Loading...
HomeMy WebLinkAbout05_Martin Residence CDP_PA2019-039 EW PO R e� CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT = May 30, 2019 Clt,,: � Agenda Item No. 5 SUBJECT: Martin Residence (PA2019-039) Coastal Development Permit No. CD2019-008 SITE LOCATION: 18 Balboa Coves APPLICANT: Bradford C. Smith Architect OWNER: Mr. and Mrs. Greg Martin PLANNER: Patrick Achis, Planning Technician 949-644-3237, pachis@newportbeachca.gov LAND USE AND ZONING • General Plan: RS-D (Single-Unit Residential Detached) • Zoning District : R-1 (Single-Unit Residential) • Coastal Land Use Category: RSD-A (Single-Unit Residential Detached) (0.0 — 5.9 DU/AC) • Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A coastal development permit to allow the demolition of an existing single-family residence and the construction of a new three-story, 5,373-square-foot, single-family residence, including three-car garage parking. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. No work will be conducted bayward of the existing bulkhead. The design complies with all applicable development standards and 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 under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. — approving Coastal Development Permit No. CD2019-008 (Attachment No. ZA 1). 03/13/2018 Martin Residence (PA2019-039) Zoning Administrator, May 30, 2019 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 single-family residence. The neighborhood is predominantly developed with two-story, single- family residences; however, scattered one- and three-story residences also exist in the area. 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. Table 7 —Development Standards Development Standard Standard Proposed Setbacks minimum Front Street 5 feet 12 feet Front(Water) 15 feet 15 feet Sides 4 feet 4 feet Allowable Floor Area 7,558 square feet maximum 5,373 square feet Allowable 3r1 Floor Area 567 square feet 471 s uare feet Open Space minimum 567 square feet 2,469 square feet Parkin (minimum) 3 parking spaces 3 parking spaces Height(maximum) 24-foot flat roof 24-foot flat roof 29-foot sloped roof 29-foot sloped roof Hazards • The development is a private parcel that fronts a cove adjacent to a small channel in the northwest corner of Newport Bay. The project site is protected by an existing concrete bulkhead with the top of the bulkhead elevation of 11.42 feet North American Vertical Datum of 1988 (NAVD88). A Coastal Hazards and Bulkhead Condition Report were prepared by GeoSoils, Inc., dated May 3, 2019, for the project. The report concludes that the current shoreline will remain at the shore protection and shoreline erosion will not impact the proposed development over the life of the development. The report also concludes that the project will be reasonably safe from future sea level rise. The estimates assume an approximate Tmplt 04/03/18 Martin Residence (PA2019-039) Zoning Administrator, May 30, 2019 Page 3 2.9-foot increase from sea level rise over the next 75 years (i.e. the life of the structure). The maximum water elevation is 7.7 NAVD88, therefore the future sea level is estimated to reach approximately 10.6 feet NAVD88 (the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The finished floor elevation of the first floor of the proposed structure is 12.0 feet NAVD88, which complies with the minimum 9.0- foot (NAVD88) elevation standard for new structures and exceeds the minimum requirements for future sea level rise (10.6 feet NAVD88). The GeoSoils study identifies that the condition of the existing bulkhead is adequate to protect the proposed development from any existing or anticipated future coastal hazards for the next 75 years or more. The study additionally concludes the proposed development is reasonably safe from coastal hazards for the next 75 years, including shoreline movement, waves and wave run-up, and flooding with future sea level rise. • 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. • 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 development, as proposed and as conditioned, incorporates design features to minimize the effect of construction and post-construction activities on the marine environment. These design features include, but are not limited to, one or more of the following: the appropriate management of equipment and construction materials, reducing runoff with permeable surfaces, and the use of post- construction best management practices to minimize the project's adverse impact on coastal water. Tmplt 04/03/18 Martin Residence (PA2019-039) Zoning Administrator, May 30, 2019 Page 4 • Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for Best Management Practices (BMPs), use of an LID (Low Impact Development) 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 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 runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access and Views • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. 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 replaces an existing single-family residence with a new single-family residence. 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. • The project site is located within the existing gated community of Balboa Coves and does not provide nor inhibit public coastal access opportunities. The project is designed and sited so as not block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the project. The nearest coastal access opportunity is currently provided by Channel Place Park, approximately 600 feet away from the subject site. • The closest public viewpoints are located at Channel Place Park and Sunset View Park, approximately 500 and 600 feet away from the subject site respectively. Due to the distance of the proposed development from the public viewpoints and the project's compliance with height and setbacks, the project will not impact coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Tmplt 04/03/18 J Martin Residence (PA2019-039) Zoning Administrator, May 30, 2019 Page 5 Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District. 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 5,373-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 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: Patrick Achis Planning Technician JM/pa Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmplt 04/03/18 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-008 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE WITH THREE-CAR GARAGE PARKING LOCATED AT 18 BALBOA COVES (PA2019-039) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Bradford C. Smith Architect, with respect to property located at 18 Balboa Coves, requesting approval of a coastal development permit. 2. The lot at 18 Balboa Coves is legally described as Lot 18 of Tract 1011. 