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HomeMy WebLinkAbout06_Bercaw Residence Coastal Development Permit_PA2018-127CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Bercaw Residence (PA2017-127) Coastal Development Permit No. CD2017-057 SITE LOCATION: 6210 West Ocean Front APPLICANT: C.J. Light Associates OWNER: Tom and Lika Bercaw PLANNER: Melinda Whelan, Assistant Planner 949-644-3221, mwhelan@newportbeachca.gov LAND USE AND ZONING May 24, 2018 Agenda Item No. 6 • General Plan: RT (Two -Unit Residential) • Zoning District: R-2 (Two -Family Residential) • Coastal Land Use Category: RT -E (Two Unit Residential) — (30.0-39.9 DU/AC) • Coastal Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY A request for a coastal development permit (CDP) for the demolition of an existing two - unit residence and attached garage and the construction of a new 2,289 -square -foot single-family development, including a 474 -square -foot attached garage. The development also includes hardscape, drainage, and landscaping. The proposed development complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-057 (Attachment No. ZA 1). 03/13/2018 2 Bercaw Residence Zoning Administrator, May 24, 2018 Page 2 DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. The property currently consists of one legal lot developed with a two-family residence. The neighborhood is predominantly developed with two- and three- story, single-family and two-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Hazards • The subject property fronts the Pacific Ocean, but is separated from the shoreline by a large public beach. The project site is not protected by a bulkhead. • The finish floor elevation of the proposed dwelling is 15.58 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. A Coastal Hazard Report and Wave Runup Study prepared by GeoSoils, Inc., dated March 31, 2016, indicates a maximum sea level rise of 4.75 feet over the next 75 years resulting in a future sea level elevation of 12.25 feet (NAVD). The report concludes it is very unlikely that any type of wave will reach the site even considering a 4.75- Tmp1t 04/03/18 Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Front 5 feet 5 feet Sides 3 feet 3 feet Rear 5 feet 5 feet Allowable Floor Area 3,120 square feet 2,289 square feet Allowable 3rd Floor Area 312 square feet 0 square feet Open Space min. 234 square feet 640 square feet Parkin min. 2 -car garage 2 -car garage Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards • The subject property fronts the Pacific Ocean, but is separated from the shoreline by a large public beach. The project site is not protected by a bulkhead. • The finish floor elevation of the proposed dwelling is 15.58 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. A Coastal Hazard Report and Wave Runup Study prepared by GeoSoils, Inc., dated March 31, 2016, indicates a maximum sea level rise of 4.75 feet over the next 75 years resulting in a future sea level elevation of 12.25 feet (NAVD). The report concludes it is very unlikely that any type of wave will reach the site even considering a 4.75- Tmp1t 04/03/18 Bercaw Residence Zoning Administrator, May 24, 2018 Page 3 foot sea level rise and that the proposed project is reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. Overall, the analysis concludes that the proposed project will be safe from flooding hazards for the next 75 years. Furthermore, the report concluded that due to the distance of the property from the current mean high tide line (approximately 400 feet) that it is unlikely that the mean high tide line will reach the property within the next 75 years. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The project site is located more than 200 feet (approximately 446 feet) from coastal waters; therefore, a Water Quality Management Plan is not required. 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 run-off and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is located in West Newport between the nearest public road and the sea. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project is the demolition of an existing two -unit residence and the construction of a new single-family residence located on Tmplt 04/03/18 Bercaw Residence Zoning Administrator, May 24, 2018 Page 4 a private lot adjacent to public beach. Existing vertical access exists to the beach via the terminus of Prospect Street. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. • The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surround area presented no opportunities to provide or enhance public views. The project site may be located within the viewshed of distant public viewing areas. The project will replace an existing duplex with a new single-family home that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 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. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of a two -unit residence and the construction of a new 2,289 -square -foot single- family residence. 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 Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the Tmplt 04/03/18 J Bercaw Residence Zoning Administrator, May 24, 2018 Page 5 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: Melinda Whelan Assistant Planner J WM5w Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 ZA 4 Project Plans Tmplt 04/03/18 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-057 TO DEMOLISH AN EXISTING TWO -UNIT RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 6210 WEST OCEAN FRONT (PA2017-127) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by C.J. Light Associates, with respect to property located at 6210 West Ocean Front, requesting approval of a coastal development permit. 2. The lot at 6210 W. Ocean Front is legally described as Lot 6, Block B, of the Seashore Colony Tract, and a portion of that certain street known as Ocean Front adjoining said Lot 6 on the Southeast, abandoned by order of the City Council of the City of Newport Beach, a copy of said order having been recorded April 3, 1953 in Book 2481, Page 432, official records. 