HomeMy WebLinkAbout02_Brighton Road Investments LLC Residence Coastal Development Permit and Modification Permit PA2025-0048CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT December 11, 2025 Agenda Item No. 2
SUBJECT: Brighton Road Investments LLC Residence (PA2025-0048)
▪Coastal Development Permit
▪Modification Permit
SITE LOCATION: 1530 Galaxy Drive
APPLICANT: Maisons the Art of Design
OWNER: Brighton Road Investments LLC
PLANNER: Oscar Orozco, Associate Planner 949-644-3219, oorozco@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D)
•Zoning District: Single-Unit Residential (R-1-6000)
•Coastal Land Use Plan Category: Single Unit Residential Detached - (0.0 – 5.9
DU/AC)(RSD-A)
•Coastal Zoning District: Single-Unit Residential (R-1-6000)
PROJECT SUMMARY
A request for a coastal development permit (CDP) to authorize the construction of a 1,243-square-foot addition to an existing 3,326-square-foot one-story single-unit dwelling and attached 748-square-foot three-car garage. The addition includes a 683-square-foot detached accessory dwelling unit (ADU), along with landscaping, hardscape, and drainage
facilities.
A modification permit is also required to allow the reconstruction of the existing driveway leading to the three-car garage. The existing and proposed driveway is 29 feet, 6 inches wide, which exceeds the maximum permitted width of 25 feet for a three-car garage under
Subsection 20.40.090(A)(3)(c) (Driveway Width) of the Newport Beach Municipal Code. Aside from the driveway width, the project complies with all applicable development standards, and no other 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
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Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. PA2025-0048 (Attachment No. ZA 1).
DISCUSSION
Land Use and Development Standards
• The subject property is in the R-1-6000 Coastal Zoning District, which provides for single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required,
and the property is not eligible for a waiver for de minimis development because the
property is in the Coastal Commission Appeal Area.
• The property currently consists of one legal lot developed with a single-unit dwelling.
The neighborhood is predominantly developed with one- and two-story, single-unit
dwellings. The proposed design, bulk, and scale of the development are 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 project conforms to all applicable development standards, includingfloor area limit, setbacks, height, and off-street parking as evidenced by the projectplans and illustrated in Table 1 below (with the exception of the driveway width).
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Upper Newport Bay) 20 feet 31 feet 2 inches (addition) 24 feet 9 inches (existing to remain)
Sides (Primary Dwelling Unit) 6 feet 6 feet 5 feet 10 inches (existing to
remain)
Rear (Galaxy Drive) 6 feet 6 feet
Side (ADU) 4 feet 4 feet 4 inches
Rear (ADU) 4 feet 10 feet 10 inches
Bluff Setbacks (min.) Development Area A 25 feet from the bluff edge 31 feet 2 inches from the bluff edge
Development Area B 10 feet from the bluff edge No structures proposed
Development Area C All portions of the lot not located in Area A or Area B
No structures proposed
Height (Max.) Primary Structure 24 feet (flat)/29 feet (sloped) 14 feet ¾ inch
ADU 16 feet 14 feet 7 inches
Maximum Allowable Site
Coverage
60% (7,752 square feet) 56.4% (7,288 square feet)
Parking (min.) Primary Dwelling 2-car garage 3-car garageADU 1 space 3-car garage
Driveway Width (Max.) 25 feet (3-car garage) 29 feet 6 inches (3-car garage)
•The property is located within the Bluff Overlay District of the Local Coastal ProgramImplementation Plan, which establishes special development standards for identified
bluff areas of the City. Pursuant to the Bluff Overlay Map B-9D (Upper Newport BayBluffs), the property is located on a bluff subject to marine erosion. Consistent withthe Bluff Overlay standards, the existing principal dwelling and major accessorystructures are located within Development Area A and setback, at a minimum, 25
feet from the bluff edge. The proposed ADU and additional floor area are located
within Area A. Minor accessory structures are proposed within Development Area Band setback, at a minimum, 10 feet back from the bluff edge. No new accessorystructures are proposed within Development Area C.
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• There are existing encroachments (wrought iron fence, brick pavers, and concrete) into the State of California property to the east of the subject property. As conditioned, the project would be required to remove all existing encroachments that extend
beyond the private property line into the State of California land.
Biological Resources
• As required by Newport Beach Municipal Code (NBMC) Section 21.30B.020 (Initial Site Resource Survey) an initial site resource survey, identifying the presence or potential for wetlands or sensitive habitat, vegetation or wildlife species on the site is required for coastal development permit applications on a development site that is located within 100 feet of an Environmental Study Area (ESA). The property is
located adjacent to Study Area 4 (UNBMO/De Anza Bayside Marsh Peninsula)
according to Map 4-1 (Environmental Study Areas) of the Newport Beach Coastal Land Use Plan. The applicant has provided a Biological Assessment Report for the property prepared by Hamilton Biological dated June 5, 2025. The report concludes that no listed or otherwise sensitive plant or wildlife species were observed during
the field visit and no mitigation is required for the project. Therefore, no
Environmentally Sensitive Habitat Area report is required pursuant to NBMC Section 21.30B.030 (C) (ESHA Report). Hazards
• The property is located in an area known for the potential for seismic activity. 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.
• Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) – (Development Standards. - Protective Structures), 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 prior to 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) – (Waterfront Development – Development Standards). The Acknowledgement of Coastal
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Hazards is included as a condition of approval that will need to be satisfied prior to
the issuance of building permits.
• The finished floor elevation for the existing single-unit residence is 90.18 feet
(NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation
standard.
Water Quality
• Under NBMC 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 preliminary Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQMP has been prepared for the project by
Advanced Civil Group dated August 12, 2025. The WQHP 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. Construction plans will be reviewed for compliance with the approved WQHP before building permit issuance.
• The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution runoff derived by construction chemicals and materials. No water quality
impacts to coastal waters are anticipated based upon the location and elevation of
the property.
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 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project includes the construction of
additional floor area and a detached accessory dwelling unit to an existing single-family residence located on a standard R-1-6,000 lot. The ADU consists of one bedroom, is an allowed use within the R-1-6,000 Zoning District, is not expected to create a substantial demand on public access. 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.
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• Vertical and lateral access to/along the bay and beach is available at North Star Beach approximately 1,700 feet south of the project site. The project does not include any features that would obstruct access along these routes.
• The project site is located approximately 1,100 feet north of Galaxy View Park, a designated public viewpoint as identified in the Coastal Land Use Plan. The viewpoint primarily offers public views to the east and southeast of Upper Newport Bay and is not visible from the property. The project site is also located approximately 770 feet
south of the Mariners Drive cul-de-sac viewpoint as identified in the Coastal Land Use Plan. The viewpoint primarily offers public views to the north and northeast of Upper Newport Bay and is not visible from the property. The project site is also located approximately 1,900 feet east of the Upper Newport Bay State Marine Conservation Area, a public viewpoint as identified in the Coastal Land Use Plan.
The viewpoint primarily offers public views to the east and north of Upper Newport
Bay. The project site is within distant view sheds of the Big Canyon Park, Newport North, and Back Bay Drive as identified in Figure 2. The project will add floor area to an existing single-unit dwelling and a detached ADU. Furthermore, the project addition is a single-story with a maximum height of approximately 14 feet above the
existing grade and the detached ADU has a maximum height of 14 feet 7 inches from
existing grade. Additionally, the overall structure height is approximately 9 feet 5 inches lower than the allowable height for flat roofs in the R-1-6000 coastal zoning district. Therefore, the residence will be no more visible from Upper Newport Bay than the surrounding neighborhood and will not degrade the visual quality of the
Coastal Zone or result in significant adverse impacts to public views.
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Figure 2: Coastal Viewpoints and Coastal View Roads within Vicinity of Project
Modification Permit
• The existing structure was built in the early 1960s and complied with development standards, including parking requirements and driveway widths, at the time of construction. Subsequent amendments to the standards have rendered the
driveway width of the existing three-car garage nonconforming.
• NBMC Subsection 20.40.090(A)(3)(c) (Driveway Width) limits the width of driveways for three- car garages to a maximum of 25 feet. The existing single-unit
dwelling includes an attached 748-square-foot three car garage with a driveway
that measures 29 feet, 6 inches in width.
• The project includes the reconstruction of the existing driveway leading to the three-
car garage. The existing three-car garage includes two garage doors (a two-car door
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and a single car door), which would be shifted slightly to the south as part of the
project to improve the design of the exterior of the building (by centering the doors with the exterior walls). Accordingly, the driveway would be shifted over slightly (1 foot 6 inches) to the south to provide for the redesign of the garage doors. The width of the driveway would remain the same at 29 feet, 6 inches wide, which exceeds the
maximum permitted width of 25 feet for a three-car garage. Plan sheet A1.1 of the
project plans (Attachment ZA3) depicts the proposed driveway location.
• Reducing the driveway width that leads to the existing three-car garage would
result in a driveway width that does not provide sufficient access to the existing
garage. Strict application of the code would result in a 4-foot 6-inch reduction in the driveway width making it so that vehicles using the two outermost garage spaces (the side garage spaces) would need to drive over the sloped curb and landscaping to access the garage door openings, reducing maneuverability and
access to the garage.