3. The applicant proposes a coastal development permit to allow the demolition of an existing single-family residence and the construction of a new three-story, 5,373-square-foot, single-family residence, including three-car garage parking. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. No work will be conducted bayward of the existing bulkhead. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated Single-Unit Residential Detached (RS-D) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single-Unit Residential Detached (RSD-A) (0.0 — 5.9 DU/AC) and it is located within the Single-Unit Residential (R-1) Coastal Zone District. 6. A public hearing was held on May 30, 2019, 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 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 05-15-2018 Zoning Administrator Resolution No. ZA2019-### Page 2 of 9 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 5,373-square- foot single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District. 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: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 7,558 square feet and the proposed floor area is 5,373 square feet. b. The proposed development provides or exceeds the minimum required setbacks, which are 15 feet along the front property line abutting Newport Bay, 4 feet along each side property line and 5 feet along the second frontage abutting Balboa Coves. c. The highest guardrail is 24 feet from established grade (11.47 feet North American Vertical Datum of 1988) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for a total of three vehicles, complying with the minimum three-car garage parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two-story, single-family residences; however, scattered one-and three-story residences also exist in the area. The proposed 05-15-2018 2 Zoning Administrator Resolution No. ZA2019-##1# Page 3 of 9 design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development is a private parcel that fronts a cove adjacent to a small channel in the northwest corner of Newport Bay. The project site is protected by an existing concrete bulkhead with the top of the bulkhead elevation of 11.42 feet North American Vertical Datum of 1988 (NAVD88). A Coastal Hazards and Bulkhead Condition Report were prepared by GeoSoils, Inc., dated May 3, 2019, for the project. The report concludes that the current shoreline will remain at the shore protection and shoreline erosion will not impact the proposed development over the life of the development. The report also concludes that the project will be reasonably safe from future sea level rise. The estimates assume an approximate 2.9-foot increase from sea level rise over the next 75 years (i.e. the life of the structure). The maximum water elevation is 7.7 feet NAVD88, therefore the future sea level is estimated to reach approximately 10.6 feet NAVD88 (the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The finished floor elevation of the first floor of the proposed structure is 12.0 feet NAVD88, which complies with the minimum 9.0-foot (NAVD88) elevation standard for new structures and exceeds the minimum requirements for future sea level rise (10.6 feet NAVD88). The GeoSoils study identifies that the condition of the existing bulkhead is adequate to protect the proposed development from any existing or anticipated future coastal hazards for the next 75 years or more. The study additionally concludes the proposed development is reasonably safe from coastal hazards for the next 75 years, including shoreline movement, waves and wave run-up, and flooding with future sea level rise. 4. 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. 5. 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. 6. The property is located adjacent to coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post-construction drainage system that 05-15-2018 9 Zoning Administrator Resolution No. ZA2019-### Page 4 of 9 includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. 7. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality and Hydrology Plan (WQHP)has been provided and will undergo a final review during building permit plan check. The WQHP was prepared for the project by Forkert Engineering & Surveying, Inc. on April 18, 2019. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID (Low Impact Development) 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 prior to building permit issuance. 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. The nearest public viewpoints are located at Channel Place Park and Sunset View Park, approximately 500 and 600 feet away from the subject site, respectively. Due to the distance of the proposed development from the public viewpoints and the project's compliance with height and setbacks, the project will not impact coastal views. The proposed single-family residence complies with all applicable Local Coastal Program (LCP) development standards and maintains front setback areas consistent with the existing neighborhood pattern of development. The project does not contain any unique features that could degrade the visual quality of the coastal zone. 10. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline, but the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. The project is sited within the existing gated community of Balboa Coves that does not provide public coastal access opportunities. The proposed replacement of the existing single-family residence with a new single-family residence does not does include any features that would provide or inhibit coastal public access opportunities. . 05-15-2018 1O Zoning Administrator Resolution No. ZA2019-### Page 5 of 9 2. Vertical access to the bay front is available approximately 500 feet west of the site at Channel Place Park where there is a small public beach with access to the water. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-008, 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 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 30TH DAY OF MAY, 2019. Patrick J. Alford, Zoning Administrator 05-15-2018 22 Zoning Administrator Resolution No. ZA2019-### Page 6 of 9 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 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 including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. 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. Should the bulkhead require repair or replacement with construction equipment bayward of the private property, an additional coastal development permit shall be obtained for the bulkhead from the California Coastal Commission. 7. 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. 8. 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 05-15-2018 12 Zoning Administrator Resolution No. ZA2019-### Page 7 of 9 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. 9. 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. 10. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 11. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 12. 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. 13. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 14. Prior to the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 15. Prior to the issuance of a building permit, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 16. Prior to the issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 17. Prior to the 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 Permit 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. 18. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 05-15-2018 '�,�j Zoning Administrator Resolution No. ZA2019-### Page 8 of 9 19. Prior to the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non- invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 20. 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 21. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In compliance with the (MBTA), grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 22. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 23. 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. 24. This Coastal Development Permit No. CD2019-008 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. 25. 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 05-15-2018 14 Zoning Administrator Resolution No. ZA2019-### Page 9 of 9 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 Martin Residence including, but not limited to, Coastal Development Permit No. CD2019-008 (PA2019-039). 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/orthe 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. 05-15-2018 15 Attachment No. ZA 2 Vicinity Map 03/13/2018 10 VICINITY MAP Ar' r �•�'��! ��� r ;moi _ , Subject Property ��..'v\. . . \� '•4�' R�. ISL ''�-,,i\ �\' \`�; .� � � � A� �� ♦ fit' I ` Coastal Development Permit No. CD2019-008 PA2019-039 18 Balboa Coves 03/13/2018 1 `� Attachment No. ZA 3 Project Plans 03/13/2018 28 GENERAL NOTES: j SHEET INDEX 1 TITLE SHEET/SITE PLAN ILDXTIN R SID Nc 1. THE SCOPE OF SERVICES UNDER THIS CONTRACT IS LIMITED TO PROVIDING A "BUILDER'S SET" 2 FIRST FLOOR PLAN OF PLANS. THIS SET OF PLANS IS SUFFICIENT TO OBTAIN A BUILDING PERMIT; HOWEVER,ALL A3 SECOND FLOOR PLAN MATERIALS AND METHODS OF CONSTRUCTION NECESSARY TO COMPLETE THE PROJECT ARE NOT NECESSARILY DESCRIBED IN THIS "BUILDER'S SET". THE IMPLEMENTATION OF THE PLANS 4 THIRD FLOOR PLAN REQUIRES A CLIENT/CONTRACTOR (GENERAL CONTRACTOR AND SUBCONTRACTORS) THOROUGHLY KNOWLEDGEABLE WITH THE APPLICABLE BUILDING CODES AND METHODS OF 5 ROOF PLAN CONSTRUCTION. THE PLANS DELINEATE AND DESCRIBE ONLY LOCATIONS, DIMENSIONS, 6 BUILDING SECTIONS TYPES OF MATERIALS AND GENERAL METHODS OF ASSEMBLING OR FASTENING. THEY ARE NOT INTENDED TO SPECIFY PARTICULAR PRODUCTS OR OTHER METHODS OF MATERIAL 7 EXTERIOR ELEVATIONS D INSTALLATION. _ , -J _ m S.F A. 1 FI ST FLOOR SQUARE FOOTAGE ANALYSIS v c l NS 2. ALL WORK SHALL COMPLY WITH THE MOST STRINGENT REQUIREMENTS OF ALL APPLICABLE . :: ____ .tSi=37`p_ ^."= R' N- CITY, COUNTY, STATE ANDGENERAL - - - - - - - - - - - - - - - - IF THE GENERAL CONTRACTOR OR ANY SUBCONTRACTOR PERFORMS ANY WORK IN CONFLICT �� - tt g' � ---- T ��1 1 N S.F.A. 2 $E OND FLOOR SQUARE FOOTAGE ANALYSIS 1130/19 2� $v icy D' WITH THE ABOVE -MENTIONED LAWS, RULES, CODES, ORDINANCES AND REGULATIONS,THEN SETBACK� - SETBACK LINE �� 1 S.F.A. 3 THI D FLOOR SQUARE FOOTAGE ANALYSIS FOF cA��FO THE CONTRACTOR IN VIOLATION SHALL BEAR ALL COSTS AND REPAIRS ARISING FROM THE j 1 - - - - - - - - _ - NON - CONFORMING WORK. I I _ I 1 1 O.S.A. 1 FIR T FLOOR OPEN SPACE ANALYSIS �� � `� 1 O.S.A. 2 SEC ND FLOOR OPEN SPACE ANALYSIS 3. ALL MATERIALS, WORKMANSHIP AND DETAILS SHALL COMPLY WITH 2016 CALIFORNIA } I- r- I 6�EL .�Y. x//•66 �.;esv �./avo �8 I o BUILDING CODE, 2016 CALIFORNIA MECHANICAL CODE, 2016 CALIFORNIA PLUMBING CODE I I C.1 PRELIMINARY PRECISE GRADING PLAN AND 2016 CALIFORNIA ELECTRICAL CODES. R=60. � I •• Q (L=29.1 ) j, I o C.2 TOPOGRAPHIC SURVEY C3• EROSION CONTROL PLAN M 4. CONTRACTOR TO VERIFY ALL CONDITIONS AND DIMENSIONS AT SITE. ALL INCONSISTENCIES (Q I Q ml I I I j � SHALL BE BROUGHT TO THE ATTENTION OF THE DEVELOPER AND THE ARCHITECT PRIOR TO 15'-0^ Hyl I I Ir- PROCEEDING WITH ANY WORK. • ._.. „` >gVLlkN"p.t.16. j I I I f�7 E _ .............. ............- N �7 0 5. ANY ERROR OR OMISSIONS FOUND IN THESE RAWINGS SHALL BE BROUGHT TO THE }- NSB 24r-11.1 IPLEGAL DE CRI PTION ATTENTION OF THE DEVELOPER AND ARCHITECT IMMEDIATELY: QL s.6. L EY. t/2• o' a�Y /t/Av S S ell1 _ c LOT 18, TRACT 01 1-. . . _... SON tNb� : R-.1. .- ._._.._.___.............A.P.N. 423-031 -19 r� co 6. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED.. / 1 I h 1 O V OCCUPANCY : R-3 / U CONSTRUCTION TYPE : V B - SPRINKLERED a I� 0 � DIMENSIONS. ``. ! 1 ' I 1 AUTOMATIC FULLY SPRINKLERED SYSTEM PER (N.F.P.A. 13D) 7. ALL GRADING AND EXCAVATION FOR STRUCTURAL COMPONENTS SHALL CONFORM TO T E / ' I II SPRINKLER DRAWINGS AND HYDRAULIC CALCULATIONS TO BE SUBMITTED TO PROJECT SOILS REPORT. 3 ¢'` L - I 1 I' sr-o^ PLAN CHECK Ay APPROVED PRIOR TO ISSUING A BUILDING PERMIT. OBTAIN FIRE f I N r e` 4 f MIN•S B. J SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. � � 8. OWNER SHALL RECONSTRUCT EXISTING DAMAGED SIDEWALK/CURB/GUTTER, EXTENT \� I +Q PROJECT ESCRIPTION L N DETERMINED BY PUBLIC WORKS INSPECTOR. \ " , _ IS.B•� 1 ANEW THREE TORY RESIDENCE WITH ROOF DECK 0) �_ 9. ROOF AND GROUND MOUNTED MECHANICAL EQUIPMENT TO BE SCREENED FROM PUBLIC �+ Fh r�(�" )- W d) E t_ . _� 1 AREA CA CULATIONS E--d VIEW AND THE VIEW OF ADJACENT RESIDENCES. Il` 1� � � \ � � � ` ® � T stjg 1 LOTAREA �Ae^r mkt-- pesz.--nest g svw"!P) 5,336.8 S.F.10. WITHIN THE REQUIRED FRONT SETBACK NO FENCE, HEDGE, RETAINING WALL, GUARDRAIL ` I /00� BUILDABLE AREA- 3,779.4 S.F. n ®OR ANY COMBINATION THEREOF MAY EXCEED 42" FROM EXISTING GRADE PRIOR TO m ( MAXIMUM ENCLOSED AREA:(3,779.4 x 2) 7,558.8 S.F. CONSTRUCTION. v2 I / 1 �l LANDSCAPE AREA PROVIDED: _ 175 S.F. OPEN SPACE AREA MIN. REQUIRED: 3,779.4 x 15% = 567 S.F. OPEN SPACE AREA PROVIDED: Z4�9 S.F. 11. ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL BE ISSUED AT THE SAME TIME OR I 1 FOOTPRINT: = 2.650.0 S.F. SEPARATE PLANS AND PLAN REVIEW WILL BE REQUIRED FOR ITEMS NOT ISSUED WITH THIS 7-C -L � �� - \ l I 5� S: 5�F?2oN7"CCL SC�+t'h!TC� al`SIDES tS� BAY REVIEW. PROVIDE ADDITIONAL PERMIT WORKSHEETS FOR THE FOLLOWING. / :yV � FIRST FLVING AREA: = 1,816.5 S.F. \J / -" SECOND FLOOR LIVING AREA: = 2,252.0 S.F. A ACCESSORY STRUCTURES, DETACHED PATIO COYERS AND TRELLISES. \ / SUTLV�7 THIRD FLOOR LIVING: (MAXIMUM ALLOWED = 567 S.F.) = 470.5 S.F. `J ` ` J TOTAL LIVING AREA: = 4,539.0 S.F. B. DETACHED OR FREE STANDING TRASH ENCLOSURES. 