX PUMP SYSTEM PER DETAIL.
4 CONSTRUCT CONCRETE HARDSCAPE PER DETAIL ON SHEET C-3.
5 INSTALL MICRO CHANNEL DRAIN BY NDS OR APPROVED EQUAL PER DETAIL ON SHEET C-3.
6 INSTALL 3" PVC PUMP FORCE MAIN OUTLET.
7 INSTALL STORM WATER PLANTER PER DETAIL ON SHEET C-3.
8 INSTALL PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DETAIL STD-184.
9 CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL ON SHEET C-3.
S1 REMOVE EXISTING SEWER CLEANOUT AND INSTALL NEW CLEANOUT PER CITY STANDARD DETAIL 406.
S2 EXISTING SEWER LATERAL TO REMAIN IN PLACE.
PR
E
L
I
M
I
N
A
R
Y
G
R
A
D
I
N
G
P
L
A
N
C-2
PRELIMINARY GRADING PLAN
SCALE 1"=10'
PLA
N
S
P
R
E
P
A
R
E
D
B
Y
:
SHEET NO.:
AP
P
R
O
V
E
D
B
Y
DA
T
E
NO
.
R
E
V
I
S
I
O
N
S
PROJECT NO.:
OWNER/SUBDIVIDER:
BU
R
C
H
E
R
R
E
S
I
D
E
N
C
E
21
0
4
B
A
L
B
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A
B
L
V
D
.
E
.
,
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
E
EXP. 3/31/27
NO. C 83487
ACIIVFETOC
TS
A L A
ORNI
R
ILF
SILINWAECH
OPDRFEREE UNAM
GNE
NAL
INE
ISO
N GTSIGER
G24095
PATRICK BURCHER16350 BAKE PARKWAYIRVINE, CA 92618
3/13
/
2
0
2
5
3/13
/
2
0
2
5
PLO
T
D
A
T
E
:
DES
I
G
N
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I
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8
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9
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0SCALE 1"=10'20105101520
48
5
10
15
20 ⅊ ℄ BALBOA BLVD ⅊
5
10
15
20
0 0
1ST FLOORFF = 11.26 5%5%2%
BASEMENTFF = 1.00PAD = -0.33
-5-5
GFF = 11.261%
GARAGE
GFF = 10.862%
BASEMENTFF = 1.00PAD = -0.33
TEMPORARY SHORINGPER SHORING PLAN TEMPORARY SHORINGPER SHORING PLAN
EXIST SEAWALLTO PROTECT IN PLACE
BASEMENT CONSTRUCTION DE-WATERINGPER SEPARATE DE-WATERING PLAN
5
10
15
20
⅊⅊
5
10
15
20EXIST WALL EXIST WALL
0
-5
0
-5
1ST FLOORFF = 11.26
BASEMENTFF = 1.00PAD = -0.33
5%5%
5%5%
NEW BUILDINGFF = 11.26PAD = 10.515%
OVER-EXCAVATION
1 1
1 1
TEMPORARY SHORINGPER SHORING PLAN
FLOW THROUGHPLANTER
Z
Z
NOTE:a. DIG A 24" WIDE X 18" MIN. DEPTH TRENCHb. PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOPc. FILL BOTTOM OF THE TREHCH W/ 3/4" CRUSHED ROCKd. FORM AND POUR PERIMETER CONC. CURBe. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH
24"
18"
M
I
N
.
10"
6"
GRATE
FILL THIS PORTION WITH CRUSHEDROCK AFTER POURING GRATESUPPORT CURB
#4 REBAR T&B
6" MIN. WIDE PEDESTRIAN SAFE
FRAME & GRATE 38" SLOTOPENING. EASE JORDAN IRONWORKS OR EQUAL800-784-4100
DIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USE FRAME AS A FORM
34" CRUSHED ROCK
SECTION Z-Z
PLAN
BOTTOMLESS TRENCH DRAINDETAIL
NOT TO SCALE
9
FF
6"MIN
CONCRETE PAD
WIDTHPER PLAN
8"MIN
PAD
FF
TREATED MUDSILL PLATE
2%MIN 5%MIN
BUILDING DRAINAGE AT HARDSCAPEDETAIL
NOT TO SCALE
FF
6"MIN
.
CONCRETE PAD
WIDTHPER PLAN
8"MIN
PAD
TREATED MUDSILL PLATE
2%MIN 5%MIN FF
⅊⅊
⅊
2%MIN
2%MIN
⅊
5%MIN
WIDTHPER PLAN
WIDTHPER PLAN
5%MIN
BUILDING DRAINAGE AT LANDSCAPEDETAIL
NOT TO SCALE
TREATED MUDSILL PLATE
TREATED MUDSILL PLATE
5
10
15
20
⅊⅊
5
10
15
20EXIST WALL EXIST WALL
0
-5
0
-5
GARAGEFF = 10.74
BASEMENTFF = 1.00PAD = -0.33
2%
2%5%
OVER-EXCAVATION
TEMPORARY SHORINGPER SHORING PLANTEMPORARY SHORINGPER SHORING PLAN
5
10
15
20 ⅊
5
10
15
20EXIST WALL EXIST WALL
0
-5
0
-5
1ST FLOORFF = 11.26
BASEMENTFF = 1.00PAD = -0.33
NEW BUILDINGFF = 11.26PAD = 10.51
OVER-EXCAVATION
1 1
5%
TEMPORARY SHORINGPER SHORING PLAN
RESERVOIR COURSE34" WASHED GRAVEL LAYER
CHOKER: 14" - 12" WASHED P-GRAVEL
TOP SOIL / PLANTING MIX
0.5% MIN.