3. The applicant proposes a coastal development permit (CDP) for the demolition of an existing two -unit residence and attached garage and the construction of a new 2,289 - square -foot single-family development, including a 474 -square -foot attached garage. The development also includes hardscape, drainage, and landscaping. The proposed development complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. 4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two -Family Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two Unit Residential (RT -E) and it is located within the Two -Unit Residential (R-2). 6. A public hearing was held on May 24, 2018, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or 08-01-2018 Zoning Administrator Resolution No. #### Paqe 2 of 8 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 single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 2,289 -square - foot single-family residence including an attached 474 -square -foot, two -car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,120 square feet and the proposed floor area is 2,289 square feet. b. The proposed development provides the minimum required setbacks, which are 5 feet along the front property line abutting West Ocean Front, 3 feet along each side property line and 5 feet along the rear property line abutting the alley. c. The highest guardrail is less than 24 feet from established grade (14.06 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. The project includes garage parking for a total of two 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. 2. The neighborhood is predominantly developed with two- and three-story, single-family and two-family residences. The proposed design, bulk, and scale of the development is 08-01-2018 2 Zoning Administrator Resolution No. ##### Paqe 3 of 8 consistent with the existing neighborhood pattern of development and expected future development. 3. The development fronts an approximately 450 -foot -wide public beach known as West Ocean Front. The finished floor elevation of the proposed dwelling is 15.58 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. 4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated March 31, 2016 for the project indicates a maximum sea level rise of 4.75 feet over the next 75 years resulting in a future sea level elevation of 12.25 feet (NAVD). The report concludes it is very unlikely that any type of wave will reach the site even considering a 4.75 -foot sea level rise and that the proposed project is reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. Overall, the analysis concludes that the proposed project will be safe from flooding hazards for the next 75 years. Furthermore, the report concluded that due to the distance of the property from the current mean high tide line (approximately 400 feet) that it is unlikely that the mean high tide line will reach the property within the next 75 years. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 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. 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 and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 8. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted 9. The property is not located near designated Public Viewpoints or Coastal View Roads and will not impact public coastal views. 05-01-2018 9 Zoning Administrator Resolution No. Paqe 4 of 8 Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. 2. The project site is located in West Newport between the nearest public road and the sea. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project is the demolition of an existing two -unit residence and construction of a new single-family residence located on a private lot adjacent to the public beach. Existing vertical access exists to the beach via the terminus of Prospect Street. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surround area presented no opportunities to provide or enhance public views. The project site may be located within the viewshed of distant public viewing areas. The project will replace an existing duplex with a new single-family home that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-057, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken 05-01-2018 10 Zoning Administrator Resolution No. #### Paqe 5 of 8 by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 24H DAY OF MAY 2018. Patrick J. Alford, Zoning Administrator 05-01-2018 11 Zoning Administrator Resolution No. Page 6 of 8 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 to the issuance of a building permit, 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 to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless 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. 4. 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. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6. This Coastal Development Permit does not authorize any development seaward of the private property. 7. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 8. 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. 05-01-2018 12 Zoning Administrator Resolution No. #### Paqe 7 of 8 9. 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. 10. 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. 11. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 12. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 13. 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. 14. 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. 15. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 16. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 17. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 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 kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 05-01-2018 1 S Zoning Administrator Resolution No. ##1## Paqe 8 of 8 19. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 20. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 21. This Coastal Development Permit No. CD2017-057 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 22. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Bercaw Residence including, but not limited to, Coastal Development Permit No. CD2017-057 (PA2017-127). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 05-01-2018 '1-/+ Attachment No. ZA 2 Vicinity Map 03/13/2018 25 VICINITY MAP Coastal Development Permit No. CD2017-057 PA2017-127 6210 West Ocean Front 03/13/2018 10 Attachment No. ZA 3 Project Plans 03/13/2018 27 Comes This Project Shall Comply With The Following codes: 2016 C.B.C. 2016 C.R.C. 2016 C.E.0 2016 C.M.C. 2016 C.P.C. 2016 CA Energy Code 2016 CA Green Building Standards Code A,bJbre v i a t i o n s c aw est C.J. LIGHT ASSOCIATES Christian R. Light • A r c h i t e c t Cle n c e 1401 Quail Street, Suite 120 Newport Beach, CA 92660 (949) 851-8345 Fax (949) 851-1116 6210 West Ocean Front Newport Beach • Californla 92663 Symho/s Revision Al Section Line Section Designation Sheet Number Detail Key Detail Designation Sheet Number Datum L A6 t N AB Anchor Bolt DIM Dimension MECH Mechanical AC Air Conditioning DR Drawing MAX Maximum ACOU Acoustical D. F. Drinking Fountain MET Metal AD Area Drain EA Each MIN Minimum ADJ Adjustable ELEC Electrical (N) New ADJT Adjacent ELEV Elevation NIC Not In Contract AL Aluminum EQUIP Equipment N.T.S. Not To Scale ALT Alternate EX Existing NAT Natural APPRX Approximate EXP. JT. Expansion Joint OC On Center ARCH Architect EXT Exterior OPG Opening ASB Asbestos EQ Equal OD Outside Dim ASP Asphalt FOF Face Of Finish OH Overhrad ASBO As Selected By FOC Face Of Concrete PLAS Plaster BD Owner FS Face Of Stud PLPG Plate BUILD Board FIN Finish PG Paint Grade BL Building FP Fire Proof PR Pair BILK Block FIN. SRF. Finish Surface RAD Radius BM Blocking FT Foot REQ Required BOT Beam FTG Footing RD Roof Drain BED Bottom F.D.C. Fire Department RM Room BRK Bedroom GI Connection REV Revised CAB Bracket G. 1. Galvanized RWD Redwood CB Cabinet GA Galvanived Iron RO Rough CM Catch Basin GL Gauge R.O. Rough Opening CER Cement GYP Glass REG Register C. 1. Ceramic GC Gypsum SCH Schedule CLG Cast Iron HDWR General Contractor SECT Section CA Ceiling HWD Hardware SIM Similar CL Calking HT Hardwood STD Standard CLOS Center Line HC Height STL Steel CLR Closet HM Holow Core STR Structural CEM Clear HORIZ Hollow Metal SUSP Suspended CTR Concrete HB Horizontal TEL Telephone COL Masonry Unit HVAC Hose Bibb TEMP Temporary CONC Counter IN Heating Venting Ac T&G Tongue And Groove COND Column ID Inch TC Top Of Curb/Concrete CONN Concrete INSUL Inside Dim. TS Top Of Slab CONST Condition INT Insulation TYP Typical CONT Connection INV Interior TW Top Of Wall CONTR Construction JT Invert VTR Vent Thru Roof COR Continuous KIT Joint VERT Vertical CT Contractor LAV Kitchen VT Vinyl Tile CTSK Corridor LIN. FT. Lavatory WC Water Closet CL Center LINOL Linear Foot WH Water Heater C.T. Countersunk LG Linoleum WT Weight CLR Center Line LAM Long WD Wood DET Ceramic Tile LT Laminated WWM Welded Wire Mesh DIA Clear MB Light WI Wrought Iron Detail Machine Bolt WS Weather Strip Diameter Owner / Client Mr. & Mrs. Tom and Lika Bercaw 6208 W Oceanfront Newport Beach, CA 92663 (949) 246-3200 Consultants ARCHITECT: C.J. Light Associates 1401 Quail Street, Suite 120 Newport Beach, CA 92660 (949) 851-8345 Fax 851-1116 Architect: Christian R. Light Contact: Nolan Mead CIVIL ENGINEER: Toal Engineering, Inc. 139 Avenida Navarro San Clemente, CA 92672 (949) 492-8586 Fax 498-8625 Contact: Caleb Rios SURVEYOR: RDM Surveying, Inc. 23016 Lake Forest Dr., #409 Laguna Hills, CA 92653 (949) 858-2924 Fax 858-3438 Contact: Ron Miedema Proiect Data Legal Description Lot Block Map A.P.N. Site General Zoning: Zone: Site Area: Buildable Area x 2 = Max SF Allowed: Type of Construction: Open Volume Required: Open Volume Proposed: Setbacks Existing Residence 6 Entry Floor B Upper Floor 045-101-11 R-2 2,250 s.f. 1,560 x 2 = 3,120 s.f. Type V / non -rated 1,560 x .15 = 234 s.f. 640 s.f. Front: 5 ft. Second Frontage: 3 ft. Interior Side: 3 ft. Rear: 5 ft. Envelope Determination: (13.51+14.41+14.6+13.73)/4 = 14.06' Max. Height: Avg. Elevation = 14.06' + 24 ft. Flat/29 ft, sloped Vicinity Map Habitable Total Garage Deck Proposed Residence Entry Floor Upper Floor Habitable Total Garage Deck 1,058.0 s.f. 1,222.0 s.f. 2,280.0 s.f. 516 s.f. 344 s.f. 690.0 s.f. 1,126.0 s.f. 1,815.0 s.f. 474.0 s.f. 452.0 s.f. Plan Check Notes 1. Seperate Permit(s) is/are required for assessory building, patio covers, fences, swimming pool, retaining wall, demolition, etc. 2. Deferred submittals to be reviewed by project architect or engineer of record and certified prior ro submittal for plan review. a) Fire Sprinklers Sheet Index Architectural C1 SP1 Al A2 A3 OV1 OV2 EX1 EX2 Landscape L-1 Civil C-1 C-2 SRVY1 Cover Sheet Site Plan/Roof Plan Entry/Upper Level Floor Plans Elevations Sections Proposed Floor Area Calculation Open Volume Calculation Existing Elevations Existing Floor Plans Planting Plan Preliminary Grading Plan Erosion Control Plan Topographic Survey The Drawings, Specifications and other documents prepared by Architect for this Project are for use on the Project only and may not be used (1) on any other projects, (2) for additions to this Project, or (3) for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing. The Drawings, Specifications and other documents prepared by Architect for this Project are the exclusive property of the Architect and may not be used, duplicated, copied, transferred, assigned, sold, or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, in and to the Drawings, Specifications and other documents prepared by Architect. ©2018 C.J. Light Associates Cover Sheet Job Number: 1509 Date: AIC Submittal March 7, 2016 Revised AIC Submittal Dec. 23, 2016 Coastal Submittal June 7, 2017 Coastal Re -Submittal Sept. 27, 2017 Coastal Re -Submittal March 7, 2018 CD2017-057 C1 12 04 5'-0" Rear Yard Setback �L Z I Ch 01 0 WI V Lh I (l a Y ca l% O — O 2,_0n I 5'-0" Rear Yard Setback I I. The Drawings, Specifications and other documents prepared by Architect for this Project are for use C. J. L I G H T on the Project only and may not be used (11 on any other projects, (2) for additions to this Project, nr 131 fm th. f this Prninct by nthnr:unln.