2 - CAR GARAGE AREA: = 547.0 S.F. 1 - CAR GARAGE AREA: = 241.5 S.F. C. MASONRY OR CONCRETE FENCES OVER 3.5 FEET HIGH. STORAGE AREAS: = 45.0 S.F. - TOTAL NCLOSED AREA: = 5,372.5 S.F. D. RETAINING WALLS OVER 4 FOOT HIGH FROM THE BOTTOM OF 1 THE FOUNDATION TO THE TOP OF THE WALL. 12. ALL MECHANICAL AND ELECTRICAL EQUIPMENT, INCLUDING DUCTS TO BE AT OR ABOVE BASE SITE` PLAN CONSULTANTS FLOOD ELEVATION OF 9.0 MSL. (NAND 88). ST UCTURAL ENGINEER ENERGY CONSULTANT � THIS PLAN IS FOR SETBACK PURPOSES ONLY. SCALE: 1/8" = 1 '- 0" 13. WASTE LINES IN WALLS AT FIRST FLOOR TO BE CAST IRON. ALL SETBACKS MEASURED FROM PROPERTY LINE TO FACE OF FINISH. RIGHT ENGINEERING, INC. SOUTHLAND ENERGY RAED 14. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNER'S BY CERTIFIED MAIL 30 DAYS 26040 ACOERO, SUITE 100 1491 GL NNEYR ST. PRIOR TO STARTING THE SHORING OR EXCAVATION WORK. JO,CA 92691 LAGUNA BEACH ECA 92651 MISSION VIE JO, (949) 855-2300 TEL: (949'497-3591 PUBLIC WORKS NOTES SURVEYOR SOILS ENGINEER (�j A RDM SURVEYING E.G_A.CONSULTANTS � I� RON MEDEIMA 375 MONTE VISTA,SUITE C 1. DRIVEWAY APPROACH MUST BE A MINIMUM OF 5' FROM ANY TREE,FIRE HYDRANT,LIGHT POLE OR ANY OTHER 23016 LAKE FOREST DR. COSTA MESA, CA. 92627 OBSTRUCTION. LAGUNA HILLS,CA 92653 TEL: (949) 642-9309 2. DRIVEWAY MUST BE A MINIMUM OF 6" RISE FROM THE STREET FLOW LINE PLUS 2% IN ACCORDANCE WITH THE CITY TEL: (949) 858-2924 �{ DRIVEWAY STANDARD. 3. ALL PRIVATE IRRIGATION SPRINKLER HEADS TO BE INSTALLED& POSITIONED IN A MANNER THAT WILL NOT CAUSE WATER GOVERNING C,O D ES OVER SPRAY ONTO THE PUBLIC RIGHT OF WAY _._.. r �...._ CALIFORNIA BUILDING CODE 2016 CBC ` CALIFORNIA RESIDENTIAL CODE 4. IF THE WATER METER IS LOCATED IN THE DRIVEWAY APRON,THE BOX MUST BE REPLACED WITH ONE HAVING A STEEL c , !L , _ _ 2016 CRC LID TRAFFIC GRADE. CALIFORNIA ELECTRICAL CODE 2016 CEC -� !P�yp�- ry�Ng-.-F �?��,1 CALIFORNIA MECHANICAL CODE 2016 CMC CALIFORNIA PLUMBING CODE - - - - - - - - m - - - - CALIFORNIA FIRE CODE 2016 CPC 5. AN ENCROACHMENT PERMIT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. \ - 4 d 2016 CFC / N �/ C ONC ' j 5(.t//j (� !Z S/OE Y,D _ �. ,_ /5��.�/� 1 CALIFORNIA ENERGY CODE 2016 BEES ALL NON-STANDARD IMPROVEMENTS TO COMPLY W CITY COUNCIL POLICY L-6& L-18. IT IS THE RESPONSIBILITY OF THE C� L"DO/'�'t" :. .. � � v SEMACKL� SEf6A UNE CALIFORNIA GREEN BUILDING STANDARD CODE,CAL GREEN 2016 CGC U CONTRACTOR AND /OR OWNER TO OBTAIN SUCH PERMITS FROM THE PUBLIC WORKS DEPARTMENT. CHAPTER 15 N.B.M.C. [�] $VLKM'g L-0N;.T/z6NG+i' �L/�}/YT /1: I F� 6. THE SEWER LATERAL SHALL BE REPLACED AND BROUGHT UP TO CURRENT CITY STANDARDS AND A CLEAN OUT SHALL -- b/t/V V5 P£� S F•m I I BE INSTALLED PER CITY STANDARD#406-L ADJACENT TO THE PROPERTY IN THE PUBLIC R.O.W. SyY# C- 7. A NEW SEWER CLEANOUT SHALL BE INSTALLED AT THE EXPENSE OF THE DEVELOPER.TdiE SEWER LATERAL SHALL BE 4y P Tr a e 1 l0 REPLACED FROM THE SEWER MAIN TO THE PROPERTY LINE, WHERE A CLEAN - OUT SHALL BE INSTALLED. INSTALL PER STD-406 - L WITH A TRAFFIC-GRADE BOX AND COVER,ADJACENT TO THE PROPERTY LINE IN THE ALLEY RIGHT-OF (d',BveKyp ._.; r-___ Pf?. /�((W^.'To- WAY. L.�N6 ,4✓�/-ECTrON /amu R 4U .SY. /y1-Jj- SI ? VGA - -- l y_�_- /?.,o . C�E3t/ ... Yr4✓17 8 $ - - COAf ( -- 8. ADDITIONAL SURFACING REQUIREMENTS MAY BE SPECIFIED BY THE PUBLIC WORKS DEPARTMENT WHEN TRENCHING MIN.S B a WORK OCCURS WITHIN PAVEMENTS LESS THAN FIVE YEARS OLD. 9. ALL UTILITY SERVICE CONNECTIONS SERVING THIS DEVELOPMENT SHALL BE MADE UNDERGROUND. 2a=1 t"1 I O J ✓ S.B. b 10. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT 1 ` PERMIT FINAL CAN BE ISSUED.AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTINGT� PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER,AND prys� �i�G ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED / I SUBSTANDARD,A NEW 1"WATER SERVICE,WATER METER BOX,SEWER LATERAL AND/OR CLEANOUT W/BOX & LID (N j �� HT S, P WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER. (MUNICIPAL CODES 14.24.020 1NAV` O- b� fv AND 14.08.030).WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER.SAID - l DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS `£ - 1 ©� u INSPECTOR. t lNkaue _ . -..._ ...._..... ...._ f �- Pq��- _. -- _ -- -- t-' - �� G. __. . . .-.. ' ,��� , � ` - � ,_ ` :.,_.- _.__`p/�FT/�_- ___ - .coN .� - 15.6. I �� � a } " � F� 11. ALL LANDSCAPING IN THE FRONT SETBACK AREA TO HAVE A MAX. GROWTH CHARACTERISTIC OF 36' IN HEIGHT -- y_ -._..-P 1 AO FENCES, HEDGES, WALLS, RETAINING WALLS,GUARDRAILS AND HANDRAILS,OR ANY COMBINATION THEREOF SHALL v�` rA R6_'y'Y4-/N ---��• : :_ _ ' i UDO MARINER'S NOT EXCEED 42" IN FRONT YARD SETBACK AND 6 FEET FROM SIDE AND REAR SETBACKS,AS MEASURED FROM fT '^ y 1MILE .. 'C VILLAGE .: i EXISTING GRADE: �y4NTl3Yf� i .. .. _ ..-- --- 40' Fmcwr s1-M cK...t+ /i�Rs $1a.�rv►- tJOT tau M A H�UF a rv' tN Sir cR>.3 •� 1►► - ,`AX ffr$ _ � 1 12. A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT IT TO THE BUILDING DEPARTMENT "' ! Ir 1 INSPECTOR DURING FINAL INSPECTION. ` 1 - RY VILL AGE 13. POOLS, SPAS,WALLS, FENCES, PATIO COVERS,AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEW AND SEPARATE PERMITS. 0 LIDO w NOTE• �4r!'/-!off' �Co,�1 O PENNINSULA u2 Q 0 ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES -- ---- ¢ �yQ X7DATE ISLE NOT RELIEVED APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE ` 0 DAre 01 - 22 - 2019 COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED , PROJECT NO. AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT = YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY I ' ® 18 - 00 CONSTRUCTION AUTHORIZED BY THIS PERMIT. ` Newport L3• SaeErNO. t� _ I SITE IMPROVEMENT PLAN VICINITY MAP LANDSCAPE AREA SHOWN: 175 SQ. FT. SCALE: 1/811 = 1'-C ` } i - - \ - \ 11/3 9�2� f- WA ' W— M t oe _l. T Cnr_ _ . ._ o" 0 ••. ,. ,. _,�-.. _::: . .. __.: --.-..Tiy,e,-SHS%S.��tYa-tom �s � �' (A 000 91 _. r - - :: ^ I..rl 7 ...- W Amoa 7 f 3o Yo v I Vj,4/ ' "y{ � � � r � j , ` i 1 i •� � � . . ® � ice. lYlAe i _. j ( — �pyy f I te • k .. .� 4�- -A '00" 15�40 E i i :F i 1 It - Y Ta - y j r ri ti N` 1 00 PPQ9 P4 o g -- DATE 01 - 22 - 2019 _ FIRST FLOOR PLAN 18 00 SCALE: 1/4 = 1'-0" JOB NORTH 1 46 • 911 /19��� FBF CA��YO --. _ r�1 I - WAe�1 � ca I I IILn � v' _ ' - L; e � j un _ CD --/ co , o ca I r • ' j t3: :. (} I M��T� GrL_�_. .. la/�/hs iEs I;Pi I_ ` _. MLfG,a�s-Tzcn�,/�-'` �I:, 'rte�"-• Ii1 iI IlIi � 1 - a•, , r V yg .9V gi pq , P4 _ ... .... el- ` if 0 P4 pq 00 DATE 01 - 22 - 2019 SECOND FLOOR PLAN 18h00 SCALE: 1/4" = 1 -0" JOB NORTH S[=NO. tI�gED ARC * 414 o. } 11/30/19 4 rl ' c� oc P4 b t O = I � ---__ � ; � _ lam- �' � ►��. - l r-: A � _ __.. .._.—__..__...___. _� ...._.__.... n/ I k �� I Aj . I _ ` I ......L__ � ._. _ ... t ® P4 ® � 00p DATE 01 - 22 - 2019 PROJECT NO. THIRD FLOOR PLAN „ _ JOB NORTH 18 - 00 SCALE: 1/4 1 -0 TNo. i gED A i 1 6 1 1/3 tV j E N cq O ®NSp r p�j ..♦4 le 1 I 11. e P4 0 d --_ r J pq( I h 5 _ ( P4 a Day' '�� \\✓✓ N. F P4 ® � 00 DATE 11 - 07 - 2018 PROJECT NO. J#7 .:.._._... .. .... .... p SEIEEI NO. 2S i ' gE� A C 146 �Tl /30 1 tj __ 1200 rn M ria d) E ca 4 I P a) i.TchLc h'�FL -1__ L..4c�N... -- 4FWM—A 4P46M / \\� pq 19 e k yl � .. - ..:... ._...