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Home My WebLink About02_Hale Residence Coastal Development Permit PA2024-0238CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 26, 2025 Agenda Item No. 2 SUBJECT: Hale Residence (PA2024-0238) ▪Coastal Development Permit SITE LOCATION: 1402 and 1402 ½ West Ocean Front APPLICANT: Brandon Architects Architect OWNER: Aaron Hale PLANNER: Daniel Kopshever, Assistant Planner 949-644-3235, dkopshever@newportbeachca.gov LAND USE AND ZONING •General Plan Land Use Plan Category: Two Unit Residential (RT) •Zoning District: Two-Unit Residential (R-2) •Coastal Land Use Plan Category: Two Unit Residential (RT-D) (20.0 – 29.9 DU/AC) •Coastal Zoning District: Two-Unit Residential (R-2) PROJECT SUMMARY A coastal development permit (CDP) to demolish a two-unit dwelling and construct a new 3,709-square-foot, three-story, two-unit dwelling with two attached single-car garages totaling 502 square feet and two carport spaces. The project includes landscape, hardscape, drainage, and accessory structures. The project complies with all 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 the Coastal Development Permit filed as PA2024-0238 (Attachment No. ZA 1). 1 Hale Residence (PA2024-0238) Zoning Administrator, November 26, 2025 Page 2 DISCUSSION Land Use and Development Standards •The subject property is in the R-2 Coastal Zoning District, which allows a maximum of two residential dwelling units on a single lot. The project is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A CDP 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 is currently developed with a two-unit dwelling. As seen in the aerial map provided as Attachment No. ZA 2 (Vicinity Map), the neighborhood is predominantly developed with two-story single-unit dwellings with scattered one- and three-story single-unit dwellings. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. •The proposed two-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 (Attachment No. ZA 3) and as illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 10 feet 10 feet Sides 3 feet 3 feet Rear (Alley) 0 feet 0 feet Allowable Floor Area (max.) 4,496 square feet 4,169 square feet Allowable 3rd Floor Area (max.) 337 square feet 337 square feet Open Space (min.) 337 square feet 407 square feet Parking (min.) 2 garage spaces and 2 covered (carport) spaces 2 garage spaces and 2 covered (carport) spaces Height (max.) 24-foot flat elements 29-foot sloped roof 23-feet and 9 inches (highest flat) 29-feet (sloped roof peak) Hazards •The project is located on an ocean front lot that fronts the Oceanfront Boardwalk. •A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA Consulting, Inc. on August 26, 2024. The report analyzes the coastal hazards of shoreline erosion, flooding, wave runup, and sea level rise utilizing the adopted Sea Level Rise Guidance: 2018 Update provided by the State of California. The property is separated from the Pacific Ocean by a wide sandy beach and is over 500 feet from the high tide line. The report assumes an approximate 3.20-foot increase to bay water levels, resulting in a projected water elevation of 10.9 feet NAVD 88. 2 Hale Residence (PA2024-0238) Zoning Administrator, November 26, 2025 Page 3 However, based on the latest adopted Sea Level Rise Guidance: 2024 Update provided by the State of California, the sea level is estimated to reach approximately 12.6 feet NAVD 88 (the likely range for sea level rise over 75-year design life of the structure based on intermediate-high risk aversion estimates). The report concludes that given the wide nature of the beach, lack of long-term shoreline erosion, and a high finished first floor elevation, the Project is reasonably safe from coastal hazards and sea level rise. In the event that sea level rises as currently estimated or higher, the report states that masonry block walls along site property lines with a top of wall elevation of 14.4 NAVD 88 can act as a protection device. •The Project proposes a minimum top of slab elevation of 11.10 feet NAVD 88, which complies with the minimum 9.0-foot NAVD88 elevation standard for habitable areas of new structures. •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 prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. •The property owner is required to enter into an agreement with the City waiving any potential right to protection to address future situations where the development is threatened with damage or destruction by coastal hazards. 