30-MIL IMPERMEABLE LINER (OREQUIVALENT)
PLANTS PER LANDSCAPEARCHITECT/DESIGER (PLANTINGREQUIRED)
WALL PER STRUCTURE PLAN
WALL PER STRUCTURE PLAN3"
M
I
N
.
FRE
E
B
O
A
R
D
6" M
I
N
.
PON
D
I
N
G
24"
M
I
N
.
3" M
I
N
.
9" M
I
N
.
OVERFLOW DRAIN:4"DIA. PVC PIPE WITH ATRIUMGATE INLET 6"-9" ABOVE FINISH GRADE
LONGITUDINAL 4" DIA. PERFORATED PVC PIPEWRAPPED IN NO-WOVEN GEOTEXTILE MEMBRANE.PLACED OVER 1" GRAVEL LAYER
UNIFORM MIX OF SAND ANDORGANIC MATERIAL (EX: COMPOST);MIN INFILTRATION RATE OF 5 INCHESPER HOUR. (DO NOT COMPACT)
NON0WOVEN GEOTEXTILEMEMBRANE
NOTE:1. AT LEAST 9 INCHES SHALL BE PROVIDED BETWEEN THE PLANTING SURFACE AND THE CREST OF EACH PLANTER2. PLANTERS SHALL NOT BE LOCATED ON UNEVEN OR SLOPED SURFACES.3. TOP SOIL/PLANTING MIX IS AT LEAST 18" DEEP.4. TOP SOIL CONTAINS NO MORE THAN 30% COMPOST.5. MINIMUM GRAVEL LAYER SHALL BE 12" DEEP.6. PLANTING IS REQUIRED. CONSULT LANDSCAPE ARCHITECT FOR SPECIFIC PLANT TYPES.
PLAN
PER PLAN
OVERFLOW DRAIN: 4" DIA. PVC PIPE WITHATRIUM GRATE INLET AT 6"-9" ABOVE FINISH GRADE(MIN 2 FT FROM INLET)
PE
R
P
L
A
N
2' M
I
N
.
I
N
S
I
D
E
D
I
M
E
N
S
I
O
N
4" DIA. PVC PIPESDR 35 OR SCHD. 40 LONGITUDINAL 4" DIA. PERFORATED PVC PIPEWRAPPED IN NO-WOVEN GEOTEXTILE MEMBRANE.PLACED OVER 1" GRAVEL LAYERDIRECT OVERFLOW DISCHARGE
STORM WATER PLANTERDETAIL
NOT TO SCALE
7
UNDISTURBED SOIL
SE
C
T
I
O
N
S
&
D
E
T
A
I
L
S
C-3
PLA
N
S
P
R
E
P
A
R
E
D
B
Y
:
SHEET NO.:
AP
P
R
O
V
E
D
B
Y
DA
T
E
NO
.
R
E
V
I
S
I
O
N
S
PROJECT NO.:
OWNER/SUBDIVIDER:
BU
R
C
H
E
R
R
E
S
I
D
E
N
C
E
21
0
4
B
A
L
B
O
A
B
L
V
D
.
E
.
,
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
E
EXP. 3/31/27
NO. C 83487
ACIIVFETOC
TS
A L A
ORNI
R
ILF
SILINWAECH
OPDRFEREE UNAM
GNE
NAL
INE
ISO
N GTSIGER
G24095
PATRICK BURCHER16350 BAKE PARKWAYIRVINE, CA 92618
3/13
/
2
0
2
5
3/13
/
2
0
2
5
PLO
T
D
A
T
E
:
DES
I
G
N
E
R
DES
I
G
N
E
D
B
Y
:
DRA
F
T
E
D
B
Y
:
CH
E
C
K
E
D
B
Y
:
W.H
.
E
N
G
I
N
E
E
R
I
N
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G
R
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U
P
WAI
L
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N
M
A
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N
G
C
H
E
N
R.C
.
E
.
C
8
3
4
8
7
E
X
P
.
3
/
3
1
/
2
0
2
7
DAT
E
NO
R
T
H
-
C
A
:
2
3
8
0
Q
U
M
E
D
R
.
,
S
T
E
E
,
S
A
N
J
O
S
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,
C
A
9
5
1
3
1
SO
U
T
H
-
C
A
:
5
4
8
W
A
L
D
,
I
R
V
I
N
E
,
C
A
9
2
6
1
8
IN
F
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@
W
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N
G
I
N
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G
G
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.
C
O
M
PH
O
N
E
:
9
4
9
-
2
2
9
-
3
3
5
7
SECTION A-A
SCALE 1"=10'
SECTION C-C
SCALE 1"=10'
SECTION B-B
SCALE 1"=10'
SECTION D-D
SCALE 1"=10'
49
EROSION CONTROL BMPS
EC-1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION.