--- ... ._ -..... . ,.• .. . ._.. .. - .. ... . . Y.: I� II I 4r . pq t � �.. F j ! i a i _ i --� I .. 0 00 tJ _ _. ; DATE Ol - 22 - 2019 PROJECT NO. G 18 -00 77 gHffT un ". _... . _ .. . ._.... .. -. .. _._..—__.._.._... - ...... .. ... .... ..... .. .. ....... .. . .....___..__—_ - - .___..__. . ........ ..._.. . . ._..._. ... _. .. ... _.. - - - 24 A. ALL WORK IS TO BE DONE IN CONFORMANCE WITH 2016 C.B.C. LAS 1,f-RIOR P TER: SP CIFI��N. B. ALL EXPANDED METAL LATH ("K-LATH") AND LATH NA d% ILIN6 TO BE OF STERING SHALL NOT BE LESS THAN (3) COATS WHEN AP�Ptlfiol CORROSION RESISTANT MATERIAL f. PLA OVER ............. M ETAL LATH. C. LATH SHALL BE F TENED WITH 1-1/2" LONG k 11 0 GA. BA RED NAILS 6. 'THE FIRST COAT SHALL BE APPLIED W/SUFFICIENT MATERIAL AND WITH 1/1 6".HEADS, NAILED 6" O.C. HORIZONTAL AND VERTICAL. THE LATH. THE SURFACE PRESSURE TO FILL SOLIDLY ALL OPENINGS IN �A WEATHER RESISTANT BARRIER OF (2) LAYERS OF�GRADE."Dn -BLDG. SHALL BE SCORED SUFFICIENT ROUGH TO PROVIDE ADEQUATE BONDING PAPER IS TO BE INSTALLED OVER STUDS OR PLYWOOD SHEATHING. -OF THE SECOND COAT. E BROUGHT OUT TO PROPER THICKNESS RODDED E. AN APPRO H SECOND COAT SHALL.B VED G.I. SCREEDW/A AmN.VEIZT. FLANGE OF 3-1/2" IS D "BE --- AND FLOATED SUFFICIENTLY R( UGH TO BOND THE FINISH COAT. THE TO BE NSTALLED NO LESS THAN 10 W THE FOUNDATION PLATE NE IJ SECOND COAT SHALL HAVE A MAX.VARIATION OF 3/16" KANY DIRECTIO ON ALL PLASTERED WALLS,AND 2"ABOVEADJOINING SLAB WORK. UNDER A 5' STRAIGHT EDGE _7 7 J. FINAL COAt SHALL HAVE TEXTURE APPROVED BY OWNER. 141 IN 4 j_11 E"] FEE, t-4 F, r_� E —IN m V77T: 7 1 .7 0 pq............ P4 pq ................. 7 ............ ....... T Beve[Charinel ELEVATION 1. 7/8" THK. EXTERIOR PLASTER,SEE SPECIFICATIONS ON THIS SHEET. 2. FASCIA BOARD, REFER TO DETAIL FOR'SIZE AND SHAPE. BARGE BOARD, REFER TO DETAIL FOR SIZE AND SHAPE.4. CLASS 'A' RATED ROOFING,SEE ROOF PLAN FOR SELECTION*5 OVERHEAD SECTIONAL GARAGE DOOR. - -------6. EXTERIOR LIGHT FIXTURE. (SELECTION BY OWNER) �26 OZ. COOPER FLASHING W/ HEMMEDIDGE. 8. 20 OZ. COPPER STUCCO SCREED LOC PLATE 09 ABV FIN. SURFACE.! q. ELECTRIC METER,VERIFY EXACT LOCATIOW. To. GAS METER,VERIFY EXACT LOCATION. 777 7 11. PROVIDE ADDRESS:NUMBERS PLACED HAT 15 PLAINLY VISIBLE Pattern 773 ROM THE STREET OR R �V/ BACKGROUNDi BE ARABIC OR ALPHABETIC LETTERS AND SHALL BE A MIN. ......OAD FRONTING PROPERTY.:NUMBEkS SHALL CONI c OF 4" HIGH W/A MINIMUM STROKE OF 1/2" PER SECTION'(R319.1 CRC)14r 12.' tOPPER ATTIC VIENY W/ SCREEN & LOUVERS.q SEE ROOP PLAN'F6R SIZE. 711 - 113.' ENTRY DOOR WITH INTERLOCKING 0014ZE WEATH ER STRIPPING. :14 :LOW WALL W1 1/2" THK.qTCMPERED WETY OLAZ&WD.CAP,At. 2 O.A p ftft" Non*W Size A a C ...... cc OW WALL W/ W. PLASTER'FINISH &%WD. CAP AT+4V'MIN."OVERALL HT. 773 6-15116' 5-1/2' 1,x8 742' rAA.'j 0 K I I—r% V M t t ILHEVY CHAbE W IVORY BUFF MORUO�' 773 1"x10 942" 8-15/16" 7-lV2' LIGHT SMEAR. SEE DETAIL S/D.2 FOR VENEERAATE0114�:BACKING &AN 1'7. 'CLASS "A" ELASTOMIERIC DECKING Tt9IAL,!MEMO" I.C.C/E.S.R.-#1661..18. 2" X 13" DOWNSPOUT,MATC14 METAL ROOF MATERIALA COLOR CONTINUOUS RAIN GUTTER,MATCH MIFTIL ROO�MATERIAL&EDAR DATE THK. X I OWD BEVEL CHANNEL SIDING BY KELLEHER CORP.,TREATED& PRIMED 2 Of 2019 .. .... Special Order 204 2 ....... PRCffCr NO.: ............ SAROYAN #3�02 TRIM, REAfED BACK-0 RIM; ED. I xg #773 I X10 18-25 er 2 e- Special on! OM2 CUSTOM COPPER CHIMNEY CAP.SEE DETAiIL ROOF PLAN. SF=NO. :�I :WOOD FRAMED COLUMN W1 4" M_ DF�wEXTIkA"CLADDING�, USE*-1 X 7 EXTIRA 5ASEJ 4 W/ BEVELED TOP,T' CL'R TO FIN. PATIOSURFACE. MDF "EXTI RA" W/4 BOARD& BATTEN SIDING X2 WD. BATTENS o .................................... ............................ ................ ... ............ ....................... ....... ................. i j: EXTERIOR PLASTER SPECIFICATION A.; ALL WORK IS TO BE DONE IN CONFORMANCE WITH 2016 C.B.0 B. . ALL EXPANDED M ETAt LATH (-K-LATH-) AND LATH NAILING TO BE OF CORROSION RESISTANT MATERIAL C: LATH SHALL BE FASTENED WITH I 1/2" LONG X I I GA. BARRED NAILS WITH 7/16- HEADS, NAILED 6' O.C. HORIZONTAL AND VERTICAL . ......... D. A WEATHER RESISTANT SARRIER OF(2) LAYERS OF GRADE D" BLDG. PAPER IS TO BE INSTALLED OVER STUDS OR PLYWOOD SHEATHING. . D A - IS E. ;' AN APPROVED G.I.SCREED W/A MIN. VERT. FLANGE OF 3 1/2 TO BE INSTALLED NO LESS THAN 2" BELOW THE FOUNDATION PLATE ME ON ALL PLASTERED WALLS, AND 2"ABOVE ADJOINING SLAB WORK. F. PLASTERING SHALL NOT BE LESS THAN(3) COATS WHEN APPLIED OVER 1 3 METAL LATH. TA AND THE FIRST COAT SHALL BE APPLIED W/SUFFICIENT MATERIAL A; PRESSURE TO FILL SOLIDLY ALL OPENINGS IN THE LATH.THE SURFACE SHALL BE SCORED SUFFICIENT ROUGH TO PROVIDE ADEQUATE BONDING OF THE SECOND COAT. X A .i SECOND COAT SHALL BE BROUGHT OUT TO PROPER THICK SS RODDED NE, ' SECOND COAT SHALL HAVE A MAX, VARIATI ' AND FLOATED SUFFICIENTLY ROUGH TO BOND THE FINISH COAT.THE ON OF 3/16" IN ANY DIRECTION UNDER A 5'STRAIGHTEDGE . FT �o 0 J. FINAL COAT SHALL HAVE TEXTURE TO MATCH EXISTING. 0 0) is. A it =:=T 0 ca:z U ............. %4 —777 W-4 0) q pq w it P4 q-7 -e T 4�m n! ,. .. .... ......... .... WA............. ...... .. wit, 15 ' pp............. .............. ij ltml tg'g."g ft"o A. R"O.,............ .......... ...........------- ....... Kr� AIR, 0, M4,q�,� Ill-1-1.11-- q p-1 , ...................... 'It :10 ...... w it 'i fff i,oZ�,il ................ P. OTES -N f EVATIO.N .:.. q: 1 7/8" THK. EXTERIOR PLASTER, SEE SPECIFICATIONS ON THIS SHEET. r r 2. ,FASCIA BOARD, REFERTO DETAIL FOR SIZEAND SHAPE d ............ Z 3.' BARGE BOARD, REFER TO DEtAlC#OR-SI E-ANDSHAPE. A. CLASS 'A' RATED ROOFING, SEE P60 A '.F LECTION. ........ 8E AN .5. OVERHEAD SECTIONAL GARAGE DOOR $A 6. EXTERIOR lIGHT FIXTURE. (SELECTION VOWNlt�y . ..... ....... A . 7 20 OZ. COPPER FLASHfNG W/HEMMED EDGE. . ........... to pctz .8.' 20 OZ.COPPER STUCCO SCREED LO&ri -rE OR 2'" A' BV FIN. SU RFACE D�V� BELOW PLA 9. ELECTRIC METER,VERIFY EXACT L ... ...... t OCATION.'..- GAS MEtk,:VERfFY EXACT LOCATION. I.' kovtbt ADDRESS NUMBERS PLACEOIN A k OSITIOK THAT IS'PLAINLY VISIBLE: FROM THE STREET OR ROAD FRONTING kOOERTY. NUMBERS SHALL CONTRAiST' W1 BACKGROUND, BE ARABIC OR 41PH48ETIC LETTERS AND SHALL BE A-MIN. _2 OF 4" HIGH W/A MINIMUMSTkOkE'OF 1; 2" PER SECTION (R319.1 CRC) il: . 1-1Z 7� :12. 'COPPER ATTIC VENT W/ SCREEN & LOUVER5.:SEE'ROOF PLAN FOR S17 -E. D EATHEiz STRIPPING. ak iiW` 4 66R WITH jNTEkt CKIN :13. ENTk� 0 THK.-TEMPERED SAFETY'GLAtS &WD. CAP AT +42"0.A & 1A. (N) LOW WALL W/ 1/2 m�g g, U !� 0 ?!V, k b. CA P AT +42-MIN. OVERALL Hf-' 15. (N) LOW WALL W/EXT. PLASTER FINISH A IEER_;: HEVY CHASE W/ 1 j" THK. "OLD TEXAS gkltk�'z VEN it IVORY BUFF MORTAR LIGHT SMEAR. SEE DETAIL 8/0.2 FORVENEER:MATERIAL, BACKING &ANCHORING. u i7. CaSS:"A".ELASTOMERIC DkkJNG* E'R:IA*L, .ME pq WA RK 18; 2" X T' DOWNSPOUT,MATCRMETAL ROOF MOER14�& COLOR 19. CONTINUOUS RAIN GUTTER, MATCH METAL ROOF MATERIAL COLOR. _SIDIN BYXELLIHER CORP.,.TREATED & PRIMED < 20. THKi X 10 WD. BEVEL CHANNEL G -7 7, W4 2i. SAROYAN #3302 TRIM,TREATED & BACK-POIMEDr. IM "'I" g� 011��,_11�11�1'1 �Q 22 CUSTOM COPPER CHIMNEY)tAP.