% otherwi— exnro%%Iv no—nd by Arch9nrt in writing. The Drawings, Specifications and other documents prepared by Architect for this Project ASSOCIATES ore the exclusive property of the Architect and may not be used, duplicated, copied, transferred, assigned, sold,or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright,In and to the Drawings, Christian R. Light • A r c h i t e c t Specifications and other documents prepared by Architect. C 2017 C . J. Light A s s o c i a t e s I I I I I I PLANTS TO BE NATIVE, DROUGHT TnIMID A AIT AKin AVIAI IAI\/ACI%IC TVD ____—_7 I L — � 3' I I I I I I I I I I I I I I I I I I I I I I I I I I r — J I L N33a3013311E (75.0') 42.7' RIDGE D� A3 j N33a3013311E (75.0') C \ B A3 A3 AC WELL C A3 ACCESS HATCH 4":12n w 4":12" 3� 3 U M PROSPECT STREET 2'-6" ILA 0. w V N:JJ- fU':f:i"t (/5.U') B e r c a w Residence 6210 W Ocean Front • Newport Beach • California • 92663 VA L), 01 w V O tr W O 9 A �A3� ROOF PLAN SCALE: 1/4=1'-O" 15'-O" W J J Q Z O Lr Z Q LU V SITE PLAN SCALE: 11A=1'-0" Roof and Site Plan Coastal Re-Subm. March 7, 2018 Scale: 1/4" = 1'-0" SPI 19 04 B A3 r, VA (r 0. w V 0 Lh 5'-0" Rear Yard Setback I The Drawings, Specifications and other documents prepared by Architect For this Project are For use C. J . L I G H T on the Project only and may not be used (1) on any other projects, (2) for additions to this Project, or 131 far the completion of this Proiect by others . unless otherwise expressly ..read by Architect in ASSOCIATES writing. The Divrawings, Specifications and other documents prepared by Architect for this Project ore the excluse property of the Architect and may not be used, duplicated, copied, transferred, assigned, sold,or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, and to the Drawings, Christian R. Light • A r c h i t e c t Specifications and other documents prepared by Architect. C 2017 C!nJ . Light A s s o c i a t e s PLANTER --------------- OUTDOOR ______________ OUTDOOR LIVING 15.50 F.F. 751=09111 N33a30'33"E (75.0') D A3 ' D A3 — — — — N33a30'33"E 75.0')— *UP UP DINING 15.58 F.F. V ASV I KIYCHEN I I I I I R/F I .00000 10 I C� A3 J WINE 15.58 F.F. POWDER 70. B A3 B A3 ; ------------------ 13.88' -------------13.88' F.S. PANTRY - ±15.0 F.S. ` -2 O a 15.50 F.S. m — — N33030'33"E (75.0') — — — — — — H D�. C A3 A3 % Bercaw Residence 6210 W Ocean Front • Newport Beach • California • 92663 19'-1 1/2" 2 -CAR GARAGE ±13.75 F.S. GATE <3 5'-0" A A3 - - UPPER LEVEL FLOOR PLAN SCALE: 1/4=1'-O" ILn la IW V IC5 A A3 i I HOUSE ABOVE � ENTRY LEVEL FLOOR PLAN SCALE: 1/4=1' -On Entry and Upper Floor Plan Revised Coastal Subm. March 7, 2018 Scale: 1/4" = 1'-0" S EX 20 /1 D A3 C A3 — — — — — — — — — — — — — — — — — — — �o B A3 r, VA (r 0. w V 0 Lh 5'-0" Rear Yard Setback I The Drawings, Specifications and other documents prepared by Architect For this Project are For use C. J . L I G H T on the Project only and may not be used (1) on any other projects, (2) for additions to this Project, or 131 far the completion of this Proiect by others . unless otherwise expressly ..read by Architect in ASSOCIATES writing. The Divrawings, Specifications and other documents prepared by Architect for this Project ore the excluse property of the Architect and may not be used, duplicated, copied, transferred, assigned, sold,or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, and to the Drawings, Christian R. Light • A r c h i t e c t Specifications and other documents prepared by Architect. C 2017 C!nJ . Light A s s o c i a t e s PLANTER --------------- OUTDOOR ______________ OUTDOOR LIVING 15.50 F.F. 751=09111 N33a30'33"E (75.0') D A3 ' D A3 — — — — N33a30'33"E 75.0')— *UP UP DINING 15.58 F.F. V ASV I KIYCHEN I I I I I R/F I .00000 10 I C� A3 J WINE 15.58 F.F. POWDER 70. B A3 B A3 ; ------------------ 13.88' -------------13.88' F.S. PANTRY - ±15.0 F.S. ` -2 O a 15.50 F.S. m — — N33030'33"E (75.0') — — — — — — H D�. C A3 A3 % Bercaw Residence 6210 W Ocean Front • Newport Beach • California • 92663 19'-1 1/2" 2 -CAR GARAGE ±13.75 F.S. GATE <3 5'-0" A A3 - - UPPER LEVEL FLOOR PLAN SCALE: 1/4=1'-O" ILn la IW V IC5 A A3 i I HOUSE ABOVE � ENTRY LEVEL FLOOR PLAN SCALE: 1/4=1' -On Entry and Upper Floor Plan Revised Coastal Subm. March 7, 2018 Scale: 1/4" = 1'-0" S EX 20 A' -O" AS nA' TnD nF rwikAKiry 29'-0" MAX ROOF HEIGHT 28.08' F. F. YYYY�� 13.88' G.F.F I. The Drawings, Specifications and other documents prepared by Architect for this Project are for use C.J. LIGHT on the Project only and may not be used (1) on any other projects, (2) for additions to this Project, or (3) for the completion of this Project by others, unless otherwise expressly agreed by Architect in writing. The Drawings, Specifications and other documents prepared by Architect for this Project ASSOCIATES are the exclusive property of the Architect and may not be used, duplicated, copied, transferred, assigned, sold,or hypothecated without the express written permission of Architect. Architect retains all common low, statutory, and other legal rights, including copyright, in and to the Drawings, Christian R. Light -Architect Specifications and other documents prepared by Architect. ® 2017 C .1 . Light A s s o c i a t e s 14.06' AVG. GRADE EAST ELEVATION Scale: 1/4" = 11-011 OPE 14.06' AVG. GRADE =13.88' G. F. F. 45.06' TOP OF CHIMNEY 43.06' ENVELOPE 1 RIDGE 42.7' i J W O = 28.08' F. F. a O N O aL W F a '15.58'FF=C-_�3' WEST ELEVATION Scale: 1/4" = 1'-0" Berclaw Residence 6210 W Ocean Front • Newport Beach • California • 92663 43.06' ENVELOPE NORTH ELEVATION Scale: 1/4" = 1'-0" 14.06' AVG. GRADE SOUTH ELEVATION Scale: 1/4'r = 1'-0" 1 1 I 1 1 1 13.88' GFF Elevations Revised Coastal Subm. March 7, 2018 Scale: 1/4" _ — I'-011 EAVA 29'-0" MAX ROOF HEIGHT (43.06') ------------------------------- SECTION 'B' Scale: 1/4" = V-0" The Drawings, 5pecifcations and other documents prepared by Architect for this Project are for use C. J .LIGHT oa the Project only and may not be used I11 on any other projects, (2) For additions to this Project, or (3) For the completion of this Project by others , unless otherwise expressly agreed by Architect in writing. The Drawings, Specifications and other documents prepared by Architect for this Project ASSOCIATES ore the exclusive property of the Architect and may not be used, duplicated, copied, transferred, assigned, sold,or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, in and to the Drawings, Christian R. Light • A r c h i t e c t