TEMPORARY SEDIMENT CONTROL
SE-5 FIBER ROLLS INSTALL WHERE SHOWN ON PLAN.
SE-7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEEPED, SEDIMENT COLLECTED, AND DISPOSED OF OFF-SITE ON A DAILY BASIS.
SE-10 STORM WATER INLET PROTECTION
ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREADRAIN SYSTEM.
WIND EROSION CONTROL BMPS
WE-1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED PADS AND ANY STOCKPILEAREAS.
TRACKING CONTROL
TC-1 STABILIZED CONSTRUCTION EXIT RUMBLE RACK SHALL BE PLACED ON THE DRIVEWAY TO ENSURE THAT ALL VEHICLES LEAVING THE SITE PASS OVER THE DEVICES BEFORE ENTERING THEPUBLIC STREET.
NON-STORMWATER MANAGEMENT
NS-6 ILLICIT CONNECTION / ILLEGAL DISCHARGE CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY ANDCONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDE A RESPONSE/
NS-7 POTABLE WATER / IRRIGATION EXERCISE WITH CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES.
NS-8 VEHICLE AND EQUIPMENT CLEANING
NS-9 VEHICLE AND EQUIPMENT FUELING
NS-3 PAVING AND GRADING OPERATIONS APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE.
NS-10 VEHICLE AND EQUIPMENT MAINTENANCE ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE.
NS-12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION.
NS-13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION.
ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE.
ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE.
NS-1 WATER CONSERVATION PRACTICES MAINTAIN WATER EQUIPMENT TO PREVENT NON-STORMWATER DISCHARGES.
WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL
WM-3 STOCKPILE MANAGEMENT MATERIALS STOCKPILES SHALL BE SURROUNDED BY A TEMPORARY SEDIMENT BARRIER AND COVERED TO MAINTAIN DUST CONTROL.
WM-4 SPILL PREVENTION AND CONTROL
AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEE SHALL BE EDUCATED ON THE CLASSIFICATION OF SPILLS ANDAPPROPRIATE RESPONSES.
WM-5 SOLID WASTE MANAGEMENT
WM-8 CONCRETE WASTE MANAGEMENT
WM-2
MATERIAL DELIVERY AND STORAGE
MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTION.
WM-9 SANITARY / SEPTIC WASTE MANAGEMENT ON-SITE FACILITY SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THE PROJECT.
AN ON-SITE CONCRETE WASHOUT AREA SHALL BE CONSTRUCTED, USED, AND DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENT OF THE CITY.
SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF PROPERLY.
WM-1
MATERIAL USE
MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. MATERIAL INVENTORY SHALL CONSIST OFSUPPLY REQUIRED FOR A FEW DAYS.
SE-6 GRAVEL BAG BERM INSTALL WHERE SHOWN ON PLAN.
PA
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L
2
BA
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A
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⅊ N10°42'25" E261.07'
⅊ N19°35'47" E248.73'
⅊ D= 04°24'03" R= 955.40' L=73.38'
⅊ N90°00'00" W35.01'℄ BA
L
B
O
A
B
L
V
D
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SDSD
SDSDSDSDSDSDSDSD
SD
SD
SD
SD
SD
SD
SD SD
SD
SD
SD
SD SD SD
SUBSUBSUBSUBSUBSUBSUBSUB
SUBSUBSUBSUB
SUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
SD SD SD SD SD
SD SD SD
TC-1SE-
7
WM-1
WM-4
WM-2
WM-5
WM-3
WM-8 WM-9
SE-5
SE-10 SE-10 SE-10 SE-10 SE-10 SE-10 SE-10
SE-10
SE-10
SE-10
SE-10
SE-10
SE-10SE-10SE-10
SE-10
SE-10
SE-10SE-10SE-10SE-10
SE-10
SE-10SE-10
SE-10
SE-10SE-10SE-10
SE-10 SE-10
SE-10
SE-10
SE-10
SE-10SE-10
SE-10
SE-10
SE-10
SE-10
SE-10
22'
13'35'
SD
SD
SD
SD
SD
SD
SD SD SD SD SD SD
SD
SD
SD
SE-10
SE-10
SD
SD
SD
SD
SD
SD
SD
SD
SD
22
'
-
1
1
"
4'-
2
"
2'-8
"
SE-10
SD
SD SD SD SD SD SD SD SD SD SD
SD
SSS
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
SCOC
SE-6
SE-6
SE-6
SD SD SD
SD
SD SD SD SD
SD
SECTION A-A
A A
GRAVEL BAGS (TYP.) MIN. 5"THICK4"TYP.2 BAGS MIN
GRAVEL BAGS
GRAVEL BAG FOR INLETSDETAIL
NOT TO SCALE
STABILIZED CONSTRUCTION ENTRANCEDETAIL
NOT TO SCALE
HARD SU
R
F
A
C
E
PUBLIC
R
O
A
D
30' MIN
6"MIN
12' MIN
FILTER FABRIC
6" THICK 34" AGGREGATE BASE
INSTALL TWO TRACK OUTPLATES
R20"
FIBERROLLS
INSTALL A FIBER ROLL NEAR SLOPEWHERE IT TRANSITIONS INTO A STEEPERSLOPE
NOTE:INSTALL FIBER ROLL ALONG A LEVELCONTOUR.