*sEE DETAIL &:RO6F:PLAN. 7z ;:-o or <&I X RA�' CLAWNG. USE X 7�' EXTIRAAASE­...: 23. WOOD FRAMED COLUMN f' Mti E tl DAa Lx W/ BEVELED TOP, CCR TO'*FIN. PATIO-SURFACE. Wx: 2 01: 2019 PROJECrNo. 24' BOARD t SATiE SIDINCz' MDF 'EX:TIRA"W fr 2 J' WD. BATTENS @ 12"O/C j"l- 18-25 a SHEFr NO. r o__W6 20 — c N 14 46 FBF CAS\� M co b � . u � Ln u I` o14 H � ® i pq i ` A rTl 2 { INC- f J i -40 IL ?,2' O2z n 204,5� O/yrx 'Z/� 24/,.5.."._ °��. '� 5 Ch _ . 00 i_z I I i I DATE 2 - 01 - 2019 p � PROJECT NO. 18-25 SHWr NO. j I SFAI 14 N9r 1 /30/ I N P4 cq ® 00 p ? W4 t FE- 1 ?.» SCS N �/ p�q a o i MP ® Ppq m j z�Y G oo . 00 U z P4 o . DAXE 2 - 01 - 2019 PROJECT NO. 18-25 I SHEEZ NO. SF.A2- 22 Aty a x 4 46 r1 /30 19�Z� OF CAL\� rte- t N p / i a P4 00 �f.Gs i i r ; Dj» ii Vp�) U L 1 iPq fr pq ti - N n _ s vim ` qs�^ S KA t � 401 .. y �-_•-� i S .1-mv� .�._v..�.-..� -.•..... t-.�_ �.n/ _..{..... -..v.«.-y—__ ..-�_.—ate. -.ti- -•� ms�e ��� k . f S .4 4ttN7) IN i O x7, S «p. �/ S c V V e C b P� ® ` � k Tl - F h Of F DAZE 2 - 01 - 2019 PRO.hQ'NO. 18-25 Sf�kP N0. SFAS I i I A i W4 M N rq 'In 1100 � a U unu � I Oma — co MH c �J P O WH 71,�j' rxpq -.,+ i II � 1 I i ! I � C I � M I rp- 1 � a P4 24 8o i 0000 � - s z .__ DAIS - Oi - 22 - 2019 - PRO.IECINO. 18 - 00 stlEEr Na OR I I i I � 130 ED L �R 146 M f � � � wU WA 00 1 ; Cc 1 i e M N O pq I j \ I of PH zg ' I � Irl N 1 UP-4 00 ® . .. /17" 14 . 7C '"Y7G9.O-..._.___........ -- - " ie- � , � ' 305/0, I 00 � - - ...... .... ............._...._....... X ,-!5 ts = ... .2'.;:.. - . ...._.....--..... .._:._.__._._.._. S 1 DAU 7z--- - 01 - 22 - 2019 i . PROJECT NO. 18 - 00 . SHEEI NO. i OS2 L�? C7 L�sV� v o2 AC CONC. AC \ \ / sow z CONC. °op NORTH \ 0' 8' 16. \ / / 1 AC / \ SCALE: CONC. ° 1 "=8' \ / � 36 NOTE RECORD EASEMENTS ARE NOT PLOTTED IF ANY. AC SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS / ' CONC. BEFORE STARTING GRADING. ��jj DING \CONC. LEGEND DESCRIPTION / / \ Ac (123.45) MEAS. ELEVATIONS CONC. \ L�O < ) REC. BRG. & DIST. / / \ moo+ DECK soa �$ BRICK � i / f \ Ly z2`� °� AC WALL BUILDING PROPERTY UNE �r9 4S, ^°�S, ate(, a� qq�c 2~' `1aAF LypO p`by FENCE '6r L>/ r . .__. _.._ . _ . _ ...._ -- � CN45.44'30'E 118J6') BENCHMARK. . p0� RAD. N.G. NATURAL GRADE , (12.50TW) � y� P.P. POWER POLE `^�22V P S, BARBECUE CUNC. m-L�o- S 0(ll.43TG> Cilo- 43TG> �(11.47TG) CONC. o-C11.42TG) �RNUPERTY `,��tiV a �(11.48TG) CONC.' P 2�4� S N r LL WM WATER METER 1 a�, Lti��°4 1 ' — — ' — CONC. cP�y� "c F.F. FINISH FLOOR Z% y�S I2.o G.F. GARAGE FLOOR ` C13UNTER — — — Lam~ S, S 1. •ysF 0 ,)pF, i 1 L1ti' ry pti' AC CONC. CONCRETE _._. CL 629.18) FIRE PIT r ) L�y�S F.S. FINISH SURFACE M.H. MAN—HOLE bq�S, M ' P PLANTER b� 1 STORY GARAGE u L� PROPERTY L�b :i A.C. ASPHALT o I LIKE .� RESIDENC — . RIDGE, CONC. V AC 90�y ,~ T.G. TOP—GRATE E L�°. . JCONC. } i " PROPERTY ADDRESS OF PROJECT. ` NC ?e�FS �S, I I LINE pFS� AC 18 BALBOA COVES 41'jp asp y4 o coNc. L /•^ as S, Lti L1' 0 NEWPORT BEACH, CA I .•• \� CONC. q9 2' 220 FSS q,�S, ```� I � ' P `v2y AC ba4 F / v >>lyp° lP��c PqF Ly�� I ati s, `mss 44 ` CONC , Lam~' CONC. COUNTY OF BENCH MARK: NB2 7 77 P Ac ELEVATION = 8.56 NA VD 88 DA TUM \ ,L0 LtiZq Pvt `~ CONC. FSS \ 1 ` \•21 i1o.� P I Q f CONC. AC 91 2g0CUNC. LtiA,Lq I °'.S'S \ - PROPER` AC py qa4 r SINE i P Fs, o° d PALM ��0Ltipg6 LEGAL DESCRIPTION: B(�j��� 9p^S�, P b0�, LOT 18 OF TRACT NO. 1011 \ NG \ - - CONC. a44 AC L4. L1Y FS o.: . S'I .jF R X6.19) D R0.41) GES / 9 AC . PREPARED FOR: GREG MARTIN CUNC. btiG, s AC p� \ \ AC AC : TOPOGRAPHIC SURVEY \ ti� \ \ / AC GO (11.28FS) .. AC JOB: 73-2 DATE: 8/29/18M JIM �►Nn S��t AC NIEDM Rd M SURVEYING INC. \ A� 9 . 9/30/19 k RON MIEDEMA L.S. 4653 \ / \ AC ��` CASHW 1% �-Z� 23016 LAKE FOREST DR. #409 \ a LAGUNA HILLS, CA 92653 / (949) 858-2924 OFFICE C N (949) 858-3438 FAX v RDMSURVEYING@COX.NET 4 ABBREVIATIONS CONSTRUCTION NOTES: 4"PERFORATED PIPE GRATE ARCH ARCHITECTURALA.C. ASPHALT CONCRETE 1 CONSTRUCT 5" MIN CONCRETE DRIVEWAY 8" MIN WIDE PEDESTRIAN SAFE BFF BASEMENT FINISH FLOOR O CONSTRUCT 4" MIN CONCRETE HARDSCAPE. DIMENSIONS DETERMINED BY FRAME & GRATE 3 8"SLOT BFP BASEMENT FINISH PAD GRATE FRAME DIMENSIONS, OPENING. EAST JO DAN IRON FG B.S.P. BY SEPARATE PERMIT 6" TOPSOIL MIN USE FRAME AS FORM WORKS OR EQUAL (800) 874-4100 C.O. CLEAN 0 T ##4 REBAR 1.5" DISCHARGE INSTALL 4" SQ GRATE DRAIN a CONC CONCRETE ®INSTALL 4" ATRIUM GRATE �— 70P & BOTTOM SZ R DG DECOMPOSED GRANITE 4"0 FRENCH DRAIN " : . 2-DISCHARGE 4"DRAIN DS DOWNSPOUT PERFORATION 0 BOTTOM FINfSH (IN) (OUT) DWY DRIVEWAY 5�INSTALL PERFORATED DRAIN TRENCH PER DETAIL, SHEET C2 CO 6" EMH ELECTRIC MANHOLE 3/4-CRUSHED ROCK GROUND EP EDGE OF PAVEMENT ESMT EASEMENT FILTER CLOTH 18" DRAIN TO STREET EXIST EXISTING ©INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN LAP 12" 0 TOP INVERT FD FOUND OINSTALL TRENCH DRAIN PER DETAIL, C2 12" FILL THIS PORTION Wf CRUSHED ROCK AFTER POURINGG GRATE 4" AREA DRAIN LINE PER PLAN FF FINISH FLOOR ®INSTALL SUMP PUMP PER DETAIL SHEET C2 PERFORATED DRAIN/ X I SUPPORT CURB. FG FINISH GRADE S CRUSHED ROCK W/ / I 24" .) IE PER PLAN FH FIRE HYDRANT ONETRENCH DETAIL FILTER CLOTH ILAN �L CONCRETE CATCH BASIN FP FINISH PAD INSTALL CATCH BASIN PER DETAIL, SHEET C2 IE PER PLAN 9 NTS 2" MIN–SET OUTLET TO NTS FS FINISH SURFACE A– DIG A 24" WIDE X 18" DEEP TRENCH PERFORATED DRAIN TRENCH 10 INSTALL SLOT DRAIN / GB GRADE BREAK B– PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE GFF GARAGE FINISH FLOOR C– FILL BOTTOM 8" OF THE TRENCH W/ CRUSHED ROCK GFP GARAGE FINISH PAD 11 INSTALL NEW SEWER CLEANOUT PER STD-406–L ON EXISTING SEWER LATERAL. FIELD VERIFY D– FORM AND POUR PERIMETER CONCRETE CURB GM GAS METER E– FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH HH GAS METE HOLE TRENCH DRAIN 8 SUMP PUMP DETAIL EP HIGH POINT ELEVATION NTS NTS I.P. IRON PIPE L&T LEAD AND TACK MH MANHOLE MON. MONUMENT NTG NOTHING OG ORIGINAL GROUND \ PA PLANTER AREA PB PULL BOX PL PROPERTY LINE P.U.E. PUBLIC UTILITY EASEMENT PROP PROPOSED CONC. R/W RIGHT LK WAY SDWK SIDEWALK AC S.F.N. SEARCHED FOUND NOTHING pp�pCENt BU0.0� C \ SMH SEWER MANHOLE STLT STREET LIGHT TF M TEMPORARY FOOTING 1 fffffff VVV ++� TC TOP OF CURB ++- TG TOP OF GRATE CONC. \Y/ TOC TOP OF CONCRETE T.O.R. TOP OF RIDGE C y/ o� TOS TOP OF SLAB TW TOP� WALL AC �o WM WATER F METER � / w / +0.0 10 any \ / / ' z 3 8 = 9 B 4 v F w +°� YY Q F w a_ W w_ V �J' w F w 5 \ +,�•C� Hyl 0 0F� ++gby�gl r� Fy z o a- M m 1/,` ,e m �° +h- ?" Fy �° EXIST WALL o a p N m �° � /� m y < c § ++ L shy o ++°� ++ 6� PROTECT N O a- 'L +t La o o m 16 Q a0 + V) N45.44'30"E 118.76' + ° ++ 2q I CONC, . . 5y ,1% 1% o y BARSECWE a 1h43TG PROTECT . � ^ry?