Specifications and other documents prepared by Architect. © 2017 C. J. Light A s s o c i a t e s RIDGE 42.7' 29'-0" MAX ROOF HEIGHT (43.06') - - - - - - - - - - - - RIDGE 427 SECTION 'C' Scale: 1/4" = V-0" 14.06 AVERAGE LOT ELEV. 29'-0" MAX ROOF HEIGHT (43.06') SECTION V Scale: 1 /4" = V-0-- Scale: -0" -_43.00'-TOF 29'_0" MAX ROOF HEIGHT (43.06') B e r c a w Residence 6210 W. Ocean Front • Newport Beach • California • 92663 SECTION 'A' Scale: 1/4" = P -O" 14.06 AVERAGE LOT ELEV. Sections Revised Coastal Subm. March 7, 2018 Scale: 1/.411 = 1'-0" A3 22 The Drawings, Specifications and other documents prepared by Architect For this Project are For use C. J. L I G H T on the Project only and may not be used (1( on any other projects, (2) for additions to this Project, or (3) for the completion of this Project by others , unless otherwise expressly agreed by Architect in writing. The Drawings, Specifications and other documents prepared by Architect for this Project ASSOCIATES are the exclusive property of the Architect and may not be used, duplicated, copied, transferred, assigned, sold,or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, in and to the Drawings, Christian R. Light • A r c h i t e c t Specifications and other documents prepared by Architect. © 2017 C. J. Light A s s o c i a t e s iA PLANT LEGEND SYMBOL BOTANICAL NAME COMMON NAME SIZE Agave 'Blow Glow' Blue Glow Agave 5 gal. Dasulirion Longissima Mexican Grass Tree 15 gal. } Anigozanthos'Orange Cross' Kangaroo Paw 5 gal. Dianella tasmanica 'Destiny' White Striped Tasman Flax Lily 5 gal. Lavandula multifida Fernleaf Lavender 1 gal. PROSPECT STREET N33a30'33"E (75.0') N33°30'33"E (75.0') B e r c a w Residence 6210 W Ocean Front • Newport Beach • California • 92663 FA 1 LU J J Q I -- O 0: Q LU U Landscape Planting Plan Coastal Re-Subm. March 7, 2018 Scale: 1/A" = 1'-0" L-1 23 UNCOVERED DECK AREA 66.0 S.F. The Drawings, Specifications and other documents prepared by Architect for this Project are for use C. J .LIGHT on the Project only and may not be used (1) on any other projects, (2) for additions to this Project, or (3) for the completion of this Project by others , unless otherwise expressly agreed by Architect in writing. The Drawings, Specifications and other documents prepared by Architect for this Project ASSOCIATES --the exclusive property of the Architect and may not be used, duplicated, copied, transferred, assigned, sold,or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, in and to the Drawings, Christian R. Light • A r c h i t e c t Specifications and other documents prepared by Architect. C 2017 C. J. Light A s s o c i a t e s 0 N CTA In AI(1 /` I IA=M 0 OUTDOOR LIVING N \. I 11 15.58 F.F. UP I / � / / � I � 17'-10" 428.0 S.F. B e r c a w KITICHEV PROPOSED UPPER LEVEL FLOOR PLAN SCALE: 1/4=1'-O" 10'-11" \ "/F WIN/ \ / 15.58 F.F. / UP 225.0 S.F. I'F. POWpE R ,37 s.F. ;a Parr, ky 10'-7 1/2' Residence 20'-0 1/2" 13.88' F.S. / / / � I � PROPOSED UPPER LEVEL FLOOR PLAN SCALE: 1/4=1'-O" 10'-11" \ "/F WIN/ \ / 15.58 F.F. / UP 225.0 S.F. I'F. POWpE R ,37 s.F. ;a Parr, ky 10'-7 1/2' Residence 20'-0 1/2" 13.88' F.S. 412 S.F. / 2 -CAR / GARAGE 0 N N 0 N LLW/DTRASH62 s.f._ to M 17'-7 1/2" 11 1 PROPOSED ENTRY LEVEL FLOOR PLAN SCALE: 114=1'-O" 6210 W Ocean Front • Newport Beach • California • 92663 UPPER LEVEL = 1125.0 S.F. ENTRY LEVEL = 690.0 S.F. PROPOSED SQUARE FOOTAGES HABITABLE GARAGE 1,815.0 S.F. 474 S.F. Floor Area Calculations Coastal Re-Subm. JMarch 7„ 2018 Scale: 1/4" = V-0" OVl / / / 412 S.F. / 2 -CAR / GARAGE 0 N N 0 N LLW/DTRASH62 s.f._ to M 17'-7 1/2" 11 1 PROPOSED ENTRY LEVEL FLOOR PLAN SCALE: 114=1'-O" 6210 W Ocean Front • Newport Beach • California • 92663 UPPER LEVEL = 1125.0 S.F. ENTRY LEVEL = 690.0 S.F. PROPOSED SQUARE FOOTAGES HABITABLE GARAGE 1,815.0 S.F. 474 S.F. Floor Area Calculations Coastal Re-Subm. JMarch 7„ 2018 Scale: 1/4" = V-0" OVl I pliki C. J. LIGHT ASSOCIATES Christian R. Light • A r c h i t e c t The Drawings, Specifications and other documents prepared by Architect for this Project are for use on the Project only and may not be used ( l ) on any other projects, (2) for additions to this Project, or (3) for the completion of this Project by others , unless otherwise expressly agreed by Architect in writing. The Drawings, Specifications and other documents prepared by Architect for this Project are the exclusive property of the Architect and may not be used, duplicated, copied, transferred, assigned, sold,or hypothecated without the express written permission of Architect. Architect retains all common law, statutory, and other legal rights, including copyright, and to the Drawings, Specifications and other documents prepared by Architect. © 2017 C!nJ . Light A s s o c i a t e s i� C n 0 N 1■® 161-011 Buildable Area = 1,560 s.f. Open Volume Required - 1,560 s.f. x 1.5 = 234 s.f. Total Open Volume = 646 s.f. 15.58 F. F. ---------- R/F WINE �P 13.88' F.S. d 15.58 F. F. \ / KII,CHEN j uv 2 CAR \ / Open Volume = 323 s.f. I °°° 14.18' F. F. GARAGE OUTD ?i F.FIVING J F.F. �� \ DINING \\ I 15.58 F.F. POWDER \\ I II a W/D ILL--- TRASH 0 PANTRY B e r c a w Residence 6210 W Ocean Front • Newport Beach • California • 92663 I I I I i I I I I I UPPER LEVEL FLOOR PLAN SCALE: 1/4=1'-O" ENTRY LEVEL FLOOR PLAN SCALE: 1/4=1'-O" Open Volume Calculation Coastal Re-Subm. March 7, 2018 Scale: 1/4" = V-0" 2� A B C D E F G H LEGEND I I I CONSTRUCTION NOTES PLANS PREPARED BY: T HARDSCAPE CONSTRUCT CONCRETE DRIVEWAY. ■ OAL 2o- CONSTRUCT CONCRETE HARDSCAPE. ENGINEERING, INC. \\\\\\\ INFILTRATION TRENCH I I I I I l\ INSTALL 4" PVC SCH 40 OR SDR 35 PIPE DRAIN SYSTEM. --100-- CONTOUR (EXISTING) I I I 1\ INSTALL 3" PRO SERIES CHANNEL DRAIN, NDS TYPE 764 WITH TRAFFIC RATED GRATE OR EQ. SEE DETAIL ON SHEET C-03. 1 -100 - CONTOUR (PROPOSED) 50- INSTALL 6" DECK DRAIN. NDS TYPE 9208 W/ RISER & ADAPTOR OR EQUAL. w CIVIL ENGINEERING 100.00 SPOT ELEVATION (PROPOSED) I I - - 6o- CONSTRUCT DEEPEN CONCRETE EDGE. STORM S U RV E Y I TY 100.00 SPOT ELEVATION (MATCH EXISTING) (D --INSTALL INFILTRATION TRENCH DRAIN (LENGTH=15 MIN.) PER DETAIL HEREON. 8o- CONSTRUCT CONCRETE SIDEYARD SWALE PER DETAIL ON SHEET C-03. S a s Avenida Navarro San Clemente, . 