VERT
I
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A
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2
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'
FIBER ROLL 8"MINSLOPE VARIES
34" X 34" WOOD STAKESMAX 4' SPACING12"
M
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2"
M
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4" M
A
X
FIBER ROLLS
DETAIL
4' MAX
4' MAX
4' MAX
4' MAX
A A
B
10' MIN
VAR
I
E
S
BERM
LATH & FLAGGING ONALL SIDES
SANDBAG
10 MIL PLASTICLINING
B
10' MIN
VAR
I
E
S
TWO-STACKED 2 X 12ROUGH WOOD FRAME
10 MIL PLASTIC LINING
STAKE (TYP)
PLAN SECTION A-A
TYPE "BELOW GRADE"
PLANTYPE "ABOVE GRADE"
3'
BERM
SANDBAG10 MIL PLASTICLINING
10 MIL PLASTIC LINING
WOOD FRAME SECURELY FASTENEDAROUND ENTIRE PERIMETER WITHTWO STAKES
SECTION B-B
NOTES:1. ACTUAL LAYOUT DETERMINES IN FIELD.2. THE CONCRETE WASHOUT SIGN SHALL BE INSTALLED WITHIN 30 FT. OF THETEMPORARY CONCRETE WASHOUT FACILITY.
CONCRETE WASTE MANAGEMENTDETAIL
NOT TO SCALE
CO
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CONSTRUCTION POLLUTION PREVENTION PLAN / EROSION CONTROL PLAN
SCALE 1"-10'
PLA
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SHEET NO.:
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PROJECT NO.:
OWNER/SUBDIVIDER:
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EXP. 3/31/27
NO. C 83487
ACIIVFETOC
TS
A L A
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SILINWAECH
OPDRFEREEUNAM
GNE
NAL
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ISO
N GTSIGER
G24095
PATRICK BURCHER16350 BAKE PARKWAYIRVINE, CA 92618
3/13
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0SCALE 1"=10'20105101520
50
DESCRIPTION
XX
123.45
P.P.
WM
F.F.
G.F.
CONC.
F.S.
M.H.
P
A.C.
T.G.
MEAS. ELEVATIONS
TOP-GRATE
ASPHALT
PLANTER
MAN-HOLE
FINISHED SURFACE
CONCRETE
GARAGE FLOOR
FINISH FLOOR
WATER METER
POWER POLE
FENCE
PROPERTY LINEBUILDING
WALL
DECK
BRICK
REC. BRG. & DIST.
NATURAL GRADEN.G.
BENCH MARK
N A L D E S N E C I L R O Y E V R U S D
L I F O R N I A S T A T E O F C A
RONMIEDEMA
No. 4653EXP. 9/30/23
C.F. CURB FACE
C.P. CONTROL POINT
FL FLOWLINE
LEAD & TAGL&T
TC TOP OF CURB
T.O.R. TOP OF ROOFS&W SPIKE & WASHER
G.M. GAS METER
E.P. EDGE OF PAVEMENT
OCS BM #NB 14-71DATUM: NAVD88
ELEVATION: 7.83
PARCEL 2, AS SHOWN ON A MAP
FILED IN PARCEL MAP BOOK 13,PAGE 47 RECORDS OF ORANGE
COUNTY, CALIFORNIA.
APN 048-240-36
JOB: 85-51 DATE: 2/22/22
RdM SURVEYING INC.
RON MIEDEMA L.S. 465323016 LAKE FOREST DRIVE #409LAGUNA HILLS, CA 92653 949 858-2924 OFFICE 949 422-1869 CELLRDMSURVEYING@COX.NET
ADDRESS OF PROJECT
LEGAL DESCRIPTION
BENCH MARK
TOPOGRAPHIC SURVEY
PREPARED FOR
ROB GIEM
VICINITY MAP
NOT TO SCALE
SCALE 1"=20’
0’ 20’ 40’
NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY.
SURVEYOR OR ENGINEER SHALL PERMANENTLY
MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE
STARTING GRADING.
2104 E. BALBOA
NEWPORT BEACH, CA
LEGEND
VICINITYMAP
N 1
9
3
5
’
4
7
"
E
2
4
8
.
7
3
’
N 1
0
4
2
’
2
5
"
E
2
6
1
.
0
7
’
N90 00’00"W 35.01’
R = 9 5 5 . 4 0 ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ L = 7 3 . 3 8 ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’
D = 4 2 4 ’ 0 3 " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " "
PARCEL
2
PARCEL 3
PARCEL 1
BALBOA BLVD.
10.69FS
11.42FS 11.42GF 11.46FS
13.08TW
13.10TW 13.24TW
13.30TW
13.21TW 13.