^yF o .p . e —�--E- + :42T 1.1.90 o e —. -� Tf. ---} 1.43 7G 10,36 IE _ e o e _'S e . . I' e 1 L PA N Fg N 10.60 1E �o 41 TG AC a + o 1175 CONG. PA C,O. ON 11 SEAT WAL I e e e o -HP 11.75`yF' FS HP 4 ON EXiSR ORAL 1 .90 F 0 TC LA SEAT A I a. COUNTER s FS F �Fy oFy, EIJ) VERIF 1 19 !f. I • . I I L+ I ++' AC 5F " e 1;1.35 TG o I SAND o le e o I I I L+ 10:5 IE I y N T 10 . • 2 I. I FF=12.00 GARAGE I'.�°cF>e • , e . I ' +66�F FP=11 .08 FP=10.68 ,,.2s I „ c� CONC. FS–G ° I 5 CONCRETE o _� .�, < - .',7 .16' � I I. z� 11.92 II 2„SAND m I Ac ^0� u I 4„ROCK 3 B�' I. II o.s� s e I `°. CONC:I. '” I ELE12TOR a I : 3 OAC 9 °. +F o e e to o e I I �'+ / y �y 11.50 Tel I • +yF yFy I. CONC. + V a 10 .IE . 11.92 + ++ 11.70 TG Q 4 10.96 IE I o o e O qG CONC. 0�C�1- � ' � ' I' e o Q ++aa co co AC .�9�G � � • ' '. +• 11.107 IE . =– . . 1.1.90 y1 e •• c > PA ..� e ' bra 12.60 TC 11 8 o e e _oFS . `+a� I 112 FS 11.60. +�� o Lob p J ... n � �• .,. HP sl ++� Oo . � �<y. �/ :oFy .N , .�G . ++a o • e e 'I . e - e . ' o • 114 O O O + 1 t B4 . e s e � +^ , PA +6Fy1 11.50 TG 4 G Gq. 11.56 , 74 �GF ++y I T ti0 ✓ �� PA CONQ. y +F� 1.59, a s AC / fOo j� 211p"e 11g•g1, GONG L CONC. h l°9 \ 4 AD,/ACENT BU/CDING �� 19 ` ,%-*�.,,..,,<:. { ,. •I +o / \ NECT CONC. Hyl AC ++� w 6 3 17 CONC � � ++• � y 1 1E Fyl \ \ � AC DESIGNED: ARCHITECT: OWNER/DEVELOPER: PREPARED BY: QRQFESSIO SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: BRADFORD C. SMITH MARTIN RESIDENCE FORKERT ENGINEERING& SURVEYING, INC. fps Al, �� EGA CONSULTANTS, LLC BENCHMARK NO: NB2 7 77 LOT 18 OF TRACT NO. 1011 PRECISE GRADING PLAN 425 30TH STREET 18 BALBOA COVES 22311 BROOKHURST ST, STE 203 �2° �cr, 375-C MONTE VISTA AVENUE C2 DRAWN: MJ NEWPOSUITE 22 RT EACH, CA NEWPORT BEACH,CA 92663 HUNTINGTON BEACH, CA 92646 N0.58627 a COSTA MESA, CALIFORNIA 92627 ELEVATION: 8.56 FEET(NAVD88) 18 BALBOA COVES CHCK'D: TR 92663 (71 JN 9758 93 ,F EXP. 12-31-20 PH (949)642-9309 (949)631-3682 CN 1L �3 5/3/19 PROJECT NO. BS157-1 NEWPORT BEACH, CALIFORNIA NO. DATE R E V I S I 0 N S DATE: 5/3/19 q�OF CAL� THOMAS M. RUIZ DATE NOVEMBER 30, 2018 33 EROSION CONTROL BMP FACTS SHEET 1. IN CASE OF EMERGENCY,CALL GREG MARTIN WMA MATERIAL DELIVERY AND STORAGE 2. A STANDBY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON(OCTOBER 1 TO PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE APRIL 15).NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT. WM-2 MATERIAL USE HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE PROPERLY HANDLED IN ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON EROSION CONTROL LEGEND GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONGER REQUIRED. PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYEES THAT APPLY SUCH MATERIALS. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT WM-4 SPILL PREVENTION AND CONTROL THE CONCLUSION OF EACH WORKING DAY.ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE POTENTIAL HAZARD TO OFFSITE OCL PLACE GRAVEL BAGS AND PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE FENCE WITH WIND SCREEN METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF WM-5 SOLID WASTE MANAGEMENT PROPERLY. PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET.THE DEVICE POLLUTION AND PREVENT WIND DISPERSAL. SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND WM-6 HAZARDOUS WASTE MANAGEMENT DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. 1 PROF .T WM7 CONTAMINATED SOIL MANAGEMENT PROPERTY - TO THE DESCRETION OF THE FIELD ENGINEER.ADDITIONAL DEVICES,AS NEEDED,SHALL BE INSTALLED TO RETAIN SEDIMENTS 1' MIN HEIGHT AND OTHER POLLUTANTS ON SITE. PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORM WATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR 2 BAGS MIN. ALKALINE SOILS BY CONDUCTING PRE—CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING CONTAMINATED SOIL PROMPTLY. YEAR WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. WM-8 CONCRETE WASTE MANAGEMENT 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED,AS NEEDED,AS THE PROJECT PROGRESSES. STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROMDRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, AND THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER- PLANS REPRESENTING DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL, WM 9 SANITARY/SEPTIC WASTE MANAGEMENT GRAVEL BAG DETAIL 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF NON-STORM WATER FROM THE PROJECT SITE AT ALL TIMES. UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACIL171ES ON—SITE ARE REQUIRED NTS TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS, SANITARY OR SEPTIC WASTES MUST BE TREATED OR 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. VIA SHEET FLOW, SWALES,AREA DRAINS, NATURAL DRAINAGE COURSES, OR WIND. TC-1 STABILIZED CONSTRUCTION ENTRANCE 12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED A STABILIZED ENTRANCE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT FROM THE SITE BY THE FORCES OR WIND OR WATER. TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. 13. FUELS,OILS,SOLVENTS,AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT SE-1 SILT FENCE 8" MIN CONTAMINATE THE SOILS AND SURFACE WATERS.ALL APPROVED STORAGE CONTAINERS ARE THE BE PROTECTED FROM THE SE-3 SEDIMENT TRAP WEATHER.SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER.SPILLS MAY NOT BE WASHED SE-8 GRAVEL BAGS INTO THE DRAINAGE SYSTEM. � ERODED SEDIMENTS MUST BE RETAINED ON—SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT EXISTING GROUND 14. EXCESS WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED BE MADE TO RETAIN CONCRETE WASTES ONSITE UNTIL THEY CAN BE DISPOSED OF AS A SOLID WASTE. SUFFICIENT. PROVIDE APPROPRIATE TRANSITION 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND BETWEEN STABILIZED CONSTRUCTION FUNCTIONING PROPERLY IF THERE IS A 40%CHANCE OF QUARTER INCH OR MORE OF PREDICTED PRECIPITATION,AND AFTER ENTRANCE AND STREET ACTUAL PRECIPITATION.A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL(COPIES OF THE SELF-INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST). BMP FACTS SHEET CONSTRUCTION ENTRANCE NTS 16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORM WATER BMP HANDBOOK FOR CONSTRUCTION AT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. WWW.CABMPHANDBOOKS.COM 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC.THE CONSTRUCTION EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES EXCEPT DRIVEWAY APPROACHES.THE SAND BAGS SHOULD BE 24" ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. WIDE AND 10"HIGH.MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET#SE-8. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET#WM-9. 18. ANY SLOPES WITH DISTURBED SOIL OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND EC3 CONSTRUCT MATERIALS STORAGE ARE IN ACCORDANCE WITH BMP FACTS SHEET#WM-1. AND WATER. EC4 EXISTING WALL TO REMAIN PROTECT IN PLACE. 19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS. 