• Bringing the driveway into compliance with current Zoning Code requirements would provide a negligible benefit, but would unreasonably affect the accessibility
of the required garage. Given the project is proposing to construct a detached
ADU, an additional off-street parking space is required in addition to the two-car garage required for the existing single unit dwelling. The ADU parking space is being provided within the existing three-car garage as the existing driveway depth of approximately 7 feet is not adequate to park a vehicle. Therefore, the third
parking space in the garage needs to be available for ADU parking, and the
Applicant cannot reduce the number of spaces in the garage to provide a narrower driveway width.
• Title 21 (Local Coastal Program Implementation Plan) of the NBMC does not
include standards related to driveway widths. Nonetheless, reducing the width of the driveway by 4 feet 6 inches to meet the Title 20 (Planning and Zoning) standard would not increase the number of on-street parking spaces available to the public and would not improve public access.
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. The Class 3 exemption includes the demolition and construction of limited numbers of new, small structures, including one single-family residence and additions of up to 10,000 square feet to existing structures. The project consists of an interior remodel and addition of 1,243 square feet to an existing
3,326 square one-story single unit dwelling and attached 748-square-foot three-car
garage. The addition includes a 643-square-foot detached ADU.
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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 20 (Planning and Zoning) and Title 21 (Local Coastal Program [LCP] Implementation Plan) of the Newport Beach Municipal Code. An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. In addition, 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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01-10-2023
RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT AND MODIFICATION PERMIT TO
ALLOW AN ADDITION TO AN EXISTING SINGLE UNIT
DWELLING AND CONSTRUCTION OF A NEW ACCESSORY
DWELLING UNIT LOCATED AT 1530 GALAXY DRIVE (PA2025-
0048)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Maisons the Art of Design, concerning property located at 1530
Galaxy Drive, requesting approval of a coastal development permit and modificationpermit.
2.The lot at 1530 Galaxy Drive is legally described as Lot 63 of Tract 4224.
3.The applicant requests a coastal development permit (CDP) to authorize the constructionof a 1,243-square-foot addition to an existing 3,326-square-foot one-story single-unitdwelling and attached 748-square-foot three-car garage. The addition includes a 683-square-foot detached accessory dwelling unit (ADU), along with landscaping, hardscape,
and drainage facilities. A modification permit is also requested to allow the reconstruction
of the existing driveway leading to the three-car garage. The existing and proposeddriveway is 29 feet, 6 inches wide, which exceeds the maximum permitted width of 25 feetfor a three-car garage under Subsection 20.40.090(A)(3)(c) (Driveway Width) of theNewport Beach Municipal Code. Aside from the driveway width, the project complies with
all applicable development standards, and no other deviations are requested. All
improvements authorized by this CDP will be located on private property.
4.The subject property is designated Single Unit Residential Detached (RS-D) by theGeneral Plan Land Use Element and is located within the Single-Unit Residential (R-1-
6000) Zoning District.
5.The subject property is located within the coastal zone. The Coastal Land Use Plancategory is Single Unit Residential Detached - (0.0 – 5.9 DU/AC) (RSD-A) and it is locatedwithin the Single-Unit Residential (R-1-6000) Coastal Zone District.
6.A public hearing was held on December 11, 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 theZoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
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1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment.
2. Class 3 exempts the demolition of up to three (3) single-family residences and additions of up to 10,000 square feet to existing structures. The project consists of a remodel and addition of 1,243 square feet to an existing 3,326-square-foot one-story single unit dwelling and attached 748-square-foot three-car garage. The addition includes a 643-
square-foot detached ADU. Therefore, the project is consistent with this 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.
By Section 21.52.015(F) (Coastal Development Permits, Findings, and Decision) of the Newport Beach Municipal Code, the following findings, and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. Site coverage is limited to 60% (7,752 square feet) of the 12,920-square-foot lot
area. The proposed site coverage area is approximately 56.4% (7,288 square feet).
b. The proposed development provides the minimum required setbacks, which are 20 feet along the front property line adjacent to the bluff, 6 feet along each side property line (one portion of the existing dwelling provides 5 feet 10 inches), and 6 feet along the rear property line of Galaxy Drive. In addition, the detached ADU
complies with the required setbacks, which are 4 feet along the side property line and 4 feet along the rear property line of Galaxy Drive. c. The highest roof ridge is approximately 14 feet 7 inches from established grade (89.23 feet based on the North American Vertical Datum of 1988 [NAVD88]),
significantly less that the 24-foot maximum height limit.
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d. The project includes garage parking for a total of three vehicles, complying with the
minimum two-car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. In addition, the project includes a third car garage space to comply with the minimum requirement of one parking space for a detached ADU.
e. The property is located within the Bluff Overlay District of the Local Coastal Program Implementation Plan, which establishes special development standards for identified bluff areas of the City. Pursuant to the Bluff Overlay Map B-9D (Upper Newport Bay Bluffs), the property is located on a bluff subject to marine erosion.
Consistent with the Bluff Overlay standards, the existing principal dwelling and
major accessory structures are located within Development Area A and setback, at a minimum, 25 feet from the bluff edge. The proposed ADU and additional floor area are located within Area A. Minor accessory structures are proposed within Development Area B and setback, at a minimum, 10 feet back from the bluff edge.
No new accessory structures are proposed within Development Area C.
f. There are existing encroachments (wrought iron fence, brick pavers, and concrete) that extend into the State of California property to the east of the subject property. As conditioned, the project would be required to remove all existing encroachments.
2. The neighborhood is predominantly developed with one-story and two-story, single-family residences. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development and expected future
development consistent with applicable development standards.
3. The finished floor elevation of the first floor of the existing structure is 90.18 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.0-foot (NAVD88) elevation standard for new structures. The identified
distances from the coastal hazard areas coupled with the 9.00-foot NAVD88 finish floor
elevation will help to ensure the project is reasonably safe for the economic life of the structure. 4. Under NBMC Section 21.30.030(C)(3)(i)(iv), 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). This requirement is included as a condition of approval that will need to be satisfied before the final building permit inspection, respectively
5. 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). This requirement is included as a condition of approval that will need to be satisfied before the issuance of building permits, respectively.
6. 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
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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.
7. Under NBMC 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 preliminary Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQMP has been prepared for the project by Advanced Civil Group dated August 12, 2025. The WQHP 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. Construction plans will be reviewed for compliance with the approved WQHP before building permit issuance.
8. The project design addresses water quality with a construction erosion control plan and a
post-construction drainage system that includes drainage and percolation features designed to retain dry weather runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system.
9. Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping).
Condition of Approval Nos. 20 and 21 are included that require drought-tolerant species. Prior to the issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted and only temporary irrigation is installed within 10 feet of the bluff edge (Bluff Development Area C).
10. The project site is located approximately 1,100 feet north of Galaxy View Park, a designated public viewpoint as identified in the Coastal Land Use Plan. The viewpoint primarily offers public views to the east and southeast of Upper Newport Bay and is not visible from the property. The project site is also located approximately 770 feet south
of the Mariners Drive cul-de-sac viewpoint as identified in the Coastal Land Use Plan.
The viewpoint primarily offers public views to the north and northeast of Upper Newport Bay and is not visible from the property. The project site is also located approximately 1,900 feet east of the Upper Newport Bay State Marine Conservation Area, a public viewpoint as identified in the Coastal Land Use Plan. The viewpoint primarily offers
public views to the east and north of Upper Newport Bay. The project site is within distant
view sheds of the Big Canyon Park, Newporter North, and Back Bay Drive. The project will add floor area to an existing single-unit dwelling and a detached ADU. Furthermore, the project addition is a single-story with a maximum height of approximately 15 feet above the existing grade and the detached ADU has a maximum height of 14 feet 7 inches from existing grade. Additionally, the overall structure height is approximately 9
feet 5 inches lower than the allowable height for flat roofs in the R-1-6000 coastal zoning district. Therefore, the residence will be no more visible from Upper Newport Bay than the surrounding neighborhood and will not degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views.
Finding:
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B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone. Fact in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this
case, the project includes the construction of additional floor area and a detached
accessory dwelling unit to an existing single-family residence located on a standard R-1-6000 lot. The ADU consists of one bedroom, is an allowed use within the R-1-6000 Zoning District, is not expected to create a substantial demand on public access. 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. 2. Vertical and lateral access to/along the bay and beach is available at North Star Beach
approximately 1,700 feet south of the project site. The project does not include any features
that would obstruct access along these routes.
Modification Permit
In accordance with Section 20.52.050(E) (Modification Permits – Required Findings) of the
NBMC, the following findings and facts in support of such findings are set forth: Finding:
C. The requested modification will be compatible with existing development in the
neighborhood. Facts in Support of Finding:
1. The existing development is a 3,326-square-foot, single-unit dwelling with an attached
three-car garage. The neighborhood is comprised of one-story and two-story single-unit dwellings with driveways along the street. The modification permit will allow the reconstruction of the existing driveway leading to the three-car garage. 2. The addition would provide more living area for the residents by increasing the size of
the dwelling unit by 560 square feet and constructing an ADU. The addition and ADU are one story and consistent with the design and height of other properties in the neighborhood. The proposed modification for the driveway would not impact the bulk or scale of the existing dwelling and proposed addition and ADU. Other properties within the vicinity of the project have existing nonconforming driveway widths, similar to the
Property.