1
4
T
W
13.07TW
16.62TW
16.64TW
12.06FS
10.78FS
33.53 RIDGE
35.34 RIDGE
37.87 RIDGE
38.63 RIDGE
38.58 RIDGE
12.2
3
T
G
12.43TG
12.20TG 12.23
T
G
12.26T
G
12.30TG
12.2
3
T
G
12.22TG
12.15TG
12.3
0
T
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3
7
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10.34FS
10.39FS ELEC.
B
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SEWER COVER UTIL
.
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9.7
0
F
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9.63FL 10.20TC X
10.2
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10.21TC X 9.69FL
9.6
9
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9.62FL 9.63FL
10.0
4
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10.07TC X 10.12TC X
PALM
FH
CAB
L
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V
WM
UTIL.
B
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FOUNDL&T
FOUNDL&T
FOUNDL&T
FOUNDL&T
12.29FS
11.64FS
12.33FS
12.55FS
12.57FS
12.47FF 12.45FS 12.5FS
29.97 TOR
12.35FS
12.36FS
12.55FS
12.3FS
12.97NG
13.0
8
N
G
12.37FS
12.15TG
12.21TG
12
.
2
2
T
G
12.1
8
T
G
12.25TG
12.32FS 12.32FS
12.40FS
12.35FS
12.41FS
11.88FS 12.3
6
F
S
12.14FS
12.39FS
12.50FS
12.41FS
12.51FS
12.4FS
12.42FS
12.36FS
12.38FS
12.50FF 12
.
3
8
F
S
11.37NG
11.46NG
11.20NG
9.23NG
11.42TW
11.60NG
16.71TW
13.68TW
11.67TW
16.09TW
16.95TW
16.78T
W
12.2
9
T
W
12.83TW
13.50TW 13.38NG
11.06FS
8.78NG
8.88NG
8.91NG
8.9
2
N
G
9.45NG 23.12 DECK
12.05FS
11.96FS
11.10FS
8.83FS
23.21 DECK
8.72 DECK 8.71 DECK
DOCK
DOCK
DOCK
DOCK
DOCK
RAMP
3.7
5.4
3.9
4.0
FOUNDL&T
35.0
4.0
5.0
4.0
3.9
5.3
9.8
7.6
3.6
SECONDSTORY LINE
SECONDSTORY LINE
20.1
SEA WALL
10.46NG
8.77TW
8.77TW
12.43FS
CONC
.
CONC
.
CONC
.
CONC
.
CON
C
.
CONC
.
CONC
.
CONC
.
CONC
.
CONC.
CONC.
X
X
X
X
X
X
P P
P
TALL
B
U
S
H
E
S
TALL
B
U
S
H
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S
TAL
L
B
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H
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S
TAL
L
B
U
S
H
E
S
GARAG
E
POOL
2 STOR
Y
RESIDE
N
C
E
RESIDENCE
RESIDENCE
11.3
11.8
11.4
10.4
BUS
H
E
S
BUS
H
E
S
11.4
11.4
12.4FS
COLUMN TYPICAL
UNDER HOUSEACCESS
UNDER HOUSEACCESS
HOUSEACCESS
UNDER HOUSEACCESS
P
AC UNIT UNDER
POST
COVERED
POST
POST
CON
C
.
CONC
.
CONC
.
CONC
.
CONC
.
CONC
.
CONC
.
CONC.
CONC
.
CONC.
CONC
.
CONC
.
CONC
.
CONC
.
CONC
.
CONC.CONC.
CONC.CONC.CONC.
CONC.CONC.
CONC.
CONC.CONC.CONC.
AC
AC AC
AC
AC
AC
CONC
.
4" DIA. TREE ROW
8.76L&T
8.77L
&
T
51
Design TeamVicinity Map
Burcher Residence
Sheet Index
LANDSCAPE ARCHITECT
2104 E Balboa Boulevard,Newport Beach, CA 92661P l 7146736954
EPTDESIGN
OWNER
Patrick and Rosemary Burcher
234 North El Molino Ave, Suite 100Pasadena, CA 91101T l 626.795.2008Contact: Nord Eriksson
548 WaldIrvine, CA 92618P l 949.229.3357Contact: Jack Wang
W.H. ENGINEERING GROUPCIVIL ENGINEER
EBTA ArchitectsARCHITECT
22 Corporate Park #200Irvine, CA 92606P l 949.955.3282Contact: Don James
1 of 32 of 33 of 3
T0.00L1.01L3.01
DESCRIPTIONSHEET ID SHEET NO.
L0.00 Title SheetL1.01 Construction PlanL3.01 Planting Plan
Title Sheet
T0.00
2104 E Balboa Boulevard,
Newport Beach, CA 92661
LANDSCAPE DOCUMENTATION PACKAGE
PROJECT SITE
NTS
332 Forest Avenue #4Laguna Beach, CA 92651P l 949.497.0202Contact: Bob White
Forest Studio
DESIGN ARCHITECT
Project Data
PROJECT TYPE:
TOTAL SQUARE FOOTAGE OF LANDSCAPE AREA:
WATER SUPPLY:
Certificateof Design
8,895 S.F.