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. The Acknowledgement of Coastal Hazards is included as a condition of approval that will need to be satisfied before the issuance of building permits. Water Quality •The property is located adjacent to a sandy beach and is within proximity 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 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 3 Hale Residence (PA2024-0238) Zoning Administrator, November 26, 2025 Page 4 designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. Public Access and Views • The property is located on the Balboa Peninsula and between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project includes the demolition of a two- unit dwelling and the construction of a two-unit dwelling on an R-2 zoned lot. The project maintains the same number of units as the existing development and does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (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 viewpoint is Marina Park, approximately 925 feet northwest of the property, and is not visible from the subject property due to intervening structures. • The project is, however, located adjacent to and visible from the Oceanfront Boardwalk and the beach beyond. This is not a designated viewpoint but provides scenic views of the ocean. The project replaces an existing two-unit dwelling built 80 years ago with a new two-unit dwelling that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. The project ultimately should blend in with existing development and does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on existing public views. • Lateral access to the coast is currently provided and will continue to be provided by the Oceanfront Boardwalk. The nearest vertical access to the Oceanfront Boardwalk is available via the 14th and 15th Street ends. The project does not include any features that would impede access along these routes. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 4 Hale Residence (PA2024-0238) Zoning Administrator, November 26, 2025 Page 5 The Class 3 exempts the demolition and construction of up to three single-family residences in urbanized areas. The proposed project will demolish an existing two-unit dwelling and construct a new two-unit dwelling, consistent with the Class 3 exemption. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of these exemption. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Program [LCP] Implementation Plan) of the NBMC. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: JP/djk Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 6 RESOLUTION NO. ZA2025-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING TWO-UNIT DWELLING AND CONSTRUCT A NEW, TWO-UNIT DWELLING WITH ATTACHED GARAGES AND CARPORT FOR THE PROPERTY LOCATED AT 1402 AND 1402 ½ WEST OCEAN FRONT (PA2024-0238) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects (Applicant), on behalf of Aaron Hale (Owner), with respect to property located at 1402 and 1402 ½ West Ocean Front, and legally described as Lot 2, Block 14 of Tract 234 (Property). 2. The Applicant requests a coastal development permit (CDP) to demolish an existing two- unit dwelling with an attached garage and construct a new 3,709-square-foot, three-story, two-unit dwelling with two attached single-car garages totaling 502 square feet and two carport spaces. The project also includes landscape, hardscape, drainage, and accessory structures (Project). The Project complies with all development standards and no deviations are requested. All improvements authorized by this CDP will be located on private property. 3. The Property is categorized as Two Unit Residential (RT) by the General Plan Land Use Element and is located within the Two-Unit Residential (R-2) Zoning District. 4. The Property is located within the Coastal Zone. The Coastal Land Use Plan category is Two-Unit Residential – 20.0 – 29.9 DU/AC (RT-D), and it is located within the Two-Unit Residential (R-2) Coastal Zoning District. 5. A public hearing was held on November 26, 2025, online via Zoom. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The 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. 7 Zoning Administrator Resolution No. ZA2025-### Page 2 of 9 2. Class 3 exempts the demolition and construction of up to three single-unit dwellings in urbanized areas. The Project will demolish an existing two-unit dwelling and construct a new two-unit dwelling, consistent with the Class 3 exemption. 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 Project complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 4,496 square feet and the proposed floor area is 4,169 square feet. b. The Project provides the minimum required setbacks, which are 10 feet from the front property line abutting West Ocean Front, three feet from each side property line, and zero feet from the rear property line abutting West Ocean Front Alley. c. Both the highest flat roof and guardrails are less than 24 feet from established grade (34.91 feet based on the North American Vertical Datum of 1988 (NAVD 88)), and the highest ridge is no more than 29 feet from established grade (39.91 feet NAVD 88). The Project complies with all height requirements. d. The Project provides one single-car garage for each dwelling unit and one covered carport space for each dwelling unit for a total of four parking spaces, which complies with the minimum parking requirement for two-unit dwellings. e. The Project proposes a minimum top of slab elevation of 11.10 feet NAVD 88, which complies with the minimum 9.0-foot NAVD 88 top of slab elevation requirement for interior living areas of new structures. 