8 92672 ==4"PROPOSED DRAIN LINE o o- NOT USED. s a s a s 2 a s a s m z www. toa I e n g i n ee r i n g. c o --SUB-- PROPOSED FORCE MAIN LINE o n D 10 INSTALL 6" ATRIUM DRAIN. I o ml FM PROPOSED FORCE MAIN LINE 9 o oz n o r J KEY NOTES PROPOSED SCREEN WALL rTs n o £_ QROFESS/a,. ROSFE ��T ST. " O� n �P[i]-EXISTING WALL TO REMAIN, PROTECT IN PLACE. e�GPEa R1osl r - - - - r - r - �£ VV - - r - - - ❑2 -EXISTING IMPROVEMENT TO REMAIN PROTECT IN PLACE. A SECTION LETTER IR JS JS T No. 57597 A 10 SHEET NUMBER F1�J o o 9� o X57 .25' 16!97 6.69' S���'r�, ❑3 -EXISTING ELECTRICAL VAULT TO REMAIN, PROTECT IN PLACE. • DS DOWNSPOUT s rJ So o m O G 90 r clw� ®- SAWCUT, JOIN EX. �9r=Q 1C Sj T n T i14 p4C1 ;°° Co n b r�i a~o ago Mro n F OF CM- FO FF FINISH FLOOR c� AFF r AFF i ��1'"i '"i -: r-iU A °° N ^ c`' FG FINISH GRADE IJ I\' �� �b �� SCOPE OF WORK rf r rJ 9 �4 11,4.00- I FL OR FL FLOW LINE rzF S F6 DEMOLITION OF EXISTING RESIDENCE AND CONSTRUCTION OF NEW CUSTOM RESIDENCE, TOGETHER WITH 6 9T \ cSp 9 J o o - SWALE <14 82' r rf rJ� APPURTENANT HARDSCAPE, LANDSCAPE, AND DRAINAGE IMPROVEMENTS. 2 FS FINISH SURFACE s �1 01 h '� - -8- < os c 6 9ti�J� m I 6 'fly CONC. ^._ - -2% t4,38, come: FT CALEB RIOS GFF GARAGE FINISH FLOOR �, V ON^? N33'30'33 (75.0) CNC. ^ 1....' ��\ cTS� < R.C.E. 57587 INV INVERT FLAG POLE SF ; F 4T +F +� 1452 y - - - - CITY OF NEWPORT BEACH NOTES T - # . - + .J \ 1 1 rI DATE: 33 4 a- 44 - FS. _-Ti_ - _ `FSS 91 1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING 14 62 TG �� �.,. ---._ .... P.L. OR R PROPERTY LINE s # v # � � S Q 15.50 rJg rJ� DS � 12 $' COI (� DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION IF ANY PREPARED FOR: Cn .; ,t,. > PA PLANTER AREA y FIf'.F4 'TT % -1 u�.:. ru FS A� 8g �� S9 g :::I h INV. OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, 3'` J \� \� r �`��, ? o D CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES TOM & LIKA BERCAW TC TOP OF CURB > CLQ s s 1 I (15,48TW) ]. IN - FSS %r+ P.Ai z TF TOP OF FOOTING (7 - \,:'. Q�,IIC.: n r a I INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER NEWPORT RT OCEAN FRONT ffI (14.66FS> I .: ~: 15.35. J r z LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE EW o BEACH, CA TG TOP OF GRATE - 2 I 3 n SEATD: L. .: G.F.F. = 13.88 ',1\ R1 I BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE TEL: (949)246-3200 TP TOP OF PILASTER # O rf : F.F. = 15.58 12.58 I Z EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. Z +, I PAD = 12.55 ;INv. TW TOP OF WALL cn 1l o I.r,. PAD = 1425 FRF=14.18 (132 .Fs).1, M IcI! R 2 2 1 D E N .PAD=12.85 SEE ADDITIONAL NOTE N0.2 (:N z c 2. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC D # I � # .rJ�..3. ..'. :.: ..i (137 ?'C)_ 1 .. . r1 SEE ADDITIONAL NOTE NO.2 g-: c - RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND F O w II b�4 r 9 .m. 0 8 16 0 1� y: o � L-18. ocoZ S° I 0 2.5 F� __q D (1545TH,' (ir r. I \' 3. AN APPROVED CITY OF NEWPORT BEACH ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES z Ilrl .... oz I z I SCALE: 1"= 8' rIR Cl) (14,b7FS) l y; . c)) WITHIN THE PUBLIC RIGHT-OF-WAY. o So II. ... 15.35 ; 11 rI # # +.jj I ., : ^Q FS : C 15.50 1 FS0 J,. TRA�SH (,> s, �� 4. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING a rJ 14.68 TG 1 2 FP h FS,HP DS - t SDS{ ly, - 13.24 TG 7 x� GRADING. g 'S9 4 p 12.58 INV w 3 Tf9 ��J BB(1 * (1472FS; 4n 4 liF ,2_.r-I�_. ��_ -�-�- 7% �.��i _`- �3 ._r� �ltj / = O 1 �¢ - { _ -r - -- ^ - - 5. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR. o ( EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. r 1 l c (14,37FS) 415.50 celfr3 33'30'33E (750)\ (( AL:85 L •21, rJ� I r r� _ FS,HP 1'5.50 8 2 FL 8' SWALE TRAIN FS c 9�T r r t 6. ALL WORK RELATED TO DOMESTIC WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 > F o 5.8 r1 15.35 TGA FS f 2% �\ <� D LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. m T z I ? 5 A SEWER CO.I �i d Q 13.10 INV I \c� S o o<r�J o D 7. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 oz G z LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. r o qAtj rS rJ� C) <� 8. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE s °SCS o L I W LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED o RESIDENCE " \� z AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR o m z I I (� TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. I � I D ADDITIONAL NOTES rn n v to r n O 3 Fri = o ( r ( r �_ t5 1. ALL ROOFS SHALL BE GUTTERED AND DOWNSPOUTS SHALL CONNECT TO THE STORM DRAIN SYSTEM. o o m n 2. PAD ELEVATION BASED ON 12" MAT SLAB OVER 4" GRAVEL PER SOILS REPORTS RECOMMENDATIONS. - r7l CONTRACTOR TO VERIFY PAD W/ STRUCTURAL ENGINEER AND SOILS ENGINEER PRIOR TO GRADING. N D o m I -7,5- ;;U ru - ' -75- z 3. WHEN AN INTERIOR OR EXTERIOR UTILITY TRENCH IS PROPOSED PARALLEL TO A BLDG FOOTING, THE > m BOTTOM OF THE TRENCH SHOULD NOT BE LOCATED BELOW A 1:1 PLANE PROJECTED DOWNWARD FROM 4 y THE OUTSIDE BOTTOM EDGE OF THE ADJACENT FOOTING. WHERE THIS CONDITION EXISTS, THE ADJACENT w Co FOOTING SHOULD BE DEEPENED SUCH THAT THE BOTTOM OF THE UTILITY TRENCH IS LOCATED ABOVE THE r 1:1 PROJECTION. 4. FOR FOOTING AND FOUNDATION DESIGN SEE STRUCTURAL PLANS. 5. ALL RECOMMENDATIONS IN THE PROJECT SOILS REPORT PREPARED BY COAST GEOTECHNICAL, INC. (DATED R/W MAY , 2016; J.N. 509816-01) ARE CONSIDERED A PART OF THESE PLANS. 6. ALL DRAINLINES SHALL HAVE A MIN. POSITIVE SLOPE OF 1% TOWARD OUTLET. i i Q Z NOTICE TO CONTRACTOR o REQUIRED CERTIFICATIONS / APPROVALS Z a 8" CLR i In addition to any certifications required by the agencies having jurisdiction over J v GARAGE EXISTING TOP OF SLAB G PAVEMENT TO this project, the following approvals from the Civil engineer of record are required: v TG. VAR. q REMAIN. PROTECT 1. Foundation forms for improvements on or abutting property lines is required C.7 5 13.21 TO 13.31 IN PLACE. prior to concrete pour. U z m 2. Location, size, and depth of all drain lines prior to backfill. m \/ // �LLI m Z 12' \� 12.64 i\\ ? / o - - - - j` INV. 3 Q z ", Vi4 " U 0 O \/ Ny =='\ a � Of E M z Z � o N J O L LI 18" WIDE TRENCH Of N O8" WIDE TRAFFIC RATED FRAME AND GRATE WITH 3/8" SLOT OPENINGS, W NDS TYPE 837 OR EQUIVALENT (PH. 800-726-1994). O © FORM AND POUR PERIMETER CONCRETE CURB 10" DEEP BY 6" WIDE.Cq o © INSTALL #4 REBAR TOP AND BOTTOM (TYPICAL). (00 6 0 INSTALL CRUSHED ROCK 3/4" DIA. DATE: H. SCALE: x O INSTALL MIRAFI FABRIC TYPE 140 N OR EQUIVALENT AROUND GRAVEL. 