2104 E Balboa Boulevard, Newport Beach, CA 92661
Newport BeachChapter 14.17Newport BeachNewport Beach
Newport BeachNewport Beach
Nord Eriksson 12/20/2024
2858
234 N. El Molino Ave, Suite 100, Pasadena CA 91101
626.795.2008 neriksson@eptdesign.com
New Landscaping for Single FamilyResidential Development
Public water supply by City of Newport Beach
Water Feature (Pool & Fountains): 348 S.F.Planting: 4,904 S.F.Total: 3,643 S.F.
These drawings are instruments of service. EPTDESIGNshall retain all copyrights, statutory and common lawright with regard to these drawings and the designscontained therein in all formats, including printed anddigitized. These drawings are not to be altered in anyway, nor assigned to a third party without first obtainingwritten permission and consent from EPTDESIGN.Pla
n
C
o
n
t
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o
l
:
C
o
n
s
t
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u
c
t
i
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n
D
o
c
s
.
DateBy
Job NumberDesign Staff
Project Manager
Principal
Client
Patrick and RosemaryBurcher
2104 E. Balboa Boulevard,Newport Beach, CA 92661T 714.673.6954
E24-032SH
NE
AA
1st
C
i
t
y
S
u
b
.
X
X
M
o
n
t
h
2
0
1
6
2104 E. Balboa BoulevardNewport Beach, CA 92661
BurcherResidence
Site Area: X.XX acres
Revisions
Plan Check Number: 00000000-PARK
AIC Submittal AA 12/20/24
RE
GRE
S
E
IST RA
Signature10/31/25Expiration Date
DANDL EPCSA
ETC
A
C
ITH
INTATRCDateOFEOIFAL
NORDERIKSSON No.
2858
3/12/25
City Corrections AA 3/12/25
RE
GRE
S
E
IST RA
Signature10/31/25Expiration Date
DANDL EPCSA
ETC
A
C
IT
H
INTATRCDateOFEOIFAL
NORDERIKSSONNo.
2858
12/20/24
1863 Bayport Way,Newport Beach, CA 92660P l 714.321.4126Contact: Ray Lewis
R.W Lewis Construction
GENERAL CONTRACTOR
Water Efficiency Notes
Turf area does not exceed 25% of landscape planting area. 75% of landscape areamust be planted with climate adapted plants with an average WUCOLS plant factor0.3. Compost at a rate of four cubic yards per 1,000 square feet to a depth of sizinches. 3-inch mulch layer applied to all planting areas (excluding turf areas).Automatic irrigation controllers will use evapotranspiration or soil moisutre sensordata and will have manual shut-off valves.
"I agree to comply with the requirements of the perscriptive compliance option to theMWELO."
Nord Eriksson
52
ConstructionPlan
L1.01
0 24 8 16 Feet
Scale: 1/8" = 1'-0"
These drawings are instruments of service. EPTDESIGNshall retain all copyrights, statutory and common lawright with regard to these drawings and the designscontained therein in all formats, including printed anddigitized. These drawings are not to be altered in anyway, nor assigned to a third party without first obtainingwritten permission and consent from EPTDESIGN.Pla
n
C
o
n
t
r
o
l
:
C
o
n
s
t
r
u
c
t
i
o
n
D
o
c
s
.
DateBy
Job NumberDesign Staff
Project Manager
Principal
Client
Patrick and RosemaryBurcher
2104 E. Balboa Boulevard,Newport Beach, CA 92661T 714.673.6954
E24-032SH
NE
AA
1st
C
i
t
y
S
u
b
.
X
X
M
o
n
t
h
2
0
1
6
2104 E. Balboa BoulevardNewport Beach, CA 92661
BurcherResidence
Site Area: X.XX acres
Revisions
Plan Check Number: 00000000-PARK
AIC Submittal AA 12/20/24
RE
GRE
S
E
IST RA
Signature10/31/25Expiration Date
DANDL EPCSA
ETC
A
C
ITH
INTATRCDateOFEOIFAL
NORDERIKSSON No.
2858
3/12/25
City Corrections AA 3/12/25
WALL & FENCE LEGEND
SITE AMENITIES LEGEND
GATE LEGEND
P-1
PAVING LEGEND
P-1
P-2
DESCRIPTION DETAILITEM
COBBLESTONE DRIVEWAY
P-3
P-4
P-5
W-1
W-2
W-3
W-4
SA-1
SA-2
SA-3
G-1
DETAIL XSHEET L.X.XX
DETAIL XSHEET L.X.XX
DETAIL XSHEET L.X.XXDETAIL XSHEET L.X.XXDETAIL XSHEET L.X.XX
DETAIL XSHEET L.X.XX
DETAIL XSHEET L.X.XX
DETAIL XSHEET L.X.XX
DETAIL XSHEET L.X.XX
DETAIL XSHEET L.X.XX
DETAIL XSHEET L.X.XX
DETAIL XSHEET L.X.XX
DETAIL XSHEET L.X.XX
STONE PAVING
STONE STEPS AT GARAGE PORCH
STONE STEPS AT SQUARE PILASTERS
PROPERTY LINE WALL - 96" MAX HT
LOW COURTYARD WALL - 18" HT.
LANDING AT GARAGE PORCH
SQUARE PILASTER AT COURTYARDWALL -18" HT.