8 Zoning Administrator Resolution No. ZA2025-### Page 3 of 9 2. The surrounding neighborhood is predominantly developed with two- and three-story dwellings. The proposed design, bulk, and scale of the Project 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 August 26, 2024. The report utilizes the adopted Sea Level Rise Guidance: 2018 Update provided by the State of California. As an ocean front property, the report analyzes the coastal hazards of shoreline erosion, flooding, wave runup, and sea level rise. The report analyzes future sea level rise scenarios assuming an increase in the maximum water level over the next 75 years (i.e., the life of the structure) of about 3.20 feet, resulting in a projected water elevation of 10.9 feet NAVD 88. However, based on the latest adopted Sea Level Rise Guidance: 2024 Update provided by the State of California, the sea level is estimated to reach approximately 12.6 feet NAVD 88 (the likely range for sea level rise over 75-year design life of the structure based on intermediate-high risk aversion estimates). The report concludes that given the wide nature of the beach, lack of long-term shoreline erosion, and a high finished first floor elevation, the Project is reasonably safe from coastal hazards and sea level rise. In the event that sea level rises as currently estimated or higher, the report states that masonry block walls along site property lines with a top of wall elevation of 14.4 NAVD 88 can act as a protection device. 4. Pursuant to Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection) of the NBMC, the Owners will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the Project is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The Owners 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 Section 21.30.015(D)(3)(c) (General Site Planning and Development Standards) of the NBMC. These requirements are included as Condition of Approval Nos. 5 and 6 which will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively. 5. 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 prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the CBC prior to building permit issuance. 6. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 9 Zoning Administrator Resolution No. ZA2025-### Page 4 of 9 7. The Property is separated from the Pacific Ocean by a wide sandy beach and is over 500 feet from the high tide line. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the NBMC, 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. 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. A CPPP has been provided and construction plans will be required to adhere to the CPPP. 8. Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC, a preliminary Water Quality Management Plan (WQMP) is required due to the proximity of the development to the shoreline and the development containing more than 75% of impervious surface area. The preliminary WQMP was prepared by CivilScapes Engineering, Inc. dated April 7, 2025. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a Low impact Development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Prior to the issuance of a building permit, construction plans will be reviewed for compliance with the approved WQHP. 9. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. Condition of Approval No. 17 requires that landscaping be drought tolerant and non- invasive plant species. Prior to the issuance of a building permit, the final landscape plans will be reviewed to verify invasive species are not planted. 10. The Property is not located adjacent to a coastal view road or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest designated coastal viewpoint is at Marina Park, approximately 925 feet northwest of the Property, and the nearest designated coastal view road segment is located along Newport Boulevard, over 5,700 feet away. The Project is not visible from either due to the distance from the points and intervening structures. The Property is located in the viewshed of the public beach, which is not a designated viewpoint but provides scenic views of the ocean. The Project replaces an existing two-unit dwelling built 80 years ago with a new two-unit dwelling that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. The Project should blend in with existing development and does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on existing public views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 10 Zoning Administrator Resolution No. ZA2025-### Page 5 of 9 1. The Property is located on the Balboa Peninsula and between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the Project includes the demolition of a two-unit dwelling and the construction of a two-unit dwelling on an R-2 zoned lot. The Project maintains the same number of units as the existing development and does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. Vertical access to the coast is available on either side of the Property via the 14th and 15th Street ends. Lateral access is provided on the beach and along the Oceanfront Boardwalk. 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 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 that the exceptions to this Exemption do not apply. 2. The Zoning Administrator of the City of Newport Beach hereby approves the Coastal Development Permit filed as PA2024-0238, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the NBMC. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF NOVEMBER 2025. _______________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2025-### Page 6 of 9 EXHIBIT “A” CONDITIONS OF APPROVAL Planning Division 1. The Project shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans require review by the Planning Division and may require an amendment to this coastal development permit or the processing of a new coastal development permit. 3. The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 4. The Coastal Development Permit filed as PA2024-0238 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 NBMC, unless an extension is otherwise granted. 5. Prior to the issuance of a building permit, the Owner shall submit a signed and notarized letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. The letter shall be scanned into the plan set prior to building permit issuance. 6. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the Property, or development of the Property, today or in the future. The agreement shall be binding against the property owners and successors. 7. Prior to the issuance of a building permit, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall comply with the approved CPPP and WQHP/WQMP; any changes could require separate review and approval by the Building Division. 12 Zoning Administrator Resolution No. ZA2025-### Page 7 of 9 8. Prior to the issuance of a building permit, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 9. Prior to the issuance of a building permit, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. 10. Prior to the issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 11. 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. 12. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 13. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands, or their buffers. 14. 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. 15. 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. Stock-piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 16. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 17. 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. 18. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be 13 Zoning Administrator Resolution No. ZA2025-### Page 8 of 9 kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 19. Construction activities shall comply with Section 10.28.040 (Construction Activity – Noise Regulations) of the NBMC, 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. 20. 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 NBMC. 21. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: 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. 22. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 23. 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. 24. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance. 14 Zoning Administrator Resolution No. ZA2025-### Page 9 of 9 25. 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. 26. 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 Hale Residence including, but not limited to the Coastal Development Permit (PA2024-0238). 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 of 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. Building Division 27. The foundation shall be designed for liquefaction mitigation, pursuant to California Building Code (CBC) Policy No. CBC 1803.5. 28. Habitable levels greater than one story above or below an egress door shall not exceed the 50-foot maximum travel distance from any occupied point to a stairway or ramp that provides egress from said habitable level. Fire Department 29. Installation of an NFPA 13D fire sprinkler system is required. Public Works Department 30. The Applicant shall install a new sewer clean out on the existing sewer lateral, pursuant to City Standard 406. 31. The Applicant shall remove all existing encroachments within the Ocean Front right of way and install a new sidewalk to match. 32. The existing water service shall be abandoned at the water main. Proposed service and meter shall be installed pursuant to City Standard 502. 15 Attachment No. ZA 2 Vicinity Map 16 VICINITY MAP Coastal Development Permit (PA2024-0238) 1402 & 1401 ½ West Ocean Front Subject Property Subject Property 17 Attachment No. ZA 3 Project Plans 18 '$7( 5(9,6,216 2:1(5,1)250$7,21 352-(&767$786 3/$1&+(&.12 .$/086'5,9(68,7(*&267$0(6$&$:::%5$1'21$5&+,7(&76&20 352-(&7&217$&7 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.$/086'5,9(68,7(*&267$0(6$&$:::%5$1'21$5&+,7(&76&20 352-(&7&217$&7 7+(6('2&80(176$5(7+(3523(57<2)%5$1'21$5&+,7(&76,1&$1'$5(12772%('83/,&$7('$/7(5('2587,/,=(',1$1<:$<%<$1<27+(53$57<:,7+2877+((;35(66('$87+25,=$7,212)%5$1'21$5&+,7(&76$1<81$87+25,=(''83/,&$7,2125$/7(5$7,212)7+(6('2&80(176%<$1<3$57<,6$9,2/$7,212)%5$1'21$5&+,7(&76(;35(66('&20021/$:&23<5,*+7$1'27+(53523(57<5,*+767+(5(72$1',668%-(&772)8//&,9,//,$%,/,7,(6$1'3(1$/7,(67+(6(3/$16$5($/6212772%($66,*1('72$1<7+,5'3$57<:,7+2872%7$,1,1*:5,77(1$87+25,=$7,21$1'(;35(66('3(50,66,21%<%5$1'21$5&+,7(&76:+26+$//7+(1%(+(/'+$50/(66$1'$%62/9('2)$1</,$%,/,7<5(*$5',1*$1<86(2)7+(6('2&80(176%<68&+7+,5'3$57<:+(7+(5'(3,&7('25,03/,('+(521 352-(&7$''5(66 %5$1'21 $5&+,7(&76 &$/(1(5*<0$1'$725<5(48,5(0(176 +$ / ( 5 ( 6 , ' ( 1 & ( 05$1'056+$/(:2&($1)52171(:3257%($&+&$3 &1%1'68%0,77$/ :2&($1)52171(:3257%($&+&$ 7 ;5 2&7$9,2+(51$1'(= 12 5(9,6,21 '$7( 22 '$7( 5(9,6,216 2:1(5,1)250$7,21 352-(&767$786 3/$1&+(&.12 .