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. L " EXIST WALL v CE GRAVEL BAGS AND EC1 TO REMAIN EC4 V / / L/ 1 FE CE WITH WIND SCREEN L `� y - - - - - -... ..— - - - - - - .___ ._... _ _ I I I , — E3 "u s e�—. .--^e ,Ta.-•�J., s . .`h . . . . . . e . . Ts . . s . . a— e ' . . . .�e e a —_— — PLACE GRAVEL BAGS AND n _ _ _ — _ FENCE WITH WIND SCREEN EC1 ,� e ' I'.'.. e • . ','.. e •.'.' a .'.-. - .'. '. + _ - --' — _ - - - e - . . ' e'' :. e' . . EC1 PLACE GRAVEL BAGS AND FENCE WITH WIND SCREEN I I II e.•T: e e:• _Ie o e I II' . a CONSTRUCTION I I r i ENTRANCE Ie \ ` ` /s . . e. a Ie a.• a.• f e s e > v ° W m U m - Q / FfN�E GRA�a a / K'l7)i WIIyOAGs AND �:� .1:I \ \ // l' Taj `` � } � • �. TpIST ILL \ / £MAIN T � ADJAczyr T .01 DESIGNED: ARCHITECT: OWNER/DEVELOPER: PREPARED BY- QROFESS/o SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: BRADFORD C. SMITH MARTIN RESIDENCE FORKERT ENGINEERING & SURVEYING, INC. �`� S M. �� EGA CONSULTANTS, LLC BENCHMARK NO: T-167-R54 LOT 18 OF TRACT NO. 1011 EROSION CONTROL PLAN 425 30TH STREET 18 BALBOA COVES 22311 BROOKHURST ST, STE 203 y�r0 �G 375-C MONTE VISTA AVENUE DRAWN: MJ SUITE 22 NEWPORT BEACH, CA 92663 HUNTINGTON BEACH, CA 92646 2 COSTA MESA, CALIFORNIA 92627 ELEVATION: 89.105 FEET(NAVD88),YEAR 18 BALBOA COVES NEWPORT BEACH, CA (714) 963-6793 N0.58627 PH (949)642-9309 LEVELED 2011 C3 CHCK'D- TR 92663 JN 9758 yt EXP. 12-31-20 * /j� (949)631-3682 sTq CN1l P YYQy 5/3/19 PROJECT NO. BS157-1 NEWPORT BEACH, CALIFORNIA N0. DATE R E V I S I 0 N S DATE: 4/15/19 OF CA� THOMAS M. RUIZ DATE NOVEMBER 30, 2018 34 W. air u �,..• .. ate, }, . 4 g " ., ..:.�. J� �::"-.: AV _',.ry+yl' s:... "$` -. .�.. .} _ :, -..• .; � t � .we' f'.� F'�i�.�. f.�„sir .x � ! .. �V.�A rf • � •9' �...P . £..::�. ...;.". K ... .. ,v� f ., ..n .y > fjy �..�•'�. 'r it �,5 ....a:: g FIA .e!� g�A i<r '.- ".a,:3 s �.,, b . .: ;., � ` , i � i • 6 - S a. i .RE: ![ w :� add:_ u. a ,'. . 1 4 ,..a . . �. ._ :ti' .�: -.� � � ., ,” �. x a.�tv � ...i. 1, ,a'�...d+. .g a •' f� {, i'�' n f i ne .a .:,.. ..y. , �t.,j�......a,. o .S. .... . �� ..' 1 •, .j{ � ' � S'. f��,'`� .. `S... k,~t� syy�. . '.<. �'<_ � �Q ` O q tl �' ! j�� .:7. ,� :.^l.s... .;.r .. :.- {� a, _. � ,- .'e I : r ., d ;j,4 '. f� �.(� � Tfi✓u. .,, a- <. 4!> � ��<�. '�4 \.. �.. ..'.t�.- ]¢¢ 1� ad' - i .Y" ,a. � -.�' s Tt/t - _ v c ,t ,'�3. x � .:.Fs 6 a .�:.�':r:,•-. �`. t .. ....r�h is .. � ,.. '�'- .fir ;.• '.,�,:r�'.i- '4s ..,. �'. - .,. � _ t a .-" - _,. & - .d:v .7 r :...,. . t _ e ,.,,a•• . . ., .., .,. " : t a } �,e.. .._ y4"'f'na,. :aay b'?`;�:,F . ..sn.'\A'. t. t �,. < n,p. P-'dy ' e � h 71 Ss ::< , f :S•:? . :. r.. ._.� -... ,:�.`�.-1.:. .. 4+f ._ ,,._7.-y� <,•.".- ��. ".t '♦ .s. t: ,. - � j,. .r 1J ,.}'":<-a`P `3 a:. r A"':'�{ .A�::. ' .:p.u� f.+'' s'.r .: .. Ar, h :'. ._, ;. ,m .. A.- _. � ;:R i"�•.:: � ., s w'.s: .,', � .;'�±w�.S�-.� 8°iti"%�'s..�,�.C' 4� x't'., ,,� ., ,. : .:. .� ,.�, if ,yam' � . ' .:..: � .�'ae- •:: 'P�` ,J/Y'J .,:ar�i: . N�' , }�� •� a � �::+rr ;r_ ,� �.ip,c� , ,.. : � y:�:== �. E. ' iia' :. .. — 'I`.S_»"vS�j' �j "�.!' _ 3 vfi ,.T .:S d:*�"Y•u:Y+" -Y :` V a t • L y.� • `F :+. /5 "::::i r .:.:., k w'`a..x i" 'ry �i '.. y .. .,,,J� w f}Y '. \,. .' �:.,: }" .. .. -e. :•: S:. -. ." __ y ;acv .....�_..�s, ...,. i' Y. :4,. / .r• ' � x;. X:R .. i �,�:;fi. @"�, 0 �` ,,• iy "�«.. yi, ' :, 4.,- "- .- ;9 .. ..:�. x,a„3`,, m . T..�.,.. �. - .ss. `i.�'� ,:� ” #f':Jr`.•• .f xy �j �.'"1 �' h � f: F CAS : v PLANT LEGEND 1. LAVANDULA SPP, 1 GAL. X 2p 2. OLIVE TREE, OLEA EUROPAEA, 5 GAL. X 3o 3. KANGAROO PAWS, ANIGOZANTHOS MANGIESII, 1 GAL. X 1z> v 4. PENSTEMON, PENSTEMON SPECTABILIS, 2 GAL. X 10 cc 5. SAGE, SALVIA OFFICINALIS, 1 GAL, 7 k� ® N p� 6. MEXICAN FEATHER GRASS, PENNISETUM SETACEUM, 2 GAL. X2P U i ca) � c`a u -- 3-rPe - - - - - - - - - - - - - - - - viY ® p v .F� H m P4 b J x 1 1 pq I 1 Ch ooe I I I I I I I I " t I � fT1 ' � f \ r r ' \ 1 ® ., � � � I Iooll I J DATE \ " 03 - 28 - 2019 y PROJECT NO. 18 - 00 Z.yy SHEET NO. LANDSCAPE PLAN Ll SCALE: 11411 = 1'-0" JOB NORTH Zoning Administrator-May 30, 2019 Item Nos. la,2a,3a,4b, 5a, 7a-ADDITIONAL MATERIALS RECEIVED Item 5. Martin Residence Coastal Development Permit No. CD2019-008 • In considering consistency with the LCP, it seems relevant that the proposal to construct a single residence on a 6,994 square foot (0.16 acre) lot creates a density of 6.2 dwelling units per acre. Unless I have miscalculated, this is slightly inconsistent within the density range of 0-5.9 DU/AC required by the CLUP for the RSD-A land use designation (as quoted on page 1 of the staff report and in Section 1.5 of the resolution). • The staff report contains statements about Public Access and Views (page 4), that do not seem to have been fully incorporated into the resolution (page 10). In addition, handwritten page 10 includes a label for a "Fact 10" (following "9"), but no Fact 10, and the Fact 1 at the bottom of the page contains at least one typo: "The proposed replacement of the existing single-family residence with a new single-family residence does not aloes include any features that would provide or inhibit coastal public access opportunities. ." The missing sentence after"10" (?) and the extra period at the end of"1" suggest the resolution may have been printed before it was in final form. I m 7. Argent LLC Lot Merger No. LM2018-006 (PA2018-261) • 1 b 'eve some of the comments I submitted when this matter was first heard on April 25, 2019, remain levant. • It is good to a the distance indicated from the front property line on the unnamed alley to the bulkhead is now ose to that shown in the City's GIS mapping. It remains a bit disturb that the bearings do not agree (the submitted parcel maps showing a perfectly north-south and t-west orientation, where other sources, including the City's GIS, show the lines to be significan rotated). • It also continues to be disturbing tha a proposed action takes two lots consistent with the CLUP's RSD-B land use designation an akes of them a single lot with that designation, but on which the density of development attained b single home, 3.8 DU/AC, will fall far outside the allowable range of 6.0-9.9 DU/AC. • Most importantly, despite the assurances in the res tion that "the front setback and associated buildable area will continue to be measure rom the abandoned right-of-way line," I see no condition to ensure that will, in fact, be the se. And it is contrary to my impression that mergers change setbacks. Indeed, I would assum the reason for the present merger is to allow structures to be built over that very line. The senten following the previously- quoted one in Fact E.3 in the resolution (page A9) says as much. Doesn' a approval need to be conditioned on the "front" setback continuing to be measured from t landward edge of the abandoned Bay Avenue right-of-way (making the entire area baywar that a front setback area)?