POOL AND SPA
LINEAR FOUNTAIN - 18" MAX HT.
ENTRY FOUNTAIN - 18" MAX HT.
SIDE YARD GATE - 72" MAX HT.
CONCRETE PAVING
FENCE LEGEND
F-1 DETAIL XSHEET L.X.XX
POOL ENCLOSURE FENCE - 60" HT.
G-2 DETAIL XSHEET L.X.XXGATE AT SEAWALL - 30" HT.
F-2 DETAIL XSHEET L.X.XX
FENCE AT SEAWALL - 30" HT.
W-5
DETAIL XSHEET L.X.XXRAISED CONCRETE PLANTER - 30" HT.W-6
DETAIL XSHEET L.X.XXRAISED CONCRETE LID PLANTER - 30" HT.
P-6 DETAIL XSHEET L.X.XXSTONE STEPS AT STAIR HALL
SA-4 DETAIL XSHEET L.X.XXPOT
W-7
DETAIL XSHEET L.X.XXBRICK WALL TO MATCH HOUSE - 60" MAX HT
G-3 DETAIL XSHEET L.X.XXSELF CLOSING POOL ENCLOSUREGATE - 60" HT.
PA
PAPAPA
1
1 10
GARAGE
MAIN HOUSE
PA
P-2
P-3
SA-2
P-3
PR
O
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Y
L
I
N
E
PROPERTY LINE
SETBACK
G-1
P-1
SA-3
8 W-5P-5
P-3
10
W-4
W-4
6
P-6
SETBACK
PROPERTY LINE
6
8
SA-1
8
5
LAWN
3
F-1
2
PR
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L
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E
4
BA
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B
O
A
B
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E
V
A
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PLANTING AREA
EXISTING CONCRETE BULKHEAD TO REMAIN
CENTER LINECL
TYPICAL
FACE OF BUILDING
REFERENCE LEGEND
1
2
3
4
5
6
7
8
9
PA
TYP.
F.O.B.
EXISTING UTILITY VAULT TO REMAIN
SEA WALL PER OTHERS
WOOD DECK PER OTHERS
FLOATING DOCK PER OTHERS
LIGHT WELL PER ARCHITECT
EXTERIOR STAIRS PER ARCHITECT
EXTERIOR RAILING PER ARCHITECT
NOT USED
10
11 POOL EQUIPMENT
FOUNTAIN EQUIPMENT12
EXTERIOR GATES PER ARCHITECT
HVAC EQUIPMENT PER ARCHITECT13
EXISTING PROPERTY LINE WALL TO REMAIN14
SEWER CLEANOUT
EXISTING WATER METER TO REMAIN15
16
GUEST HOUSE
11
9
9
9
W-6
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
LAWN
12
Deck on 2nd Floor Upper Deck on 3rd Floor
MAIN HOUSE
(3RD FLOOR)
MAIN HOUSE(2ND FLOOR)
9
5
P-3
SA-4 TYP.
SA-4 TYP.
P-3
W-3
TYP.
14
PA
W-1W-2
W-2
W-7
W-1
G-2
PA
SA-4 TYP.
P-3
PA
13 W-7
9 5
SA-4 TYP.
8
F-2
G-3
POOL ENCLOSURE BARRIER NOTES:
1. EVERY POOL AND/ OR SPA SHALL BE ENCLOSED BY A BARRIER.2. POOL BARRIER SHALL COMPLY WITH THE FOLLOWING:A) 5 ft or greater height above grade, measured from outside of the pool area.B) Minimum 45 inches spacing of horizontal members when placed on the outside of the fence.C) Maximum 4 inch spacing of vertical members.D) Decorative cutouts shall not exceed 1.75 inches wide.E) Maximum 2 inch vertical clearance between the bottom of the fence and ground.F) Maximum 1.75 inch square chain link mesh, unless provided with slats fastened at the top and bottom which reduce the openings to 1.75 inches or less.G) Diagonal members shall form openings of 1.75 inches or less.H) Gates shall have self-closing, and self-latching mechanisms. Latch mechanism shall be at least 60 inches above the ground. I) All gates shall swing out of the pool area in the direction leading to a public way.
W-1
W-6
SE
T
B
A
C
K
W-3 TYP.
W-2
PA
TYP.
SA-4 TYP.