$/086'5,9(68,7(*&267$0(6$&$:::%5$1'21$5&+,7(&76&20 352-(&7&217$&7 7+(6('2&80(176$5(7+(3523(57<2)%5$1'21$5&+,7(&76,1&$1'$5(12772%('83/,&$7('$/7(5('2587,/,=(',1$1<:$<%<$1<27+(53$57<:,7+2877+((;35(66('$87+25,=$7,212)%5$1'21$5&+,7(&76$1<81$87+25,=(''83/,&$7,2125$/7(5$7,212)7+(6('2&80(176%<$1<3$57<,6$9,2/$7,212)%5$1'21$5&+,7(&76(;35(66('&20021/$:&23<5,*+7$1'27+(53523(57<5,*+767+(5(72$1',668%-(&772)8//&,9,//,$%,/,7,(6$1'3(1$/7,(67+(6(3/$16$5($/6212772%($66,*1('72$1<7+,5'3$57<:,7+2872%7$,1,1*:5,77(1$87+25,=$7,21$1'(;35(66('3(50,66,21%<%5$1'21$5&+,7(&76:+26+$//7+(1%(+(/'+$50/(66$1'$%62/9('2)$1</,$%,/,7<5(*$5',1*$1<86(2)7+(6('2&80(176%<68&+7+,5'3$57<:+(7+(5'(3,&7('25,03/,('+(521 352-(&7$''5(66 %5$1'21 $5&+,7(&76 &$/(1(5*<0$1'$725<5(48,5(0(176 +$ / ( 5 ( 6 , ' ( 1 & ( 05$1'056+$/(:2&($1)52171(:3257%($&+&$3 &1%1'68%0,77$/ :2&($1)52171(:3257%($&+&$ 7 ;5 2&7$9,2+(51$1'(= 12 5(9,6,21 '$7( 23 XXXX Δ=0 0 ° 1 8'5 5" R = 5557 . 1 5'L=3 0.58 ' Δ=0 0 ° 1 8 ' 53"R = 5 454.6 5 'L=29.96' ℄ LOT 2 TRACT NO. 234 M.M. 13/36-37 LOT 3 LOT 1 BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THECENTERLINE OF W. OCEANFRONT HAVING A BEARING OFN78°16'08"W PER R.S.B. 262/23-33. BENCHMARK INFORMATION                                                                     TITLE REPORT/EASEMENT NOTES   NO TITLE REPORT PROVIDED LEGAL DESCRIPTION REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS: LOT 2 IN BLOCK 14 OF TRACT NO. 234, IN THE CITY OFNEWPORT BEACH, COUNTY OF ORANGE, STATE OFCALIFORNIA AS PER MAP RECORDED IN BOOK 13, PAGES 36-37,OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTYRECORDER OF SAID COUNTY. LC EXISTING ELEVATION LEGEND ( ) AC ASPHALT PAVEMENT FOUND MONUMENT SEARCHED, FOUND NOTHING; SETNOTHING FS FL FINISHED SURFACE FLOWLINE FFG FINISHED FLOOR GARAGE CONCRETE SURFACE T.B.M.TEMPORARY BENCHMARKSET ON A WATER METER (WM)ELEVATION = 9.72 FEET HU N T I N G T O N B E A C H , C A L I F O R N I A 9 2 6 4 6 PH O N E : ( 7 1 4 ) 4 8 8 - 5 0 0 6 F A X : ( 7 1 4 ) 3 3 3 - 4 4 4 0 A P E X L S I N C @ G M A I L . C O M PAUL D. CRAFT, P.L.S. 8516 DATE NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED. LICENSE RENEWAL DATE 12/31/26 PAUL D OMINICKCRAFTPROFESSIONALLANDSURVEYOR FF FINISHED FLOOR WATER METERWM EG EDGE OF GUTTER GAS METERGM CENTERLINE TC TOP OF CURB GRAPHIC SCALE SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING. PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. SURVEYOR'S NOTES BLOCK WALL NG NATURAL GROUND BENCHMARK NO: IE-123-14DESCRIBED BY OCS 2014- FOUND 4” OCSALUMINUM BENCHMARK DISC STAMPED “1E-123-14”,ON THE NORTHWEST CORNER OF A 4’ CATCHBASIN. MONUMENT IS LOCATED ALONG THE NORTHSIDE OF W. BALBOA BLVD., 29’ WEST OF THE C/L OF13TH ST. @ ADDRESS 1300. MONUMENT IS LEVELWITH THE SIDEWALK. ELEVATION: 7.217 FEET (NAVD88), YEAR LEVELED 2015 CHAIN LINK FENCE (CLF) WOOD FENCE (WDF) FP FIREPIT GUARD POSTGP PA PLANTER AREA TD TOP OF DECK TS TOP OF STEPTWTOP OF WALL VICINITY MAP 9/5/2025 PAUL D.LLLLLLLLLL CRAFT,RRRRRRRRRRRAA P.LLICENSERENEWARRRRRRRRREEEEEEEL 24 /27 75$&712 00 :2&($1)521 ( 1 ( ȭ 1* )6 )6 ))* )6 5,'*( )6 )/ )/ )/ )/ 1*1* )6 )6 )6 1* 1* )6 1* )6 )6 1* )6 )6 )6 1* )6 )6 76 76 )) )6 )6 )6 7'7' )6 76 76 )6 )6 5,'*( 1*1* 7: )67:)6 7:)6 76)6 76 76 )6 )6 1*)6 )6 )6 )6 )) )6)6)6 )6 )6 )6 1*a6$1' 1*a6$1' 1*a6$1' )6 )6 )6 )6 :0 76 )6 76 3523(57</,1( (;,67,1*%8,/',1* (;,67,1*%8,/',1* )3 ',57 ',57 /,1( 3523(57< 3523(57</,1( *3 *0 *3 :0 6&2 *$7( ',57 *$7( *$7( ',57 3$',57 '(&. 7$//:') 7$//:$//: :')21723 7$// &/) ǻ 5 / ǻ 5 / ',0(16,21127($//',0(16,216$5(72)$&(2)6+($7+,1*(;7:$//625)$&(2)6758&785()267<38125281'('727+(1($5(67$1',17(5,253$57,7,216$5(',0(16,21(')520)$&(2)6758&785(72)$&(2)6758&785()26812&217$&7$5&+,7(&7,1:5,7,1*)25$1<&/$5,),&$7,212)127('',0(16,216'21276&$/(3/$16*(1(5$/127(6((6+((7$)25522)3/$1,1)250$7,211276+2:1217+,66+((7,1&/8',1*($9('(7$,/6$1'352-(&7,21',67$1&(6&1%127(6,668$1&(2)$%8,/',1*3(50,7%<7+(&,7<2)1(:3257%($&+'2(61275(/,(9($33/,&$1762)7+(/(*$/5(48,5(0(176722%6(59(&29(1$176&21',7,216$1'5(675,&7,216:+,&+0$<%(5(&25'('$*$,1677+(3523(57<25722%7$,13/$16<286+28/'&217$&7<285&20081,7<$662&,$7,21635,2572&200(1&(0(172)$1<&216758&7,21$87+25,=('%<7+,63(50,7 35,25723(5)250,1*$1<:25.,17+(&,7<5,*+72):$<$1(1&52$&+0(173(50,70867%(2%7$,1(')5207+(38%/,&:25.6'(3$570(17 $&$/26+$3(50,7,65(48,5(')25(;&$9$7,216'((3(57+$1 $1')256+25,1*$1'81'(53,11,1* (/(&75,&$/6(59,&(72%(81'(5*5281')251(:&216758&7,215(3/$&(0(17%8,/',1*25$'',7,21672$1(;,67,1*%8,/',1*(;&((',1*2)7+(*5266)/225$5($2)7+((;,67,1*%8,/',1*1%0& ),(/',163(&725725(9,(:$1'$33529(81'(5*5281'(/(&6(59,&(5(48,5(0(1735,2572&21&5(7(3/$&(0(17 (',621&203$1<$33529$/,65(48,5(')250(7(5/2&$7,2135,2572,167$//$7,21 /$1'6&$3(127(6(1&52$&+0(173(50,75(4 ')25$1<:25.352326(',17+(38%/,&52: ,)$33/,&$%/(5()35(/,0,1$5</$1'6&$3(3/$16)25$//+$5'6&$3( 3/$17,1*$5($6:,7+5(63(&7,9(+(,*+76$1'0$7(5,$/6 52207$*52201$0( " 6327(/(9$7,21 .