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Finding:
D. The granting of the modification is necessary due to the unique physical characteristic(s)
of the property and/or structure, and/or characteristics of the use.
Facts in Support of Finding:
1. The existing structure was built in the early 1960s and complied with development standards, including parking requirements and driveway widths, at the time of construction. Subsequent amendments to the standards have rendered the driveway
width of the existing three-car garage nonconforming. 2. The project includes the reconstruction of the existing driveway leading to the three-car garage. The existing three-car garage includes two garage doors (a two-car door and a single car door), which would be shifted slightly to the south as part of the project to
improve the design of the exterior of the building (by centering the doors with the exterior
walls). Accordingly, the driveway would be shifted over slightly (1 foot 6 inches) to the south to provide for the redesign of the garage doors. The width of the driveway would remain the same at 29 feet, 6 inches wide, which exceeds the maximum permitted width of 25 feet for a three-car garage. Reducing the driveway width that leads to the existing
three-car garage would result in a driveway width that does not provide sufficient access
to the existing garage. Strict application of the code would result in a 4-foot 6-inch reduction in the driveway width making it so that vehicles using the two outermost garage spaces (the side garage spaces) would need to drive over the sloped curb and landscaping to access the garage door openings, reducing maneuverability and access
to the garage. 3. Fact in support of Finding E is hereby incorporated by reference. Finding:
E. The granting of the modification is necessary due to practical difficulties associated with
the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Fact in Support of Finding:
The granting of the modification is necessary given that the existing and proposed driveway is 29 feet, 6 inches wide, which exceeds the maximum permitted width of 25 feet for a three-car garage under Subsection 20.40.090(A)(3)(c) of the Newport Beach Municipal Code. Bringing the driveway into compliance with current Zoning Code requirements would provide a negligible
benefit, but would unreasonably affect the accessibility of the required garage. Given the project is proposing to construct a detached ADU, an additional off-street parking space is required in addition to the two-car garage required for the existing single unit dwelling. The ADU parking space is being provided within the existing three-car garage as the existing driveway depth of approximately 7 feet is not adequate to park a vehicle. Therefore, the third
parking space in the garage needs to be available for ADU parking, and the Applicant cannot reduce the number of spaces in the garage to provide a narrower driveway width.
16
Zoning Administrator Resolution No. ZA2025-###
Page 7 of 14
01-10-2023
Finding:
F. There are no alternatives to the modification permit that could provide similar benefits
to the applicants with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public. Facts in Support of Finding:
1. Bringing the driveway into compliance with current Zoning Code requirements would provide a negligible benefit, but would unreasonably affect the accessibility of the required garage. Given the project is proposing to construct a detached ADU, an additional off-street parking space is required in addition to the two-car garage required
for the existing single unit dwelling. The ADU parking space is being provided within the
existing three-car garage as the existing driveway depth of approximately 7 feet is not adequate to park a vehicle. Therefore, the third parking space in the garage needs to be available for ADU parking, and the Applicant cannot reduce the number of spaces in the garage to provide a narrower driveway width.
2. The intent of the project is to provide for a new office, powder room, expanded family room, and detached ADU. A redesign to reduce the size of the driveway would significantly impact reasonable access to the garage. The garage is currently constructed with a clear width of 33 feet, where 28 feet 3 inches is required. An
alternative would be to reduce the garage width and the associated driveway width to
align with the NBMC minimum width for three-car garages. However, reducing the width of the garage would require complete reconstruction of exterior walls of the garage, where the project does not include the removal or replacement of garage walls (other than the doors). This alternative would increase the scope of the work and cost of the
project. Reducing the size of the garage would also result in limited space for storage or
minor mechanical equipment typically found in a garage, such as water heaters, reducing the functionality and practical use of the garage. Reducing the size of the garage doors would also create challenges for accessing the garage, especially with a short (7-foot deep) driveway. The alternatives analyzed would not provide similar
benefits to the applicant nor reduce any potential impacts.
3. Reducing the size of the driveway to comply with the NBMC would not result in the creation of additional on-street spaces that could provide a benefit to the public. 4. Fact in support of Finding E is hereby incorporated by reference.
Finding:
G. The granting of the modification would not be detrimental to public health, safety, or
welfare, to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
17
Zoning Administrator Resolution No. ZA2025-###
Page 8 of 14
01-10-2023
Facts in Support of Finding: 1. The proposed remodel and construction will comply with all applicable development standards, including height, setbacks, lot coverage and will provide adequate protection
for light, air, and privacy (with the exception of driveway width). Maintaining the existing
driveway width of 29 feet 6 inches would not affect nearby properties or residents and would not change the density on the site. The addition of floor area to the primary dwelling and the development of an ADU will not preclude access to the dwelling and will be consistent in scale with other dwellings in the neighborhood.
2. The approval of this modification permit is conditioned such that the Applicants are required to obtain all necessary permits in accordance with the Building Code and other applicable Codes.
3. The Public Works Department City Engineer and City Traffic Engineer have reviewed
the proposed design and determined that the requested 29-foot 6-inch-wide approach bottom is a minor dimensional variance pursuant to City Council Policy L-2 and are supportive of the modification request.
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. 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, and is not a hazardous waste site, and is not identified as a historical resource.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit and Modification Permit PA2025-0048, 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 20 (Planning and Zoning) and 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.
18
Zoning Administrator Resolution No. ZA2025-###
Page 9 of 14
01-10-2023
PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF DECEMBER, 2025.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
19
Zoning Administrator Resolution No. ZA2025-###
Page 10 of 14
01-10-2023
EXHIBIT “A”
CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval). 2. Prior 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.
3. Prior 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 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
the development. This letter shall be scanned into the plan set before building permit
issuance. 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.
5. 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. 6. This Coastal Development Permit does not authorize any new development bayward of the private property.
7. Prior to the building permit final, the Applicant shall remove all existing, unpermitted
encroachments outside the confines of the private property along the bluff edge,
including, but not limited to, wrought iron fence, brick pavers, and concrete. Prior to the
removal of these encroachments, all required permits and/or authorizations shall be
obtained by all appropriate jurisdictions (e.g., Department of Fish and Wildlife, State of
California, and/or other relevant agencies). Replanting with native vegetation along the
20
Zoning Administrator Resolution No. ZA2025-###
Page 11 of 14
01-10-2023
bluff edges shall be required unless alternative restoration is directed by an appropriate
agency). 8. 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. 9. 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.
10. 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. 11. 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. 12. 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.
13. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 14. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
21
Zoning Administrator Resolution No. ZA2025-###
Page 12 of 14
01-10-2023
15. 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. 16. 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.
17. Before 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.
18. Before 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.
19. Before 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.
20. Before 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.
21. Before 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.
22. Before the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought-tolerant plantings, non-invasive
plant species, and water-efficient irrigation design. The plans shall be approved by the
Planning Division.
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. 24. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday,
and 8:00 a.m. through 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays.
22
Zoning Administrator Resolution No. ZA2025-###
Page 13 of 14
01-10-2023
25. Before the issuance of the building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division.
26. 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.
27. This Coastal Development Permit and Modification Permit PA2025-0048 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) and Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted. 28. 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 Brighton Road Investments LLC Residence including
but not limited to, Coastal Development Permit and Modification Permit (PA2025-
0048). 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.
Fire Prevention Division
29. The Project shall provide a residential fire sprinkler system in compliance with 2022 NFPA 13D.
Building Division
30. Exterior walls of dwellings, guesthouses, garages, carports and/or accessory structures closer than 5 ft. (3 ft. if sprinklered) to the property line and the imaginary property line between buildings shall be 1-hour fire-resistance-rated construction.
31. Where the exterior walls of non-sprinklered group R-3/U occupancies are located between 3 feet and 5 feet from the property line and the imaginary property line between buildings, the total area of protected and unprotected openings (including vents) is limited to 25% of the wall area on each floor (not including garage wall). Provide area calculations on exterior elevations (Table R302.1(1) and (2)).
23
Zoning Administrator Resolution No. ZA2025-###
Page 14 of 14
01-10-2023
Public Works Department 32. The Project shall remove the existing hardscape within the Galaxy Drive right-of-way and install sod or other drought tolerant landscaping.
33. The Project shall install a minimum 36-inch box street tree within the Galaxy Drive right-of-way. Tree species shall be consistent with City Council Policy G-6. 34. The new driveway shall be constructed per City Standard 162 with the exception of a 29.5-
foot-wide driveway approach bottom. The City Engineer and City Traffic Engineer has
reviewed the proposed design and determined that the requested 29.5-foot-wide approach bottom is a minor dimensional variance pursuant to City Council Policy L-2. 5. 35. A new sewer cleanout shall be installed on the existing sewer lateral per City Standard
406. The new sewer clean out shall be located within the public right of way in the sidewalk
area. 36. Relocate the existing gas meter to private property.
37. Reconstruct all damaged or broken concrete sidewalk, curb, and gutter along Galaxy Drive
project frontage per City Standards.