F-1
4
F-2
13
13
W-2
15
16
6
P-4
53
SYMBOL BOTANICAL / COMMON NAME SIZE WUCOLS TRUNK DETAIL QTY REMARKS
TREES
ACCA SELLOWIANAPINEAPPLE GUAVA 36"BOX LOW STANDARD 4
ACCA SELLOWIANAPINEAPPLE GUAVA 36"BOX LOW STANDARD 2
ARBUTUS UNEDOSTRAWBERRY TREE SHRUB 36"BOX LOW STANDARD 5
CERCIS OCCIDENTALISWESTERN REDBUD 48"BOX LOW STANDARD 1
LYONOTHAMNUS FLORIBUNDUSCATALINA IRONWOOD 48"BOX LOW STANDARD 4
LYONOTHAMNUS FLORIBUNDUSCATALINA IRONWOOD 48"BOX LOW STANDARD 6
MELALEUCA VIRIDIFLORARUBRIFLORAPAPERBARK 48"BOX LOW STANDARD 5
QUERCUS AGRIFOLIACOAST LIVE OAK 60"BOX VERY LOW STANDARD 4
SYMBOL BOTANICAL / COMMON NAME SIZE WUCOLS DETAIL SPACING QTY REMARKS
SHRUBS CARISSA MACROCARPANATAL PLUM 5 GAL LOW 30" O.C.198
CYCLAMEN HEDERIFOLIUMHARDY CYCLAMEN 1 GAL LOW 12" O.C. 171
LAURUS NOBILISSWEET BAY 24"BOX LOW 24" O.C.73
PRUNUS CAROLINIANACAROLINA CHERRY LAUREL 15 GAL LOW 24" O.C.54
RHAPHIOLEPIS INDICA 'BALLERINA'BALLERINA INDIAN HAWTHORN 5 GAL LOW 36" O.C. 25
SANTOLINA CHAMAECYPARISSUSLAVENDER COTTON 5 GAL LOW 24" O.C.5
TEUCRIUM FRUTICANS 'AZUREUM'AZURE BUSH GERMANDER 5G LOW 30" O.C. 11
WESTRINGIA FRUTICOSA 'SMOKEY'SMOKEY COAST ROSEMARY 5G LOW 36" O.C. 5
VINE/ESPALIER
PARTHENOCISSUS TRICUSPIDATABOSTON IVY 15 GAL MEDIUM 1
ROSA CLIMBING ROSECLIMBING ROSE 15 GAL LOW 18" O.C. 21
SYMBOL BOTANICAL / COMMON NAME SIZE WUCOLS QTY REMARKS
GROUND COVERSBACCHARIS PILULARIS 'PIGEONPOINT'PIGEON POINT COYOTE BRUSH 5 GAL LOW 914 SF
CYNODON DACTYLONBERMUDAGRASS FLAT LOW 1,979 SF
PLANT SCHEDULE
DECORATIVE GRAVEL 3/8" - - 503 SF
Planting Plan
L3.01
0 24 8 16 Feet
Scale: 1/8" = 1'-0"
These drawings are instruments of service. EPTDESIGNshall retain all copyrights, statutory and common lawright with regard to these drawings and the designscontained therein in all formats, including printed anddigitized. These drawings are not to be altered in anyway, nor assigned to a third party without first obtainingwritten permission and consent from EPTDESIGN.Pla
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DateBy
Job NumberDesign Staff
Project Manager
Principal
Client
Patrick and RosemaryBurcher
2104 E. Balboa Boulevard,Newport Beach, CA 92661T 714.673.6954
E24-032SH
NE
AA
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6
2104 E. Balboa BoulevardNewport Beach, CA 92661
BurcherResidence
Site Area: X.XX acres
Revisions
Plan Check Number: 00000000-PARK
AIC Submittal AA 12/20/24
RE
GRE
S
E
IST RA
Signature10/31/25Expiration Date
DANDL EPCSA
ETC
A
C
ITH
INTATRCDateOFEOIFAL
NORDERIKSSON No.
2858
3/12/25
City Corrections AA 3/12/25
GARAGE
MAIN HOUSE
GUEST HOUSE
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
SETBACK
PROPERTY LINE
BA
L
B
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A
B
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U
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E
V
A
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D
PR
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R
T
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Deck on 2nd Floor Upper Deck on 3rd Floor
MAIN HOUSE
(3RD FLOOR)
MAIN HOUSE(2ND FLOOR)
SE
T
B
A
C
K
RAISED LID PLANTER: 380 SF(MINIMUM 230 SF)
54
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NOTE :
R 955.40'
04°24'03" L = 73.38'
N 19°35'47" E 248.73'
N 10°42'25" E 261.07'
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From: Jim Mosher <jimmosher@yahoo.com>
Sent: May 14, 2025 12:18 PM
To: CDD
Subject: Comment on ZA Item 4 (5/15/2025 meeting)
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is
safe. Report phish using the Phish Alert Button above.
My apologies for the slightly late comment, but regarding Item 4 (Burcher Residence
Coastal Development Permit, PA2024-0237), in Condition of Approval No. 8 on
handwritten page 15, should "seaward" be "bayward"?
Closely related to this, it would have been helpful for the staff report to have included an
exhibit, or reference to something, clarifying the area of California Coastal Permit
Jurisdiction (as well as the location of "State tidelands, public beaches, or the public
right-of-way").
Assuming the area of California Coastal Permit Jurisdiction includes
everything "seaward (= "bayward"?) of the private property," is Condition No. 8
redundant with Condition No. 4, which already says the permit does not authorize any
development "on California Coastal Permit Jurisdiction"?
Similarly, if the area of California Coastal Permit Jurisdiction includes the existing
seawall, isn't Condition No. 2, regarding the seawall, infringing on the CCC's jurisdiction
over it?
Yours sincerely,
Jim Mosher
Zoning Administrator - May 15, 2025
Item No. 4a - Additional Materials Received
Burcher Residence Coastal Development Permit (PA2024-0237)