(<127(7$* 5(9,6,217$* 3523(57</,1(7$* 1 ( ),5(3,7$66(/(&7('72%(/,67('$1'$33529('9(5,)<:2:1(5t3529,'(32:(5$1'*$6$65(48,5('t,167$//$1'0$,17$,1&/($5$1&(63(50)*5$1'6(&7,212)&)& 0$,16(59,&(3$1(/$030$;0$,17$,1&/($5)520)$&(2)3$1(/72$1<2%6758&7,21t*&72&225',1$7(:87,/,7<&203$1< $&&21'(16(5+($7380372%(,1&203/,$1&(2)6(&7,212)&0&$66(/(&7('9(5,)<:2:1(56,=(7%'6((7(1(5*<5(3257)25025(,1)2t3529,'(32:(5$1'6281''$03(1,1*3$'$65(4p't,167$//$1'0$,17$,15(48,5('&/($5$1&(63(50)*5,16758&7,21 9(57,&$/67250'5$,13,3(,1:$//29(5)/2:07/3,3(3(5&+$37(52)&3&6,=(3(57$%/(0,1r',$3,3( 7<3r',$3,3(t6((&,9,/':*6)257(50,1$7,21'7/6$%925%/:*5281'9(5,)<$//7(50,1$7,2132,1767<3($1''(7$,/6:&,9,/35,25723285,1*7+(&21&5(7(6/$%29(5)/2:72',6&+$5*($%9*5281' 29(5)/2: '5$,1/,1( 83 (;767$,560$;5,6(0,15813529,'($57,),&,$//,*+76285&($77+(723/$1',1*$1')2567$,5727+(%$6(0(17$7%27+723$1'%27720/$1',1*55()'7/$'9(5,)<75($'6'(37+$1'5,6(56+7:&,9,/$1'/$1'6&$3(':*6 .(<127(6& $1127$7,21/(*(1'% 6,7(3/$1127(6$ $ $ $ $ $ $ $ $ 2& ( $ 1 ) 5 2 1 7 6 , ' ( : $ / . :2 & ( $ 1 ) 5 2 1 7 )<6% 6<6 % 6<6% &/5 &/5 &/5 )) )) 1 : 1 ( 1 ( 6/23(3(5&,9,/ 6/23(3(5&,9,/ 3/$17(5 72675((7&/ *5($75220 +$//:$< %('5220 (175<$ ',1,1* %('5220*$5$*($ *$5$*(% &29(5('&$53257 287'225/,9,1* )2 ) )2 ) 1(:7:281,76,1*/()$0,/<5(6,'(1&($31/27,1%/2&. 72: 72)3 7232)3/$17(5 $$ $ $ $ $ $ $ )) )2) %$7+5220 %('5220 %$7+5220 &/5 )2 ) )2 ) 6/2 3 ( 3 ( 5 & , 9 , / )2 ) )2) )2) )2 ) )2 ) )2) 6/23(3(5&,9,/ 6/23(3(5&,9,/ )2) )2) 6/2 3 ( 3 ( 5 & , 9 , / 75$6+%,16 Ϯϵ ϭϯ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DATE SHEET NO. REVISIONS 24039 NO. REVISION DATE SHEET NO. OF 5 10/22/2025 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 3 9 1 4 0 2 W O c e a n f r o n t , N B \ D W G \ 2 4 0 3 9 . G R A D I N G . d w g 1 C1 TI T L E S H E E T 1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC. 6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OTOSICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRATOSIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THENBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE. GENERAL NOTES CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE C1 TITLE SHEETC2 GRADING PLANC3 CONST. POLLUTION PREVENTION PLANC4 GEOTECHNICAL NOTESC5 GEOTECHNICAL NOTES (CONTD.) SHEET INDEX 1402 OCEAN FRONT WESTNEWPORT BEACH, CA 92661 APN: 047-212-10 PRECISE GRADING PLAN CIVIL ENGINEER 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY. 3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES. 4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES. 5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT. 6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS. 7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN. 8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY. 9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006. 10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION. 11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS. 12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW: 13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS. 14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR. 17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR. 18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE. 19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED. 20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS. 21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER. 22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS. 23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION. 24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED. 26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES. 27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY. NOTES TO OWNER, CONTRACTOR, & ARCHITECT MR. & MRS. HALE1402 OCEANFRONT WESTNEWPORT BEACH, CA 92661 OWNER EARTHWORK QUANTITIES 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 RELATIVECOMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUTOSICIENT QUANTITY TO ATTEST TOTHE OVERALL COMPACTION ETOSORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING 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 BEFOREANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE. 9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING. 10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT. 11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION. 14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING. 15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL. GRADING NOTES 1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER. 2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OTOS. 3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON. 4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OTOS SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OTOS FOR TREATMENT AND DISPOSAL. EROSION CONTROL NOTES SITE ADDRESS: 1402 OCEAN FRONT W, NEWPORT BEACHAPN: 047-212-10GENERAL PLAN LAND USE: RT TWO UNIT RESIDENTIALZONING DISTRICT: R-2 TWO-UNIT RESIDENTIALCOSTAL ZONE: YES SITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. CC&R'S 1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS 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/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY. 5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES. 6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY. PUBLIC WORKS NOTES ARCHITECT BRANDON ARCHITECTS151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040 RAW CUT 16 CUBIC YARDSRAW FILL 31 CUBIC YARDSOVER EXCAVATION 244 CUBIC YARDSSHRINKAGE 5%±12 CUBIC YARDSNET 27 CUBIC YARDS (IMPORT) THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECT ENTITLED: GEOTECHNICAL INVESTIGATION PROJECT No.: R1-8979DATED:DECEMBER 16, 2024 FIRM NAME: R McCARTHY CONSULTING, INC. GEOTECHNICAL CERTIFICATION REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION: R McCARTHY CONSULTING, INC.23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.629.2539 SOILS ENGINEER NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OROTOSSETS BEFORE GRADING. NO SCALE VICINITY MAP WILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COM APEX LAND SURVEYING, INC.VILLA PARK, CA 92861714.488.5006APEXLSINC@GMAIL.COM SURVEYOR 27 Δ=00 ° 1 8 '5 5"R = 5 5 5 7 .1 5 'L= 3 0 . 