24
Attachment No. ZA 2
Vicinity Map
25
VICINITY MAP
Coastal Development Permit No. PA2025-0048
1530 Galaxy Drive
Subject Property
26
Attachment No. ZA 3
Project Plans
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N
G
)
(89.62NG)
(89.30NG)
(89.67N
G
)
(89.57
N
G
)
(91.17T
W
)
(89.75F
S
)
(89.6F
S
)
(89.29
T
G
)
(89.53TG)
FOUNDCHISELED "+"
FOUNDCHISELED "+"
FOUND 1" IRON PIPE,TAG ILLEGIBLE
ROOF
SUPPOR
T
ROO
F
SUP
P
O
R
T
FLAGPOLE
PILAST
E
R
TYPICA
L
LOT 63
LOT 64
LOT 62
1 STORYBUILDING
BUILDING
BUILDING
WROUGHTIRON FENCE
WROUGHTIRON FENCE
P
PP
P
P
P
6" TREE
6" TRE
E
6" TRE
E
6" TRE
E
6" TREE
6" TRE
E
P
P
WATER
HEATE
R
GM BO
X
WM
UTILITY
EDISON
BOX
BOX
CLEAN
O
U
T
SEWER
M
H
S
SSSSSSSS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
302
5
1
G
O
L
D
E
N
L
A
N
T
E
R
N
LA
G
U
N
A
N
I
G
U
E
L
,
C
A
9
2
6
7
7
(94
9
)
3
9
1
-
7
7
7
2
P
H
O
N
E
ST
E
V
E
@
A
D
V
A
N
N
C
E
D
C
I
V
I
L
G
R
O
U
P
.
C
O
M
WW
W
.
A
D
V
A
N
C
E
D
C
I
V
I
L
G
R
O
U
P
.
C
O
M
PR
E
P
A
R
E
D
B
Y
:
AD
V
A
N
C
E
D
C
I
V
I
L
G
R
O
U
P
,
I
N
C
.
SU
I
T
E
E
,
P
M
B
2
5
1
15
3
0
G
A
L
A
X
Y
D
R
I
V
E
NEW
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
MA
I
S
O
N
S
U
S
A
@
G
M
A
I
L
.
C
O
M
PR
E
P
A
R
E
D
F
O
R
:
INV
E
S
T
M
E
N
T
S
,
L
L
C
BRI
G
H
T
O
N
R
O
A
D
DE
M
O
L
I
T
I
O
N
P
L
A
N
PROTECTION NOTES:
DEMOLTION NOTES:
1
4
2
3
6
4
5
5
7
8
9
9
1
7
2
2
3
2
2
2
3
2
3
3
4
3
7
5
5
5
6
7
8
8
4
2
4
4
2
2
2
10 11
12
35
(89.20
N
G
)
(90.00
N
G
)
(89.44N
G
)
(89.53N
G
)
(89.51
N
G
)
(89.22N
G
)
(89.42
N
G
)
(89.76
N
G
)
(89.45
N
G
)
(89.61
N
G
)
(90.04N
G
)
(90.17F
F
)
(90.40F
F
)
(88.95G
F
)
(88.81F
S
)
(89.26F
S
)
(89.37
F
S
)
(89.52
F
S
)
(90.22F
S
)
(89.70F
S
)
(89.77
F
S
)
(89.58F
S
)
(89.63F
S
)
(90.05F
S
)
(89.62F
S
)
(89.63F
S
)
(89.60F
S
)
(90.08F
S
)
(90.19
F
S
)
(90.01F
S
)
(90.12F
F
)
(99.25)
TOR
(99
.
2
4
)
TOR (99.24
)
TOR
(99
.
1
5
)
TOR
(87.40
T
C
)
(86.92F
L
)
(87.56T
C
)
(87.08
F
L
)
(87.13
F
L
)
4" OUT
L
E
T
(87.78T
C
)
(87.28F
L
)
(87.38
F
L
)
3" OUT
L
E
T
(87.92
T
C
X
)
(87.47
F
L
)
BOTTO
M
O
F
"
X
"
(87.79
F
L
)
BOTTO
M
O
F
"
X
"
(88.35T
C
X
)
(88.39
T
C
)
(87.89F
L
)
(87.97
F
L
)
BOTTO
M
O
F
"
X
"
(88.44
T
C
X
)
(88.0
3
)
0" TC (88.78
F
S
)
(88.68F
S
)
(88.59
F
S
)
(88.25
F
S
)
(88.09
F
S
)
(87.70F
S
)
(87.70)
(89.79T
W
)
88
88
(89
.
1
N
G
)
(89.73
N
G
)
(99.11)
TOR
(89.27G
F
)
(88.46F
S
)
(88.99
F
S
)(89.36N
G
)
(88.60N
G
)
(88.90N
G
)
(89.
3
1
N
G
)
(89.47
N
G
)
(89.80N
G
)
(89.84N
G
)
(89.86
N
G
)
(89.83N
G
)
(89.39
N
G
)
(89.51
N
G
)
(89.91N
G
)
(90.04N
G
)
(89.86
N
G
)
(89.86
N
G
)
(89.69
N
G
)
(89.63
N
G
)
(89.61N
G
)
(89.66N
G
)
(89.83T
W
)
(94.35T
W
)
(88.89
F
S
)
(94.37T
W
)(94.00
T
W
)
(94.32
T
W
)
(94.08
T
W
)
(95.07
T
W
)
(95.03
T
W
)
(95.02
T
W
)
(95.06T
W
)
(90.46
T
W
)
(90.42
T
W
)
(89.56
F
S
)
(89.54F
S
)
(89.55
F
S
)
(89.59F
S
)
(89.58F
S
)
(89.59
F
S
)
(89.58
F
S
)
(89.60F
S
)
(89.82
F
S
)
(89.65F
S
)
(89.78
F
S
)
(89.76
F
S
)
(89.55F
S
)
(89.59F
S
)
(89.42
F
S
)
(89.42F
S
)
(89.88F
S
)
(89.26F
S
)
(90.43T
W
)
(89.04F
S
)
(89.48F
S
)
(89.50
F
S
)
(89.59
F
S
)
(89.68F
S
)
(89.63
F
S
)
(89.64
F
S
)
(89.92
F
S
)
(89.84F
S
)
(89.74F
S
)
(89.71
F
S
)
(89.72
F
S
)
(89.82FS)
(89.89F
S
)
(89.87F
S
)
(89.84F
S
)
(89.88F
S
)
(89.74F
S
)
(90.03F
S
)
(89.76F
S
)
(88.83F
S
)
(88.62F
S
)
(92.08TW)
(91.37TW)
(91.71T
W
)
(91.28T
W
)
(91.59T
W
)
(91.81
T
W
)
(91.67TW)
(94.34T
W
)
(89.82N
G
)
(89.40
F
S
)
(90.21
F
S
)
(91.
9
1
T
W
)
(86.20
N
G
)
(89.70
N
G
)
(86.35N
G
)
(86.44
N
G
)
(86.42N
G
)
(86.55N
G
)
(89.24
F
S
)
(87.02
F
S
)
(95.06T
W
)
(90.0N
G
)
(90.5N
G
)
(88.42
F
S
)
(88.35
R
I
M
)
(89.8)
(88.13
F
S
)
1" IRO
N
P
I
P
E
(89.40N
G
)
(89.48N
G
)
(89.52
N
G
)
(89.75N
G
)
(89.99
F
S
)
(90.43
T
W
)
(89.66F
S
)
(89.59
F
S
)
(90.19F
S
)
(89
.
6
1
N
G
)
(89.62NG)
(89.30NG)
(89.67
N
G
)
(89.57N
G
)
(91.17T
W
)
(89.75F
S
)
(89.6F
S
)
(89.29
T
G
)
(89.53TG)
FOUNDCHISELED "+"
FOUNDCHISELED "+"
FOUND 1" IRON PIPE,TAG ILLEGIBLE
ROOF
SUPPO
R
T
ROO
F
SUP
P
O
R
T
FLAGPOLE
PILAS
T
E
R
TYPIC
A
L
LOT 63
LOT 64
LOT 62
1 STORYBUILDING
BUILDING
BUILDING
WROUGHTIRON FENCE
P
PP
P
P
P
6" TRE
E
6" TRE
E
6" TR
E
E
6" TRE
E
6" TRE
E
6" TRE
E
P
P
WATER
HEATE
R
GM BO
X
WM
UTILIT
Y
EDISON
BOX
BOX
CLEAN
O
U
T
SEWER
M
H
S
SD
SD
SD
SD
SD
SD
SDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
SD
SD
SD
SD
SDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
SD
SD
SD
SD
SD
SD
SD
SSSSSSSS
SDSD
SD
SD
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
(89.20
N
G
)
(90.00
N
G
)
(89.44N
G
)
(89.53N
G
)
(89.51
N
G
)
(89.22N
G
)
(89.42
N
G
)
(89.76
N
G
)
(89.45
N
G
)
(89.61
N
G
)
(90.04N
G
)
(90.17F
F
)
(90.40F
F
)
(88.95G
F
)
(88.81F
S
)
(89.26F
S
)
(89.37
F
S
)
(89.52
F
S
)
(90.22F
S
)
(89.70F
S
)
(89.77
F
S
)
(89.58F
S
)
(89.63F
S
)
(90.05F
S
)
(89.62F
S
)
(89.63F
S
)
(89.60F
S
)
(90.08F
S
)
(90.19
F
S
)
(90.01F
S
)
(90.12F
F
)
(99.25)
TOR
(99
.