2/27/18 1"=8' OFILL REST OF TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF GRATE. SURVEY DATE: V. SCALE: Z CRUSHED ROCK TO BE 12" WIDE BY 16" DEEP 4/17/17 N/A © CONCRETE HARDSCAPE OR PLANTER AREA PER PLAN DRN.: A.A. DWG. NO. DETAIL CHD.: C.R. C-01 INFILTRATION TRENCH PRELIMINARY PLAN, NOT FOR CONSTRUCTION APPD.. C.R. JOB NO. SHEET OF r 17144 1 2 A B C D E F G H 20 2 N 4 5 ,1 A LEGEND HARDSCAPE --100-- CONTOUR (EXISTING) —100 — CONTOUR (PROPOSED) 100.00 SPOT ELEVATION (PROPOSED) 100.00 SPOT ELEVATION (MATCH EXISTING) ==4"== PROPOSED DRAIN LINE --SUB-- PROPOSED FORCE MAIN LINE fM PROPOSED FORCE MAIN LINE PROPOSED SCREEN WALL 410 A SECTION LETTER SHEET NUMBER • DS DOWNSPOUT FF FINISH FLOOR FG FINISH GRADE FL OR FL FLOW LINE FS FINISH SURFACE GFF GARAGE FINISH FLOOR INV INVERT P.L. OR IL PROPERTY LINE PA PLANTER AREA TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TP TOP OF PILASTER TW TOP OF WALL s FLAG 10' MIN. 10 MIL PLASTIC LINING 2" STAKE 1/8" DIA a LB _ (TYP) STEEL WIRE-� n� J STAPLEDETAIL STRAW BALE (TYP) PLYWOOD PLAN 48"X24" PAINTED WHITE 10 MILSTAPLES PLASTIC LINING (2 PER BALE) BLACK LETTERS �jCONCRETEj : 6" HEIGHT BINDING WIRE ! WASHOUT 0.5" LAG STRAW BALE SCREWS WOOD OR NATIVE MATERIAL METAL STAKES �, \�� �� WOOD POST (OPTIONAL) (2 PER BALE) j��j //�j/\ 3"X3"X8' SECTION B -B SIGN DETAIL WM_$ DETAIL WATERPROOFED CONCRETE WASHOUT AREA PER C.A.S.Q.A. WM-8. NOT TO SCALE A I B C D E F G H I � I TC -1 CONSTRUCTION ]VEHICLE ACCESS TO AND FROM SITE. Z I I I I I I IW DETAIL 0 1 PROS RESIDENCE -0z M v to r m Z N N m O 00 ;u M M ➢ O Z O➢ r O m z• I � D O STACK HIGH SANDBAG ® FLOW LINE BAGS MIN. STORM DRAIN INLET PROTECTION NOT TO SCALE C SECTION X -X 7 ;S PLACE BAGS TIGHTLY AND STAGGER ROWS TO ELIMINATE GAPS J PLAN SE -6 DETAIL GRAVEL BAG BERM NOT TO SCALE D I \� o-75 O I Imo— 7.5 SCALE: 1"= 8' TRACKING CONTROL BMPs STABILIZED CON STRUCT STABILIZED CONSTRUCTION ENTRANCE FOR CONSTRUCTION TC -1 CONSTRUCTION ]VEHICLE ACCESS TO AND FROM SITE. Z o EROSION CONTROL BMPs EC -1 SCHEDULING Z FROM STORMS. O I � I 0 I SE -6 GRAVEL BAG BERM O SE -7 STREET SWEEPING STREET SHALL BE SWEPT OR VACUUMED DAILY AND COLLECTED MATERIAL � z DISPOSED OF ON-SITE. PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. STORM DRAIN INLET SURROUND INLETS WITH GRAVEL BAGS OR COVER EXPOSED RISERS WITH SE -10 PROTECTION FILTER FABRIC, AS NEEDED. WIND EROSION CONTROL WE -1 n rt zO CONTROL r I \� o-75 O I Imo— 7.5 SCALE: 1"= 8' TRACKING CONTROL BMPs STABILIZED CON STRUCT STABILIZED CONSTRUCTION ENTRANCE FOR CONSTRUCTION TC -1 CONSTRUCTION ]VEHICLE ACCESS TO AND FROM SITE. Z ENTRANCE EROSION CONTROL BMPs EC -1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING FROM STORMS. O CONSTRUCTION. TEMPORARY SEDIMENT CONTROL WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. LL_ GRAVEL BAGS SHALL BE PLACED WHERE SHOWN ON PLAN (2 ROWS, 2 BAGS SE -6 GRAVEL BAG BERM HIGH). SE -7 STREET SWEEPING STREET SHALL BE SWEPT OR VACUUMED DAILY AND COLLECTED MATERIAL � AND VACUUMING DISPOSED OF ON-SITE. PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. STORM DRAIN INLET SURROUND INLETS WITH GRAVEL BAGS OR COVER EXPOSED RISERS WITH SE -10 PROTECTION FILTER FABRIC, AS NEEDED. WIND EROSION CONTROL WE -1 WIND EROSION WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE zO CONTROL FROM ANY DISTURBED AREAS DURING CONSTRUCTION. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-1 MATERIAL DELIVERY IF MATERIALS ARE STORED ON SITE, THEY SHALL BE STORED IN ORIGINAL O AND STORAGE MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH Z FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS PRODUCT DIRECTIONS. WM-3 STOCKPILE SOIL AND CONSTRUCTION MATERIAL STOCKPILES, IF PRESENT, SHALL BE z MANAGEMENT SURROUNDED BY A TEMPORARY BARRIER AND COVERED. ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN SPILL PREVENTION AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. WM-4 AND CONTROL EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND 7. APPROPRIATE RESPONSES. SOLID WASTE SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN WM-5 MANAGEMENT APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF O SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE PROPERLY. CONCRETE WASTE AN ON-SITE CONCRETE WASHOUT AREA SHALL, BE CONSTRUCTED, USED, AND WM-8 MANAGEMENT DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENTS OF THE CITY. BUILDING PADS, UNFINISHED ROADS, AND SLOPES. SANITARY/SEPTIC ON-SITE FACILITIES SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR WM_9 WASTE MANAGEMENT FOR THE DURATION OF THE PROJECT. NON-STORMWATER MANAGEMENT COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT WATER NS -1 CONSERVATION MAINTAIN EQUIPMENT TO PREVENT UNINTENDED NON-STORMWATER DISCHARGES. XX -X BMP DESIGNATION IN CALIFORNIA PRACTICES USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT SEDIMENT CONTROL MEASURES TO BE USED PAVING AND APPLY PERIMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER NS -3 GRINDING DISCHARGES. OPERATIONS CONSTRUCTION. THE CONTRACTOR SHALL IMPLEMENT THE CONTROLS NECESSARY TO BY THE CALIFORNIA STORMWATER ILLICIT CONNECTION CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED NS -6 / DISCHARGE MATERIALS ON SITE TO THE ENGINEER AND THE CITY INSPECTOR AND SHALL CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 CONTAMINATED RUNOFF DISCHARGES FROM TAKE NO FURTHER ACTION UNTIL DIRECTED. DRN.: POTABLE WATER / EXERCISE CARE DURING CONSTRUCTION TO PREVENT UNINTENDED NS -7 IRRIGATION NON-STORMWATER DISCHARGES. NS -12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. NS -13 CONCRETE APPLIES TO ALL CONCRETE CONSTRUCTION. FINISHING 17144 E I F IG I H PLANS PREPARED BY: TOAL ENGINEERING, INC. * ( L*6) O CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.toalengineering.com jeROFESS/a,� �GP�,EB Rips w No. 57587 \9Te pFCICAI �FO��\/ I CALEB RIOS I R.C.E. 57587 DATE: PREPARED FOR: TOM & LIKA BERCAW 6210 W. OCEAN FRONT NEWPORT BEACH, CA TEL: (949)246-3200 n :, a a n :, r: N z O N w YEAR-ROUND BMP REQUIREMENTS Q 1. WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL Z OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION 0_ FROM STORMS. O 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. LL_ 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. J 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO � QZ J PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. = 5. APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF U J STORM WATER FROM CONSTRUCTION ACTIVITIES. M zO 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE p INSTALLED AND ESTABLISHED AS SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN O W NON-ACTIVE AREAS. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE YEAR. IF A SELECTED BMP Z FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS w O IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT z Q U ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN z w 0 A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. � 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA), M _ SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND Z O SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE U Of AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL O W BUILDING PADS, UNFINISHED ROADS, AND SLOPES. NOTE LEGEND 8. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO LSI COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT THE LOCATION AND TYPE OF EROSION AND DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION O XX -X BMP DESIGNATION IN CALIFORNIA USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT SEDIMENT CONTROL MEASURES TO BE USED STORMWATER BMP HANDBOOK - CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. WILL CHANGE DURING THE COURSE OF CONSTRUCTION, LATEST EDITION, H. SCALE: CONSTRUCTION. THE CONTRACTOR SHALL IMPLEMENT THE CONTROLS NECESSARY TO BY THE CALIFORNIA STORMWATER g, THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT PREVENT NON-STORMWATER, SEDIMENT, AND QUALITY ASSOCIATION. CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 CONTAMINATED RUNOFF DISCHARGES FROM DRN.: HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE THE SITE AT ALL TIMES. ry-f 0o GRAVEL BAG BERM 8E-6 OF RAIN). C.R. -X OOU0000000OOOOE FIBER ROLL SE -5 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE NO. SHEET ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR 17144 2 TO A PREDICTED RAINSTORM. E I F IG I H PLANS PREPARED BY: TOAL ENGINEERING, INC. * ( L*6) O CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.toalengineering.com jeROFESS/a,� �GP�,EB Rips w No. 57587 \9Te pFCICAI �FO��\/ I CALEB RIOS I R.C.E. 57587 DATE: PREPARED FOR: TOM & LIKA BERCAW 6210 W. OCEAN FRONT NEWPORT BEACH, CA TEL: (949)246-3200 n :, a a n :, r: N z O N w Q Z 0_ O LL_ J � QZ J = 0 U J M zO m� p U O W _j Z M w O z Q U � z w 0 F - O � M _ Z O U Of O W N LSI 3 O cV c0 DATE: H. SCALE: 2/27/18 N/A SURVEY DATE: V. SCALE: 4/17/17 N/A DRN.: A.A. DWG. NO. C_01 CHO.: C.R. APPD.: C.R. JOB NO. SHEET OF 17144 2 2 27 0 SET LEAD AND TAG STAMPED L.S. 4653 UNLESS OTHERWISE NOTED LEGEND DESCRIPTION (123.45) MEAS. ELEVATIONS ( ) REC. BRG. & DIST. DECK # BRICK 10.7 CF 1.9 GUTTER- WALL — BUILDING - — PROPERTY LINE 11.0 FENCE X G. B. GRADE BREAK N. 5. NATURAL GRADE P. P. POWER POLE WM WATER METER F. F. FINISH FLOOR G. F. GARAGE FLOOR COLIC CONCRETE F. S. FINISH SURFACE M. H. MAN -HULL P PLANTER A. C. ASPHALT T. 5. TOP -GRATE R(AM SURVEYING INC RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@C❑X NET CENTER LINE AC AC G.B./ FF -L, Sot 0. B. AC A AC C I COLIC. X'A� ti�� COLIC. CONC. — � I S.B. P u� COLIC. r P COLIC. u/ OCOLIC. IL/ CONC. �F IT 0 S, F 1�� CONC. �F 6. COf S G. B. CONC. COLIC. ���� �� CONC. Lo N56037'05�W �C30�O') U 40 P P PROPERT LIN� S w Lo 3. FD. LEAD AND TAG STAMPED RCE 24668 ❑N P . PROD 35' FROM THE CORNER.. LoL A L LE Y I S n L CONC. 2��5 �2~ z o U CONS. COLIC. z a w 0 3 LLJw (Al LLJ ti�� tido CONC. w v:T v a w 7 z LJ 0 oz o M w� v Li Li ww SFS #�Z LLI 0o U 3�S w W o ❑L Uc U LTJ Im of D m 0 0 C c:) U 0 z o UO yl �f3.o I Z-2.9 2.8 N.E. LINE OCEAN AVE. PER SEASHORE COLONY TRACT # 0 M.M_ 7/25 v w Lo V_n # co �°`41 �ti G OUN,5 7_'05"0 C3O,O')� H `PROPERTY N OD u # # d � � LINE I OCEA AVO T w �� # Ll # # a # L # w # STRIP #Tmm (14.46) 0 /DRAIN • SEAT P SEAT P SEAT tiR ,l w til Q T❑P❑❑RAPHIC SURVEY JOB 56-67 DATE: 6/23/15 OWNER LIKA BERCAW 6208 WEST OCEANFRONT NEWPORT BEACH, CA c NORTH 0' I SCALE: 1"=8' N❑TE: RECORD EASEMENTS ARE N❑T PL❑TTED IT ANY. SURVEYOR ❑R ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEF❑RE STARTING GRADING. CONC. Ln CONC. �9 CONC. �C9 LAND S COLIC. RNMIEDEMA * NO. 4653 f ��� EXP. 9/30/15 ti �� F P� �� O� CALC� LEGAL DESCRIPTION: LOT 6, BLOCK B OF RECORD OF SURVEY NO. 2008-1002 BENCH MARK BENCH MARK#:IJ-58-80 NAVD88 DATUM 9.274 TBM= 12.90 ADDRESS ❑F PROJECT: 6210 WEST OCEANFRONT NEWPORT BEACH, CA 22 CONC. I CONC. 4,0 j 10.7 CF 1.9 GUTTER- CF.W, 1.9 GUTTER 11.0 CONS. CONC. 15,0 15.0 CONC. r COLIC. <� J COLIC. X'A� ti�� COLIC. CONC. — � I S.B. P u� COLIC. r P COLIC. u/ OCOLIC. IL/ CONC. �F IT 0 S, F 1�� CONC. �F 6. COf S G. B. CONC. COLIC. ���� �� CONC. Lo N56037'05�W �C30�O') U 40 P P PROPERT LIN� S w Lo 3. FD. LEAD AND TAG STAMPED RCE 24668 ❑N P . PROD 35' FROM THE CORNER.. LoL A L LE Y I S n L CONC. 2��5 �2~ z o U CONS. COLIC. z a w 0 3 LLJw (Al LLJ ti�� tido CONC. w v:T v a w 7 z LJ 0 oz o M w� v Li Li ww SFS #�Z LLI 0o U 3�S w W o ❑L Uc U LTJ Im of D m 0 0 C c:) U 0 z o UO yl �f3.o I Z-2.9 2.8 N.E. LINE OCEAN AVE. PER SEASHORE COLONY TRACT # 0 M.M_ 7/25 v w Lo V_n # co �°`41 �ti G OUN,5 7_'05"0 C3O,O')� H `PROPERTY N OD u # # d � � LINE I OCEA AVO T w �� # Ll # # a # L # w # STRIP #Tmm (14.46) 0 /DRAIN • SEAT P SEAT P SEAT tiR ,l w til Q T❑P❑❑RAPHIC SURVEY JOB 56-67 DATE: 6/23/15 OWNER LIKA BERCAW 6208 WEST OCEANFRONT NEWPORT BEACH, CA c NORTH 0' I SCALE: 1"=8' N❑TE: RECORD EASEMENTS ARE N❑T PL❑TTED IT ANY. SURVEYOR ❑R ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEF❑RE STARTING GRADING. CONC. Ln CONC. �9 CONC. �C9 LAND S COLIC. RNMIEDEMA * NO. 4653 f ��� EXP. 9/30/15 ti �� F P� �� O� CALC� LEGAL DESCRIPTION: LOT 6, BLOCK B OF RECORD OF SURVEY NO. 2008-1002 BENCH MARK BENCH MARK#:IJ-58-80 NAVD88 DATUM 9.274 TBM= 12.90 ADDRESS ❑F PROJECT: 6210 WEST OCEANFRONT NEWPORT BEACH, CA 22