5 8 ' Δ=00° 1 8 '53"R = 5 4 5 4.6 5'L= 2 9 . 9 6 ' ℄ 4PROPOSED RESIDENCEFF=11.10 OC E A N F R O N T W E S T OC E A N F R O N T GFF = 1 1 . 1 0 FF= 1 1 . 1 0 FS= 1 1 . 0 2 GF F = 1 0 . 8 9 FS= 1 0 . 8 5 GFF = 1 1 . 1 0 GF F = 1 0 . 8 9 FS = 1 0 . 8 5 FF=11.60 44PROPOSED RESIDENCEESIDENCEFF=11.10FF GFF = 1 1 . 1 0 GFF = 1 1 . 1 0 FF= 1 1 . 1 0 FF= 1 1 . 1 0 GF F = 1 0 . 8 9 GF F = 1 0 . 8 9 FS= 1 0 . 8 5 FS= 1 0 . 8 5 GFF = 1 1 . 1 0 GFF = 1 1 . 1 0 GF F = 1 0 . 8 9 GF F = 1 0 . 8 9 FS = 1 0 . 8 5 FS = 1 0 . 8 5 FF=11.60FF=11.60 Δ=00 ° 1 8 '5 5"R = 5 5 5 7 .1 5 'L= 3 0 . 5 8 ' Δ=00 ° 1 8 '5 3"R = 5 4 5 4.6 5'L = 2 9 . 9 6 ' ℄ 4PROPOSED RESIDENCEFF=11.10 OC E A N F R O N T W E S T OC E A N F R O N T FF=11.60 44PROPOSED RESIDENCEESIDENCEFF=11.10FF FF=11.60FF=11.60FF=11.60 FA C E O F P R O P . B L D G W A L L FF=11.10 FAC E O F P R O P . B L D G W A L L FF=11.50 P/L EXISTINGBUILDING(ADJACENTNEIGHBOR) P/L EXISTINGBUILDING(ADJACENTNEIGHBOR) EXISTING WALL TOREMAIN; PROTECTIN PLACE PROPOSEDWALL PERARCH. PLAN EXISTINGGROUND SECTION A-ASCALE: 1"=4' OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER 3'± 3'± TEMPORARY 1:1 SLOPETO OVER-EX TEMPORARY 1:1 SLOPETO OVER-EX FA C E O F P R O P . B L D G W A L L FF=11.10 P/L EXISTINGGROUND REMOVE ANDREPLACE EXISTINGWALL PER CITY STD SECTION B-BSCALE: 1"=4' OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER 3'± TEMPORARY 1:1 SLOPETO OVER-EX 6" CURB FAC E O F P R O P . B L D G W A L L FF=11.10 P/L FAC E O F P R O P . G A R A G E D O O R SECTION C-CSCALE: 1"=4' OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER 3'± 1' TEMPORARY 1:1 SLOPETO OVER-EX BOTTOMLESS TRENCH DRAINPER DETAIL ON SHEET C3 FRENCH DRAIN PERDETAIL ON SHEET C3 2 C2 GR A D I N G P L A N PR E C I S E G R A D I N G P L A N FO R H A L E R E S I D E N C E 14 0 2 W O C E A N F R O N T NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 24039 NO. REVISION DATE SHEET NO. OF 5 10/22/2025 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 3 9 1 4 0 2 W O c e a n f r o n t , N B \ D W G \ 2 4 0 3 9 . G R A D I N G . d w g CONSTRUCTION NOTES HARDSCAPE PER ARCHITECT'S PLAN.DRIVEWAY PER ARCHITECT'S PLAN. DRIVEWAY PER ARCHITECT'S PLAN. PLANTER AREA PER ARCHITECT'S PLAN. WALL OR FENCE PER ARCHITECT'S PLAN. CONSTRUCT FLOWLINE PER DETAIL HEREON. IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD 502. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD 406. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL ON SHEET C3. 4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GREY GRATE. CONSTRUCT BOTTOMLESS TRENCH DRAIN AND 28 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PERDETAIL ON SHEET C3. FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL ON SHEET C3. OTHERWISE, OUTLET TOHARDSCAPE IN DIRECTION OF FLOW. CONSTRUCT CONCRETE STEMWALL AND WATERPROOFING PER STRUCTURAL PLAN AND PER DETAIL HEREON. 6" CONCRETE CURB AND WATERPROOFING PER STRUCTURAL PLAN. FURNISH & INSTALL 6-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT. CONSTRUCT 17 LINEAR FOOT LENGTH PERFORATED PIPE AND GRAVEL TRENCH DRAIN PER DETAIL HEREON. 2" WIDE TRENCH DRAIN PER ARCHITECT'S PLAN. RECONSTRUCT DAMAGED PORTIONS OF SIDEWALK AND ALLEY PER CITY OF NEWPORT BEACH STANDARDDRAWINGS STD 180 AND 140 TO SATISFACTION OF CITY INSPECTOR. REMOVE AND REPLACE EXISTING WALL PER CITY OF NEWPORT BEACH STANDARD BLOCK WALL PLAN.RECONSTRUCT SIDEWALK AS NEEDED PER CITY STANDARD STD 180. FURNISH & INSTALL 6" DIA. SANITARY TEE RISER PIPE W/ FLAT DRAIN GRATE. FURNISH & INSTALL 12"X12" NDS CATCH BASIN (NDS 1200) W/BRASS SQUARE GRATE. PROVIDE OVERFLOW ANDLOWFLOW OUTLETS PER DETAIL HEREON. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 LANDSCAPING OR PAVERS 3" COVER MINIMUM 4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM 3/4" CRUSHED ROCK WRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC; PROVIDE4" MINIMUM OVERLAP AT TOP OFTRENCH PERFORATED DRAIN PIPE AND TRENCH NO SCALE FINISHED SURFACE FINISHED FLOOR FINISHED GRADE FINISHED FLOOR * VERTICAL DISTANCE MAY BE REDUCED PROVIDED THAT WOODFRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ONEXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE ORPRESERVATIVE-TREATED WOOD IN ACCORDANCE WITH 2022CALIFORNIA BUILDING CODE SECTION 2301.11 AND UPWA U1. ** ** CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUMSEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACEPER CBC SECTION 2301.11 ** ***MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PERCALIFORNIA BUILDING CODE SECTION 1804.3. CONTRACTOR SHALLNOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS ****** ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR. *** ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR. **** *** HARDSCAPE/LANDSCAPEPER PLAN FLOWLINE DETAILNO SCALE 1. CONTRACTOR SHALL USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIORTO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:http://www.newportbeachca.gov/home/showdocument?id=17395. PROOF OF CERTIFIEDDELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE. 2. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING. 3. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS ANDDURING REMOVAL OF SHORING. TRENCH AND EXCAVATION NOTE TOP OF WALL FINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINT LEGEND INVERT TOP OF GRATETOP OF SLAB TW FSFLFGGBHPINV TGTOS TOP OF COPING OR TOP OF CURBTC GARAGE FINISHED FLOORGFF PROPERTY LINE AND LIMIT-OF-WORK OR EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6 (102.6) EXISTING GRADEEG EXISTING SPOT ELEVATION( ) PROPOSED WALL TOP OF RETAINING WALLTRWTOP OF SLOPETOP TOP OF RAILINGTRTOP OF STEMWALLTS BUILDING STEMWALL HARDSCAPE PER ARCH. PLAN NATURAL GRADENG EXISTING GRADEEG **** GRADING PLAN SCALE: 1" = 8'WQMP NOTE: ANY CHANGES TO THE HARDSCAPE / LANDSCAPE MUST BEINDICATED ON A REVISED PRECISE GRADING PLAN, APPROVED BYTHE CITY, AND MAY TRIGGER A WATER QUALITY MANAGEMENTPLAN (WQMP) CONSISTENT WITH THE MODEL WQMP, EXHIBIT 7.II. STORM DRAIN PLANSCALE: 1" = 8' STEMWALL/ ADJACENT GRADE DETAIL NO SCALE STORM DRAIN PIPEPER PLAN 4" DIA. OVERFLOW PIPE 2" DIA. LOWFLOW PIPETO FRENCH DRAIN OUTLET OVERFLOW PIPE THROUGHSTEP OR WALL PER PLAN; FS/INVELEVATIONS PER PLAN DRILL THROUGH BOTTOM OF CATCHBASIN TO PROVIDE OPENING FOR LOWFLOW PIPE; SEAL GAPS WITH MORTAR 12"X12" NDS CATCH BASIN;TG ELEVATION PER PLAN CATCH BASIN OUTLET DETAIL NO SCALE 28 Δ=00 ° 1 8 '5 5"R = 5 5 5 7 .1 5 'L= 3 0 . 5 8 ' Δ=00° 1 8 '53"R = 5 4 5 4.6 5'L= 2 9 . 9 6 ' ℄ 4PROPOSED RESIDENCEFF=11.10 OC E A N F R O N T W E S T OC E A N F R O N T FF=11.60 44PROPOSED RESIDENCEESIDENCEFF=11.10FF FF=11.60FF=11.60 3 C3 CO N S T . P O L L U T I O N P R E V E N T I O N P L A N PR E C I S E G R A D I N G P L A N FO R H A L E R E S I D E N C E 14 0 2 W O C E A N F R O N T NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 24039 NO. REVISION DATE SHEET NO. OF 5 10/22/2025 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 3 9 1 4 0 2 W O c e a n f r o n t , N B \ D W G \ 2 4 0 3 9 . G R A D I N G . d w g 1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8. 2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN ETOSECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOTOS, VEHICLE TRACKING, OR WIND. 3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOTOS. NOTES: GRAVEL BAG DETAILNO SCALEA EROSION CONTROL CONSTRUCTION NOTES INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6 INLET PROTECTION PER DETAIL HEREON A B AREA DRAIN INLET PROJECTION NO SCALEB WQMP NOTE: ANY CHANGES TO THE HARDSCAPE / LANDSCAPE MUST BEINDICATED ON A REVISED PRECISE GRADING PLAN, APPROVED BYTHE CITY, AND MAY TRIGGER A WATER QUALITY MANAGEMENTPLAN (WQMP) CONSISTENT WITH THE MODEL WQMP, EXHIBIT 7.II. NDS SPEE-D BASIN DETAIL NO SCALE 2% MIN 3/4" CRUSHED ROCK OR APPROVEDEQUAL (REVIEW GEOTECHNICALRECOMMENDATIONS IN THE SOILSREPORT TO VERIFY) DRAIN PIPE PER PLAN COMPACTED BACKFILLPER GEOTECHNICALRECOMMENDATIONS COMPACTED BEDDINGPER GEOTECHNICALRECOMMENDATIONS NATIVE OR RE-COMPACTED SUBGRADE 4" MIN 4" MIN 4" M I N NDS #101 OR #201SPEE-D BASINOR APPROVEDEQUAL NDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUALVA R I E S 2% MIN NDS ATRIUM OR FLAT GRATETG ELEVPER PLAN INV ELEVPER PLAN SLOPE PER PLAN 3-INCH PVC DOWNSPOUT DRAIN PIPE PER STORM DRAIN PLAN 4-INCH ELBOW 1/4 BEND 4-INCH PVC RISER WITHDOWNSPOUT INSIDE RISER PIPE CLAMPS AROUND RISER PIPE (TYP) PROP. BUILDING WALL DOWNSPOUT CONNECTION DETAIL NO SCALE 6" MIN. WIDE PEDESTRAIN SAFE FRAME &GRATE 3/8" SLOT OPENING.EAST JORDANIRON WORKS OR EQUAL(800)874-4100 #4 REBAR TOP & BOTTOM DIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS;USE FRAME AS A FORM 3/4" CRUSHED ROCKW/FILTER CLOTH FILL THIS PORTION WITH CRUSHED ROCKAFTER POURING GRATE SUPPORT CURB SECTION E-E PLAN VIEW GRATE E E BOTTOMLESS TRENCH DRAIN AND FRENCH DRAIN DETAILNO SCALE 4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM 3/4" CRUSHED ROCK WRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC 29 4 C4 GE O T E C H N I C A L N O T E S PR E C I S E G R A D I N G P L A N FO R H A L E R E S I D E N C E 14 0 2 W O C E A N F R O N T NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 24039 NO. REVISION DATE SHEET NO. OF 5 10/22/2025 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 3 9 1 4 0 2 W O c e a n f r o n t , N B \ D W G \ 2 4 0 3 9 . G R A D I N G . d w g 30 5 C5 GE O T E C H N I C A L N O T E S ( C O N T D . ) PR E C I S E G R A D I N G P L A N FO R H A L E R E S I D E N C E 14 0 2 W O C E A N F R O N T NE W P O R T B E A C H , C A 9 2 6 6 1 JOB NO. DATE SHEET NO. REVISIONS 24039 NO. REVISION DATE SHEET NO. OF 5 10/22/2025 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 3 9 1 4 0 2 W O c e a n f r o n t , N B \ D W G \ 2 4 0 3 9 . 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