2
4
)
TOR (99.24
)
TOR
(99
.
1
5
)
TOR
(87.40
T
C
)
(86.92F
L
)
(87.56T
C
)
(87.08
F
L
)
(87.13
F
L
)
4" OUT
L
E
T
(87.78T
C
)
(87.28F
L
)
(87.38
F
L
)
3" OUT
L
E
T
(87.92
T
C
X
)
(87.47
F
L
)
BOTTO
M
O
F
"
X
"
(87.79
F
L
)
BOTTO
M
O
F
"
X
"
(88.35T
C
X
)
(88.39
T
C
)
(87.89F
L
)
(87.97
F
L
)
BOTTO
M
O
F
"
X
"
(88.44
T
C
X
)
(88.0
3
)
0" TC (88.78
F
S
)
(88.68F
S
)
(88.59
F
S
)
(88.25
F
S
)
(88.09
F
S
)
(87.70F
S
)
(87.70)
(89.79T
W
)
88
88
(89
.
1
N
G
)
(89.73
N
G
)
(99.11)
TOR
(89.27G
F
)
(88.46F
S
)
(88.99
F
S
)(89.36N
G
)
(88.60N
G
)
(88.90N
G
)
(89.
3
1
N
G
)
(89.47
N
G
)
(89.80N
G
)
(89.84N
G
)
(89.86
N
G
)
(89.83N
G
)
(89.39
N
G
)
(89.51
N
G
)
(89.91N
G
)
(90.04N
G
)
(89.86
N
G
)
(89.86
N
G
)
(89.69
N
G
)
(89.63
N
G
)
(89.61N
G
)
(89.66N
G
)
(89.83T
W
)
(94.35T
W
)
(88.89
F
S
)
(94.37T
W
)(94.00
T
W
)
(94.32
T
W
)
(94.08
T
W
)
(95.07
T
W
)
(95.03
T
W
)
(95.02
T
W
)
(95.06T
W
)
(90.46
T
W
)
(90.42
T
W
)
(89.56
F
S
)
(89.54F
S
)
(89.55
F
S
)
(89.59F
S
)
(89.58F
S
)
(89.59
F
S
)
(89.58
F
S
)
(89.60F
S
)
(89.82
F
S
)
(89.65F
S
)
(89.78
F
S
)
(89.76
F
S
)
(89.55F
S
)
(89.59F
S
)
(89.42
F
S
)
(89.42F
S
)
(89.88F
S
)
(89.26F
S
)
(90.43T
W
)
(89.04F
S
)
(89.48F
S
)
(89.50
F
S
)
(89.59
F
S
)
(89.68F
S
)
(89.63
F
S
)
(89.64
F
S
)
(89.92
F
S
)
(89.84F
S
)
(89.74F
S
)
(89.71
F
S
)
(89.72
F
S
)
(89.82FS)
(89.89F
S
)
(89.87F
S
)
(89.84F
S
)
(89.88F
S
)
(89.74F
S
)
(90.03F
S
)
(89.76F
S
)
(88.83F
S
)
(88.62F
S
)
(92.08TW)
(91.37TW)
(91.71T
W
)
(91.28T
W
)
(91.59T
W
)
(91.81
T
W
)
(91.67TW)
(94.34T
W
)
(89.82N
G
)
(89.40
F
S
)
(90.21
F
S
)
(91.
9
1
T
W
)
(86.20
N
G
)
(89.70
N
G
)
(86.35N
G
)
(86.44
N
G
)
(86.42N
G
)
(86.55N
G
)
(89.24
F
S
)
(87.02
F
S
)
(95.06T
W
)
(90.0N
G
)
(90.5N
G
)
(88.42
F
S
)
(88.35
R
I
M
)
(89.8)
(88.13
F
S
)
1" IRO
N
P
I
P
E
(89.40N
G
)
(89.48N
G
)
(89.52
N
G
)
(89.75N
G
)
(89.99
F
S
)
(90.43
T
W
)
(89.66F
S
)
(89.59
F
S
)
(90.19F
S
)
(89
.
6
1
N
G
)
(89.62NG)
(89.30NG)
(89.67
N
G
)
(89.57N
G
)
(91.17T
W
)
(89.75F
S
)
(89.6F
S
)
(89.29
T
G
)
(89.53TG)
FOUNDCHISELED "+"
FOUNDCHISELED "+"
FOUND 1" IRON PIPE,TAG ILLEGIBLE
ROOF
SUPPO
R
T
ROO
F
SUP
P
O
R
T
FLAGPOLE
PILAS
T
E
R
TYPIC
A
L
LOT 63
LOT 64
LOT 62
1 STORYBUILDING
BUILDING
BUILDING
WROUGHTIRON FENCE
P
PP
P
P
P
6" TRE
E
6" TRE
E
6" TR
E
E
6" TRE
E
6" TRE
E
6" TRE
E
P
P
WATER
HEATE
R
GM BO
X
WM
UTILIT
Y
EDISON
BOX
BOX
CLEAN
O
U
T
SEWER
M
H
S
SD
SD
SD
SD
SD
SD
SDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
SD
SD
SD
SD
SDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
SD
SD
SD
SD
SD
SD
SD
SSSSSSSS
SDSD
SD
SD
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
⅊⅊
⅊⅊
COMPOSITE UTILITY CONSTRUCTION NOTES:
PRECISE GRADING CONSTRUCTION NOTES:
302
5
1
G
O
L
D
E
N
L
A
N
T
E
R
N
LA
G
U
N
A
N
I
G
U
E
L
,
C
A
9
2
6
7
7
(94
9
)
3
9
1
-
7
7
7
2
P
H
O
N
E
ST
E
V
E
@
A
D
V
A
N
N
C
E
D
C
I
V
I
L
G
R
O
U
P
.
C
O
M
WW
W
.
A
D
V
A
N
C
E
D
C
I
V
I
L
G
R
O
U
P
.
C
O
M
PR
E
P
A
R
E
D
B
Y
:
AD
V
A
N
C
E
D
C
I
V
I
L
G
R
O
U
P
,
I
N
C
.
SU
I
T
E
E
,
P
M
B
2
5
1
15
3
0
G
A
L
A
X
Y
D
R
I
V
E
NEW
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
MA
I
S
O
N
S
U
S
A
@
G
M
A
I
L
.
C
O
M
PR
E
P
A
R
E
D
F
O
R
:
INV
E
S
T
M
E
N
T
S
,
L
L
C
BRI
G
H
T
O
N
R
O
A
D
PR
E
C
I
S
E
G
R
A
D
I
N
G
P
L
A
N
BC-3
BC-3
AC-3AC-3
TYPICAL BUILDING DRAINAGE AT HARDSCAPE TYPICAL BUILDING DRAINAGE AT LANDSCAPING
36
(89.20
N
G
)
(90.00N
G
)
(89.44N
G
)
(89.53N
G
)
(89.51N
G
)
(89.22N
G
)
(89.42
N
G
)
(89.76N
G
)
(89.45
N
G
)
(89.61N
G
)
(90.04N
G
)
(90.17F
F
)
(90.40
F
F
)
(88.95
G
F
)
(88.81
F
S
)
(89.26
F
S
)
(89.37F
S
)
(89.52
F
S
)
(90.22
F
S
)
(89.70
F
S
)
(89.77
F
S
)
(89.58
F
S
)
(89.63F
S
)
(90.05
F
S
)
(89.62F
S
)
(89.63F
S
)
(89.60F
S
)
(90.08
F
S
)
(90.19
F
S
)
(90.01F
S
)
(90.12F
F
)
(99.25
)
TOR
(99.
2
4
)
TOR (99.24
)
TOR
(99
.
1
5
)
TOR
(87.40
T
C
)
(86.92F
L
)
(87.56T
C
)
(87.08
F
L
)
(87.13F
L
)
4" OU
T
L
E
T
(87.78
T
C
)
(87.28F
L
)
(87.38
F
L
)
3" OUT
L
E
T
(87.92
T
C
X
)
(87.47F
L
)
BOTTOM
O
F
"
X
"
(87.79
F
L
)
BOTTO
M
O
F
"
X
"
(88.35T
C
X
)
(88.39T
C
)
(87.89
F
L
)
(87.97F
L
)
BOTTOM
O
F
"
X
"
(88.44T
C
X
)
(88.03)
0" TC (88.78
F
S
)
(88.68F
S
)
(88.59F
S
)
(88.25F
S
)
(88.09F
S
)
(87.70F
S
)
(87.70)
(89.79
T
W
)
88
88
(89.
1
N
G
)
(89.73N
G
)
(102.36)RIDGE
(10
1
.
5
5
)
RID
G
E
(99.11
)
TOR
(89.27
G
F
)
(88.46
F
S
)
(88.99F
S
)(89.36N
G
)
(88.60
N
G
)
(88.90
N
G
)
(89
.
3
1
N
G
)
(89.47
N
G
)
(89.80N
G
)
(89.84N
G
)
(89.86N
G
)
(89.83N
G
)
(89.39
N
G
)
(89.51N
G
)
(89.91N
G
)
(90.04N
G
)
(89.86N
G
)
(89.86
N
G
)
(89.69
N
G
)
(89.63
N
G
)
(89.61
N
G
)
(89.66
N
G
)
(89.83T
W
)
(94.35T
W
)
(88.89F
S
)
(94.37
T
W
)(94.00
T
W
)
(94.32T
W
)
(94.08
T
W
)
(95.07T
W
)
(95.03T
W
)
(95.02T
W
)
(95.06T
W
)
(90.46T
W
)
(90.42
T
W
)
(89.56F
S
)
(89.54
F
S
)
(89.55
F
S
)
(89.59F
S
)
(89.58F
S
)
(89.59
F
S
)
(89.58F
S
)
(89.60F
S
)
(89.82F
S
)
(89.65F
S
)
(89.78F
S
)
(89.76F
S
)
(89.55F
S
)
(89.59F
S
)
(89.42
F
S
)
(89.42
F
S
)
(89.88
F
S
)
(89.26F
S
)
(90.43T
W
)
(89.04F
S
)
(89.48F
S
)
(89.50
F
S
)
(89.59F
S
)
(89.68F
S
)
(89.63F
S
)(89.64F
S
)
(89.92F
S
)
(89.84
F
S
)
(89.74F
S
)
(89.71
F
S
)
(89.72
F
S
)
(89.82FS)
(89.89
F
S
)
(89.87F
S
)
(89.84
F
S
)
(89.88F
S
)
(89.74F
S
)
(90.03F
S
)
(89.76F
S
)
(88.83F
S
)
(88.62
F
S
)
(92.08TW)
(91.37TW)
(91.71
T
W
)
(91.28T
W
)
(91.59T
W
)
(91.81T
W
)
(91.67TW)
(94.34T
W
)
(89.82N
G
)
(89.40
F
S
)
(90.21
F
S
)
(91
.
9
1
T
W
)
(86.20N
G
)
(89.70N
G
)
(86.35
N
G
)
(86.44N
G
)
(86.42N
G
)
(86.55
N
G
)
(89.24F
S
)
(87.02F
S
)
(95.06T
W
)
(90.0N
G
)
(90.5N
G
)
(88.42F
S
)
(88.35
R
I
M
)
(89.8)
(88.13
F
S
)
1" IRON
P
I
P
E
(89.40
N
G
)
(89.48N
G
)
(89.52N
G
)
(89.75
N
G
)
(89.99
F
S
)
(90.43
T
W
)
(89.66
F
S
)
(89.59
F
S
)
(90.19F
S
)
(89
.
6
1
N
G
)
(89.62NG)
(89.30NG)
(89.67N
G
)
(89.57N
G
)
(91.17
T
W
)
(89.75
F
S
)
(89.6FS
)
(89.29T
G
)
(89.53TG)
FOUNDCHISELED "+"
FOUNDCHISELED "+"
FOUND 1" IRON PIPE,TAG ILLEGIBLE
ROOF
SUPPO
R
T
ROO
F
SUP
P
O
R
T
FLAGPOLE
PILAST
E
R
TYPIC
A
L
LOT 63
LOT 64
LOT 62
1 STORYBUILDING
BUILDING
BUILDING
WROUGHTIRON FENCE
P
PP
P
P
P
6" TREE
6" TRE
E
6" TRE
E
6" TRE
E
6" TREE
6" TRE
E
P
P
WATER
HEATE
R
GM BO
X
WM
UTILIT
Y
EDISON
BOX
BOX
CLEAN
O
U
T
SEWER
M
H
S
SD
SD
SD
SD
SD
SD
SDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
SD
SD
SD
SD
SDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
SD
SD
SD
SD
SD
SD
SD
SSSSSSSS
SDSD
SD
SD
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
COMPOSITE UTILITY CONSTRUCTION NOTES:
302
5
1
G
O
L
D
E
N
L
A
N
T
E
R
N
LA
G
U
N
A
N
I
G
U
E
L
,
C
A
9
2
6
7
7
(94
9
)
3
9
1
-
7
7
7
2
P
H
O
N
E
ST
E
V
E
@
A
D
V
A
N
N
C
E
D
C
I
V
I
L
G
R
O
U
P
.
C
O
M
WW
W
.
A
D
V
A
N
C
E
D
C
I
V
I
L
G
R
O
U
P
.
C
O
M
PR
E
P
A
R
E
D
B
Y
:
AD
V
A
N
C
E
D
C
I
V
I
L
G
R
O
U
P
,
I
N
C
.
SU
I
T
E
E
,
P
M
B
2
5
1
15
3
0
G
A
L
A
X
Y
D
R
I
V
E
NEW
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
MA
I
S
O
N
S
U
S
A
@
G
M
A
I
L
.
C
O
M
PR
E
P
A
R
E
D
F
O
R
:
INV
E
S
T
M
E
N
T
S
,
L
L
C
BRI
G
H
T
O
N
R
O
A
D
CO
M
P
O
S
I
T
E
U
T
I
L
I
T
Y
P
L
A
N
37
302
5
1
G
O
L
D
E
N
L
A
N
T
E
R
N
LA
G
U
N
A
N
I
G
U
E
L
,
C
A
9
2
6
7
7
(94
9
)
3
9
1
-
7
7
7
2
P
H
O
N
E
ST
E
V
E
@
A
D
V
A
N
N
C
E
D
C
I
V
I
L
G
R
O
U
P
.
C
O
M
WW
W
.
A
D
V
A
N
C
E
D
C
I
V
I
L
G
R
O
U
P
.
C
O
M
PR
E
P
A
R
E
D
B
Y
:
AD
V
A
N
C
E
D
C
I
V
I
L
G
R
O
U
P
,
I
N
C
.
SU
I
T
E
E
,
P
M
B
2
5
1
15
3
0
G
A
L
A
X
Y
D
R
I
V
E
NEW
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
MA
I
S
O
N
S
U
S
A
@
G
M
A
I
L
.
C
O
M
PR
E
P
A
R
E
D
F
O
R
:
INV
E
S
T
M
E
N
T
S
,
L
L
C
BRI
G
H
T
O
N
R
O
A
D
UT
I
L
I
T
Y
D
E
T
A
I
L
S
LANDSCAPE AREA DRAIN DETAIL (TYP)
HARDSCAPE AREA DRAIN DETAIL (TYP)
DOWNSPOUT CONNECTION DETAIL (TYP)
CATCH BASIN DETAIL (TYP)
SECTION
PLAN
ISOMETRIC BIOFILTER DETAIL (TYP)
38
(89.20N
G
)
(90.00N
G
)
(89.44
N
G
)
(89.53
N
G
)
(89.51
N
G
)
(89.22
N
G
)
(89.42N
G
)
(89.76N
G
)
(89.45N
G
)
(89.61N
G
)
(90.04
N
G
)
(90.17
F
F
)
(90.40F
F
)
(88.95G
F
)
(88.81F
S
)
(89.26F
S
)
(89.37
F
S
)
(89.52F
S
)
(90.22F
S
)
(89.70F
S
)
(89.77F
S
)
(89.58F
S
)
(89.63
F
S
)
(90.05F
S
)
(89.62
F
S
)
(89.63
F
S
)
(89.60
F
S
)
(90.08F
S
)
(90.19F
S
)
(90.01
F
S
)
(90.12
F
F
)
(99.25)
TOR
(99
.
2
4
)
TO
R (99.24)
TOR
(99.
1
5
)
TOR
(87.56
T
C
)
(87.08F
L
)
(87.13F
L
)
4" OUT
L
E
T
(87.78T
C
)
(87.28
F
L
)
(87.38F
L
)
3" OUT
L
E
T
(87.92T
C
X
)
(87.47F
L
)
BOTTO
M
O
F
"
X
"
(87.79F
L
)
BOTTO
M
O
F
"
X
"
(88.35
T
C
X
)
(88.39T
C
)
(87.89F
L
)
(87.97F
L
)
BOTTO
M
O
F
"
X
"
(88.44T
C
X
)
(88.68
F
S
)
(88.59F
S
)
(88.25F
S
)
(88.09F
S
)
(87.70
)
(89.79T
W
)
88
88
(89
.
1
N
G
)
(89.73N
G
)
(99.11)
TOR
(89.27G
F
)
(88.46F
S
)
(88.99F
S
)(89.36
N
G
)
(88.60N
G
)
(88.90N
G
)
(89
.
3
1
N
G
)
(89.47N
G
)
(89.80N
G
)
(89.84
N
G
)
(89.86N
G
)
(89.83
N
G
)
(89.3
9
N
G
)
(89.51N
G
)
(89.91
N
G
)
(90.04
N
G
)
(89.86N
G
)
(89.86N
G
)
(89.69N
G
)
(89.63N
G
)
(89.61N
G
)
(89.66N
G
)
(89.83
T
W
)
(94.35
T
W
)
(88.89
F
S
)
(94.37T
W
)(94.00T
W
)
(94.32T
W
)
(94.08T
W
)
(95.07T
W
)
(95.03
T
W
)
(95.02T
W
)
(95.06
T
W
)
(90.46T
W
)
(90.42T
W
)
(89.56F
S
)
(89.54F
S
)
(89.55F
S
)
(89.59
F
S
)
(89.58
F
S
)
(89.59F
S
)
(89.58F
S
)
(89.60
F
S
)
(89.82F
S
)
(89.65
F
S
)
(89.78
F
S
)
(89.76F
S
)
(89.55
F
S
)
(89.59
F
S
)
(89.42F
S
)
(89.42F
S
)
(89.88F
S
)
(89.26
F
S
)
(90.43
T
W
)
(89.04
F
S
)
(89.48
F
S
)
(89.50F
S
)
(89.59F
S
)
(89.68
F
S
)
(89.63
F
S
)(89.64F
S
)
(89.92F
S
)
(89.84F
S
)
(89.74F
S
)
(89.71F
S
)
(89.72F
S
)
(89.82FS)
(89.89F
S
)
(89.87F
S
)
(89.84F
S
)
(89.88
F
S
)
(89.74
F
S
)
(90.03F
S
)
(89.76
F
S
)
(88.83
F
S
)
(88.62F
S
)
(92.08TW)
(91.37TW)
(91.71T
W
)
(91.28
T
W
)
(91.59
T
W
)
(91.81
T
W
)
(91.67TW)
(94.34
T
W
)
(89.82
N
G
)
(89.40F
S
)
(90.21F
S
)
(91
.
9
1
T
W
)
(86.20N
G
)
(89.70
N
G
)
(86.35N
G
)
(86.44N
G
)
(86.42
N
G
)
(86.55N
G
)
(89.24
F
S
)
(87.02F
S
)
(95.06
T
W
)
(90.0N
G
)(90.5N
G
)
(88.42
F
S
)
(89.8)
(88.13F
S
)
1" IRO
N
P
I
P
E
(89.40N
G
)
(89.48
N
G
)
(89.52
N
G
)
(89.75N
G
)
(89.99F
S
)
(90.43T
W
)
(89.66F
S
)
(89.59F
S
)
(90.19F
S
)
(89.
6
1
N
G
)
(89.62NG)
(89.30NG)
(89.67N
G
)
(89.57
N
G
)
(91.17T
W
)
(89.75F
S
)
(89.6FS
)
(89.29T
G
)
(89.53TG)
FOUNDCHISELED "+"
FOUNDCHISELED "+"
FOUND 1" IRON PIPE,TAG ILLEGIBLE
ROOF
SUPPOR
T
ROO
F
SUP
P
O
R
T
FLAGPOLE
PILAST
E
R
TYPICA
L
LOT 63
LOT 64
1 STORYBUILDING
WROUGHTIRON FENCE
P
PP
P
P
P
6" TRE
E
6" TR
E
E
6" TRE
E
6" TRE
E
6" TRE
E
6" TREE
P
P
WATER
HEATER
GM BO
X
WM
UTILIT
Y
EDISON
BOX
BOX
CLEAN
O
U
T
SD
SD
SD
SD
SD
SD
SDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
SD
SD
SD
SD
SDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
SD
SD
SD
SD
SD
SD
SD
SSSS
SDSD
SD
SD
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
’
“”
’
302
5
1
G
O
L
D
E
N
L
A
N
T
E
R
N
LA
G
U
N
A
N
I
G
U
E
L
,
C
A
9
2
6
7
7
(94
9
)
3
9
1
-
7
7
7
2
P
H
O
N
E
ST
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EROSION CONTROL LEGEND:
WM-8
WM-9
WM-1
ADDITIONAL BMP NOTES:
FR FR
WM-3
WE-1
NOTES:
FRFR
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GRADING RECOMMENDATIONS FROM GEOTECH:
39
SV-1
40
PACKAGED STORM PUMP LIFT STATION
GALAXY DRIVE, NEW PORT BEACH, CA
Furnish and install complete pre-packaged duplex Lift Station model #PSI-ADV081125 as manufactured by Pacific Southwest Industries (national phone # 800-358-9095)
This pre-packaged Lift Station shall incorporate a quick removal system manufactured by the pump manufacturer. The pump(s) shall be guided to the discharge base elbow by a single or double guide rail and shall be stainless steel and shall extend from the discharge base elbow to the upper guide bracket mounted on 1-5/8" x 1-5/8" channel strut just below the basin cover. Stainless steel lifting chain or cable shall be supplied and properly installed to remove the pump from the wet well. The internal discharge piping shall be completely pre-plumbed with pressure rated schedule 40 or 80 PVC pipe as indicated and extend 12" beyond the wet well and valve vault side wall for contractor connection to the force main piping. The pump(s) discharge piping shall have a check and ball valve installed on each pump discharge. The Lift Station shall include control panel and level control floats. The control panel shall be suitable for surface mounting or free standing on a leg kit if the site conditions require it.
PUMP(S):Furnish and install Tsurumi, VANC'S series submersible pump(s). Each unit shall be shall be designed to pump waste water, sewage or effluent containing 1.5-inch (40mm) diameter solids without damage during operation. The pump(s) shall be designed so that the shaft power required (BHP) / (kW) shall not exceed the motor rated output throughout the entire operating range of the pump performance curve. A two-year warranty “out of the box” shall be standard.
MATERIALS OF CONSTRUCTION:Construction of major parts of the pumping unit(s) including pump casing, impeller, motor head cover and intermediate brackets shall be manufactured from recyclable, application appropriate resins. The need for a protective coating shall not be required. All exposed fasteners shall be stainless steel and shall have stainless mating anchors integrally cast into the mating part. All units shall be furnished with a NPT discharge companion flange. Impellers shall be of the multi-vane, semi-vortex, solids handling design and shall be slip fit to the shaft. The motor shaft shall be machined to provide a positive drive of the impeller. The pump casing shall incorporate an air relief valve.
MECHANICAL SEAL:All units shall be furnished with a dual inside mechanical shaft seal located completely out of the pumpage, running in a separate oil filled chamber. Units shall be fitted with a device that shall provide positive lubrication of top mechanical seal, (down to one third of the standard oil level). The device shall not consume any additional electrical power. Units shall have silicon carbide mechanical seal faces. Mechanical seal hardware shall be stainless steel.
MOTOR:Motor(s) shall have a 1.15 service factor and shall be rated for 6 starts per hour. Motor(s) shall be air filled, copper wound, class E insulated with built-in thermal protection. Motor shaft shall be 403 stainless steel and shall be supported by two permanently lubricated, high temperature ball bearings, with a B-10 life rating at best efficiency point of 60,000 hours. The bearings shall be single row, double shielded, C3, deep groove type ball bearings. Bearing seats shall be rolled carbon steel or aluminum die casting. Motor housing shall be 304 stainless steel. Motors shall be suitable variable speed applications, utilizing a properly sized variable frequency drive.
POWER CABLE AND CABLE ENTRANCE:The pump power cable shall be suitable for submersible pump applications. The cable entrance shall incorporate built in strain relief, a one-piece, three-way mechanical compression seal with a fatigue reducing cable boot. The cable entrance assembly shall contain an anti-wicking block to eliminate water incursion into the motor due to Capillary wicking should the power cable be accidentally damaged.
QUICK REMOVAL SYSTEM:The pumping unit(s) shall be equipped with quick removal system (QRS). The construction shall be such that the pump(s) will automatically connect to the discharge piping when lowered into place on the discharge connector. There shall be no need for personnel to enter the wet well to accomplish installation or removal of the pump(s). The pumping unit(s) shall be fitted with stainless steel lifting chain(s) of sufficient length and strength to permit the raising and lowering of the unit(s). The chain(s) shall be fastened at the top of the structure near the access opening. The need for a protective coating shall not be required. A sliding guide bracket shall be an integral part of the pumping unit and the pump casing shall have a machined connection with a bracket to connect with the discharge connection. Sealing of the pumping unit to the discharge connection shall be accomplished by a single linear downward motion of the pump with the entire weight of the pumping unit guided by a pawl, thereby wedging the pumping unit tightly against the discharge connector. No portion of the pump shall bear directly on the floor of the sump nor shall a rotary motion of the pump be required for sealing. All fasteners coming into contact with the pumpage shall be stainless steel. Two corrosion resistant guide pipes shall be furnished and installed for each pump to permit raising and lowering of the pump.
FIBERGLASS WET WELL:The fiberglass wet well with an anti-flotation flange shall have the proper diameter and depth below the lowest inlet to promote proper cycling while maintaining the rim at grade. The fiberglass wet well shall be manufactured using a process that is filament wound and or chopped spray. The wet well shall be constructed with a anti flotation flange. Lifting lugs shall be required for those wet wells 48 inches in diameter and larger for setting of the wet well. The laminate shall have a Barco hardness of at least 90% of the resin manufactures minimum specified hardness for cured resin on both the interior and exterior surfaces. The minimum wall thickness of the wet well shall not be less than 1/4". Stainless steel studs will be encapsulated in the bottom of the wet well to allow the mounting of the quick removal system. The top rim flange will be a minimum of 2” wide to allow for the installation of the pedestrian rated aluminum cover to the rim flange or shall be rimless if the cover is specified for H20 off street locations. The wet well shall be provided with “unseal” fittings that can be installed in the field to insure proper elevation of the inlet, vent, and electrical on the side of the wet well. The valve box will house 2 - swing check valves, and 2 – shut off valves.
COVER(s):The wet well cover shall always be gasketed and bolted to the rim flange of the fiber glass tank using 7/16” stainless steel hex head bolts unless the cover is to be in a H20 off street location. The type of material to be used for the cover shall be as indicated on this plan sheet.
DUPLEX ALTERNATING CONTROL PANEL:The duplex control panel, as a minimum, shall include the appropriate enclosure type for the environment it is to be installed in and should include the following: Motor starters, motor circuit protectors or variable frequency drives (VFD), pump run indicator(s), operation selector switch(es), high water alarm and light, silence switch, dry contact for alarm, numbered terminals for all incoming power, pump motor(s) and level controls. The control panel shall be UL listed 508 or 913.
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INFORMATION AND IS THE EXCLUSIVEPROPERTY OF PSI. IT MAY NOT BECOPIED OR REPRODUCED IN ANY FORM
WITHOUT THE EXPRESS WRITTEN PERMISSIONOF PSI.
THIS DRAWING CONTAINS CONFIDENTIAL
ENGINEERED- PUMPS/FLUID HANDLING & DISPOSAL SYSTEMSPACKAGED LIFT STATION
D
A
1
1
2
2
D
4
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5
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34” ALUMINUM DIAMOND TREAD COVER TOP: 90.20
BOTTOM: 81.20
12”3/4” crushed rock
(800)-358-9095
PSI Pacific Southwest Industries
POC: 87.28
1.5” BALL VALVE
CONTROL PANEL
NOTES: :1. CONDUIT INSTALLED IN FIELD TO CONTROL PANEL-*PROVIDED BY OTHERS-2. CONDUIT, ELECTRICAL DESIGN , INSTALLATION BY OTHERS, PSI WILL PROVIDE ELECTRICAL RUBBER GROMMETSSHIPPED LOOSE FOR FIELD INSTALLATION BY OTHERS-3. (QTY 2) 2” CONDUIT ,(1) FOR POWER,(1) FOR LEVEL SENSING4. *G.C OR OTHERS TO COORIDNATE CONTROL PANEL LOCATION WITH UNDERGROUND ELECTRICAL SERVICE TO FIBERGLASS WET WELL WITHIN SPECIFIC 50 FT CABLE LENGTHS.
ELEVATION VIEW
NOT TO SCALE
PLAN VIEW
NOT TO SCALE
ALL PIPING IS1.5” SCH 80
FLEX BOOT
1.5” CHECK
VALVE
ANTI-FLOATIONFLANGE
PUMP MODEL: 50PU2.15S
1/5 HP 115 V 1 PH 3.2 AMP
PERFORMANCE:
23 GPM AT 14.31 FT TDH
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FLOAT ELEVATIONS
OFF
ON
LAG/ALARM
82.00’
86.00’
85.00’
4” INLET INLETINV: 85.17
4” INLET INLET
INV: 85.17
STAINLESSSTEEL GUIDE PIPE
30”
18”
108”
34”OD
30”ID
(QTY. 3-Ø2”)
FOR ELECTRICAL CONDUIT
*CONDUIT AND ELECTRICAL DESIGN *BY OTHERS
0.09
0.10
0.11
0.12
0.13
0.14
0.15
0.16
0.12
0.14
0.16
0.18
0.20
0.22
SHAFT POWER
0
10
20
30
40
50
60
70
80
90
100
0.00 0.02 0.04 0.06 0.08 0.10 0.12 0.14 0.16 0.18 0.20
0.0
0.5
1.0
1.5
2.0
2.5
3.0
3.5
4.0
4.5
5.0
5.5
6.0
6.5
0
2
4
6
8
10
12
14
16
18
20
22
0 5 10 15 20 25 30 35 40 45 50 55
TH-Q
EFF.
(FRP) SEMI-VORTEX - SEWAGE & WASTEWATER PUMPSVANCS - SERIES - PU
50PU(A/W)2.15S-64, 50PUF2.15S-63 2"/50mm 0.20 0.15 3430 1.38"/35mm
Semi-Vortex - Sewage & Wastewater
-
Single 115 / 120 / 230 3.2 / 3.1 / 1.6 60 Capacitor-Start E
-------
US GPM
CAPACITY3M/min.
PERFORMANCE TSURUMI PUMP CURVE
MODEL BORE HP KW RPM SOLIDS DIA
PUMP TYPE
DATE
LIQUIDWater SG.VISCOSITY
1.123 cSt1.0
TEMP.
60F
PHASE VOLTAGE AMPERAGE HZ STARTING METHOD INS. CLASS
SHAFT POWERKWBHP
CURVE No.PHASE VOLTAGE AMPERAGE HZ STARTING METHOD INS. CLASS
M.Ft.%TOTAL HD.EFF.REMARKS:
23 GPM @ 14.31’ TDH
(QTY)150 x 1FT 150FT
(QTY)2 x 4FT 8FT
(QTY)0 x 2.2FT 0FT
(QTY)1 x 10.8FT 10.8FT
(QTY)1 x 1.1FT 1.1FT
(QTY)1 x 11FT 11FT
TOTAL EQUIVALENT LENGTH 180.9FT
FRICTION LOSS PER 100 FT 1.5" PVC 23 GPM 4.5FT
FRICTION LOSS 1.5"180.9 /100 x 4.5 FT 8.23FT
8.23FT
+6.08FT
PERFORMANCE 23 GPM @ 14.31
1.5" FRICTION LOSS
STATIC HEAD
FT TDH THROUGH 1.5" PVC LINE
TOTAL DYNAMIC HEAD
1.5" PVC TEE
1.5" BALL VALVE
1.5" CHECK VALVE
PER 100 FT
1.5" PVC 90 ELBOW
1.5" PVC 45 BEND
LIFT STATION PROFILE & CALCULATIONS
1.5" SCH 40 = 1.61 SCH 80 = 1.5
1.5" PVC PIPE
FRICTION LOSS PER 100 FT f=4.55
Velocity (ft/s) =4.18
q=23 GPM
dh=1.5" SCH 80 = 1.5
HAZEN-WILLIAMS EQUATION/HEAD LOSS IN WATER PIPE
(f) = 0.2083 (100 / c)1.852 q1.852 / dh4.8655
c=150 HDPE / PVC
41
42
43
44
45
46
47
48
49
50
51
52
From: Jim Mosher <jimmosher@yahoo.com>
Sent: December 10, 2025 12:12 PM
To: CDD
Subject: Comments on ZA Item 2 (Dec. 11, 2025, meeting)
Regarding Item 2 (Brighton Road Investments LLC Residence Coastal Development
Permit and Modification Permit, PA2025-0048)) on the December 11, 2025, Newport
Beach Zoning Administrator agenda:
1. While I do not doubt that the City has established and the Coastal Commission has
certified 6 feet as the setback from Galaxy Drive, I have trouble seeing the logic by
which those 6 feet abutting Galaxy Drive would characterized as a "rear" setback.
NBMC Section 21.70.020 defines “Front setback area” as "an area that extends
across the full width of a lot between the front lot line and the required front
setback line."
It further defines “Front Lot Line” as "on an interior lot, a lot line separating the
lot from the street or the waterfront, if there is no street."
And it defines “Interior lot” as "a lot abutting only one street."
There seems no doubt the lot at 1530 Galaxy Drive abuts only one street (Galaxy
Drive), making it an interior lot by the third definition quoted above. And while the lot has
a side facing a waterfront, there is definitely a street, as well. So from the second
definition, it seems unambiguous that the line abutting the Galaxy Drive is a "front lot
line." And from the first definition, it would seem to follow that a "front setback area"
should exist between that line and a front setback line at some specified distance from
it.
I appreciate the City has some latitude to designate lots as having two front lot lines, but
I fail to understand the logic by which a setback abutting a front lot line could be
characterized as a rear setback area. I also appreciate that this lot is in a Bluff Overlay
District, which may override the applicability of some setback regulations, but I am not
sure how that would change the terminology.
2. Section 1.3 of the proposed resolution describes the application a request for a CDP
"to authorize the construction of a 1,243-square-foot addition to an existing 3,326-
square-foot one-story single-unit dwelling and attached 748-square-foot three-car
garage." An addition is usually thought of as something added to an existing structure.
In Sheet A1.1 on handwritten page 42, it is easy to identify the 683 sf of added ADU.
Despite references on the drawing to "hatched areas" (which I am unable to find), I am
unable to locate exactly where the 560 sf of new livable area is being added to the
existing home, as the entire structure seems to be shaded. Is this "addition" really a
complete "remodel" of the existing structure, as it seems to be characterized elsewhere
in the resolution? Or is the 560 sf a discrete addition to an otherwise intact structure?
-- Jim Mosher
Zoning Administrator - December 11, 2025
Item No. 2a Additional Materials Received After 'eadline
Brighton Road Investments LLC Residence Coastal Development Permit and Modification Permit (PA2025-0048)