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03_Graystone Residence Coastal Development_PA2018-088
CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT SUBJECT: Graystone Residence (PA2018-088) Coastal Development Permit No. CD2018-040 SITE LOCATION: 2121 Seville Avenue APPLICANT: Graystone Custom Builders OWNER: Michael Terry and Lance Alacano PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov LAND USE AND ZONING June 14, 2018 Agenda Item No.3 • General Plan: RS -D (Single -Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -C (Single -Unit Residential Detached, 10.0 - 19.9 DU/AC) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) to allow the demolition of an existing single-family residence, and the construction of a new three-story, 2,997 -square - foot, single-family residence and attached 502 -square -foot, two -car garage. The project will include hardscape, landscape and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 4). 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. CD2018-040 (Attachment No. ZA 1). 1 Graystone Residence (PA2018-088) Zoning Administrator, June 14, 2018 Page 2 Land Use and Development Standards • The project is located in the R-1 Zoning District, which allows single-family residential development, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required as the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. The property consists of one legal lot containing an existing single-family residence and attached garage. The neighborhood is predominantly developed with one- and two-story, single-family residences. Newer residences may have a rooftop deck and a partial third story. The design, bulk, and scale of the proposed development is consistent with the anticipated neighborhood pattern of development. The proposed single-family residence 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 project site is located approximately 400 feet from the Newport Harbor channel and is separated from the water by other developed residential lots and the Channel Road public right-of-way. The finished first floor elevation of the proposed residence is 10.83 feet based on the North American Vertical Datum of 1988 (NAVD88) elevation standard, which complies with the minimum required 9 -foot (NAVD88) elevation standard. 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 9 Table 1 — Development Standards Development Standard Standard Proposed Setbacks (min.) Front 6 feet 6 feet Sides 3 feet 3 feet Rear None required 0 feet Floor Area 3,740 square feet 3,499 square feet Open Volume Area 281 square feet 295 square feet Allowable Third Floor Area 281 square feet 273 square feet Parking 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards The project site is located approximately 400 feet from the Newport Harbor channel and is separated from the water by other developed residential lots and the Channel Road public right-of-way. The finished first floor elevation of the proposed residence is 10.83 feet based on the North American Vertical Datum of 1988 (NAVD88) elevation standard, which complies with the minimum required 9 -foot (NAVD88) elevation standard. 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 9 Graystone Residence (PA2018-088) Zoning Administrator, June 14, 2018 Page 3 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. Water Quality • The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. • The property is not located on the shoreline nor is it located within 100 feet of coastal waters. 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. Public Access The project site is located on the Balboa Peninsula, between the nearest public road and the sea or shoreline. 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. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. The residential lot does not currently provide nor does it inhibit public coastal access. Lateral coastal access is provided by the public beach area approximately 600 feet south of the project site, which may be accessed at the end of M Street or Channel Road. The project site is located near West Jetty View Park, which affords public views away from the project site and towards the entrance to the harbor. An evaluation of the project site and surrounding area did not identify any other nearby public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with 3 Graystone Residence (PA2018-088) Zoning Administrator, June 14, 2018 Page 4 the anticipated 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 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. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence, and the construction of a new three-story, 2,997 -square -foot, single-family residence and attached two -car garage in the R-1 Zoning District. 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 NBMC. 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: Li a Schu er ontract Planner RU/Is 0 Attachments Graystone Residence (PA2018-088) Zoning Administrator, June 14, 2018 Page 5 ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description and Justification ZA 4 Project Plans 5 Attachment No. ZA 1 Draft Resolution 0 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-040 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY RESIDENCE WITH AN ATTACHED TWO -CAR GARAGE AT 2121 SEVILLE AVENUE (PA2018-088) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Graystone Custom Builders on behalf of Michael Terry and Lance Alacano ("Owner"), with respect to property located at 2121 Seville Avenue, requesting approval of a coastal development permit ("CDP"). 2. The property is legally described as Lot 101 of Tract 948, in the City of Newport Beach, County of Orange, State of California. 3. The Applicant proposes to demolish an existing single-family residence and construct a new three-story, 2,997 -square -foot, single-family residence with an attached 502 -square - foot, two -car garage. The project will include hardscape, landscape, and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RS -D (Single -Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD -C (Single -Unit Residential Detached, 10.0 — 19.9 DU/AC) and the property is located within the R-1 (Single -Unit Residential) Coastal Zone District. 6. A public hearing was held on June 14, 2018, in the Corona del Mar Conference Room (Bay E-1 st 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 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 7 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 2,997 -square -foot single-family residence and attached 502 - square -foot, two -car garage in the R-1 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code ("NBMC) Section 21.52.015 (Coastal Development Permits, Findings and Decision), 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 total proposed floor area, including the residence and enclosed parking, is 3,499 square feet, which complies with the maximum allowable floor area limit of 3,740 square feet. B. The proposed development will provide the minimum required setbacks, which are six (6) feet along the front property line abutting Seville Avenue and three (3) feet along each side property line. There is no required rear setback. C. The highest guardrail is no more than 24 feet and the highest roof ridge is no more than 29 feet, measured from the established grade level of 10.26 feet based on the North American Vertical Datum of 1988 ("NAVD88"), which complies with the maximum height limitation. D. The project includes enclosed garage parking for two vehicles, in compliance with the minimum parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with one- and two-story single-family residences. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and expected future development. 3. The project site is located approximately 400 feet from the Newport Harbor channel and is separated from the water by other developed residential lots and the Channel Road public right-of-way. The finished first floor elevation of the proposed residence is 10.83 feet 0 Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 7 based on the North American Vertical Datum of 1988 (NAVD88) elevation standard, which complies with the minimum required 9 -foot (NAVD88) elevation standard. 4. 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. 5. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 6. The property is not located on the shoreline nor is it located within 100 feet of coastal waters. 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. 7. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 11 is included to require drought -tolerant, and prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 8. The property is located landward of a designated public viewpoint, is not near a coastal view road as designated by the Local Coastal Plan, and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is located on the Balboa Peninsula, between the nearest public road and the sea or shoreline, and 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, 0 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 7 density or intensity that will result in increased demand on public access and recreation opportunities. 2. The residential lot does not currently provide nor does it inhibit public coastal access. Lateral coastal access is provided by the public beach area approximately 600 feet south of the project site, which may be accessed at the end of M Street or Channel Road. 3. The project site is located near West Jetty View Park, which affords public views away from the project site and towards the entrance to the harbor. An evaluation of the project site and surrounding area did not identify any other nearby public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the anticipated 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: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-040, 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 14TH DAY OF JUNE, 2018. Patrick J. Alford, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2018-### Pace 5 of 7 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2018-040 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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. 6. 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. 7. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 8. 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. 9. 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 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. 10. Prior to issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 11 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 7 11. 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. 12. 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. 13. 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. 14. 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, wetland or their buffers. 15. 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. 16. 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. 17. 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. 18. 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. 19. 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 Graystone Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2018-040 (PA2018-088). This 12 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 7 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, attomeys' 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. 13 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP Coastal Development Permit No. CD2018-040 PA2018-088 2121 Seville Avenue ss Subject Property V.4. - Coastal Development Permit No. CD2018-040 PA2018-088 2121 Seville Avenue ss Project Description and Justification 1( PA2018-088 COASTAL DEVELOPMENT PERMIT APPLICATION 2121 SEVILLE AVENUE, NEWPORT BEACH PROJECT DESCRIPTION AND JUSTIFICATION Demolish existing two-story single-family residence with attached garage. Construct a new three-story single-family residence with attached garage. Existing property is bordered by a single-family residence on each side, existing street with curb and gutter at the front, and an alley to the rear. Property is served by all public utilities. Site storm water and drainage has been designed by a civil engineer to filtrate run off water. New three-story residence = 2,997 square feet Number of bedrooms = 5 New garage = 502 square feet Number of parking spaces = 2 Building Height = 29'-0" Hardscape area = 603 square feet Planting area = 105 square feet Grading cut = 35 cubic yards Grading Fill = 0 cubic yards The existing side yard walls are to be replaced. A soils report has been prepared by Coast Geotechnical and is included with this application. Removal of existing single-family residence to be replaced with single-family residence has no effect on public or private recreational opportunities. 17 Attachment No. ZA 4 Project Plans 12 W Z W Q W J J W U) N12056'35"E 70.00' 0 NEW 3T HIGH WALL 6'0' HIGH WALL 6.0 -HIGH WALL SEE LANDSCAPE/HARDSCAPE AND AVERAGE GRADE CALCULATION NBZC GRADING PLANS FOR ADDITIONAL INFORMATION EXISTING GRADES: 10.26+ 10.23 + 10.10 + 10.43 (DIVIDE BY 4)=10.26 SITE PLAN SCALE: 1/8" = V-0" LI '70� � ■ 2,465 sq. ft. Name Buildable Lot Area 1,870 sq. ft. 2 Max. Buildable Area (2x) 3,740 sq. ft. UPPER LEVEL FLOOR PLAN Project Buildable Area (1.9x) 3,499 sq. ft. 5 Max. Third Floor Area (20%) 374 sq. ft. EXTERIOR ELEVATIONS Project Third Floor Area (15%) 273 sq. ft. 8 Min. Open Volume Req'd. (15%) 281 sq. ft. UPPER LEVEL AREA CALCULATIONS Project Open Volume Area (16%) 295 sq. ft. 11 Landscape Area 105 sq. ft. GRADING PLAN NOTES RESIDENCE (5 bedrooms) NBZC GROSS Lower Floor Area 1,145 sq. ft. 1,204 sq. Upper Level Floor Area 1,579 sq. ft. 1,712 sq. Third Level Floor Area 273 sq. ft. 410 sq. Total Floor Area 2,997 sq. ft. 3,326 sq. Garage Area 502 sq. ft. 449 sq. Front Porch Area 104 sq. ft. 104 sq. Covered Cabana 210 sq. ft. ��o od(IIIIIIIIIIIIIIIIIID�o��m�od(IIIIIIIIIIIIIIIIII�� Roof Deck 373 sq. ft. 373 sq. off_ ? U Y ^ r ;�I1C 31i�I�INI�I�I�lr�r��l���`II����T��IG� II�I�INI�I�I�I�I�I�INI�INI�I�I���I��i v� U z � 1 as a �n all ml W Q CJ'� �� 2�4 I -I �� �eeeeeeeeeeeeeeee°Deeee�� Q 1-1 ha------,G71=I �� L'� III II II II II II II II II II II II II III �� rel PI ❑ ❑ €3 � ❑ ❑ LMJ � � �'� LU m I-- F CLL_SYY7C_ HE W J J Q PROJECT INFORMATION CUSTOM RESIDENCE FOR Greystone Custom Builders Michael Terry & Lance Alacano 3419 Via Lido #455 Newport Beach, CA 92663 (949) 644-0900 JOB ADDRESS 2121 Seville Avenue Newport Beach, CA 92661 LEGAL Lot Tract Zoning APN: SITE 101 948 R-2 048-292-05 Lot Area 2,465 sq. ft. Name Buildable Lot Area 1,870 sq. ft. 2 Max. Buildable Area (2x) 3,740 sq. ft. UPPER LEVEL FLOOR PLAN Project Buildable Area (1.9x) 3,499 sq. ft. 5 Max. Third Floor Area (20%) 374 sq. ft. EXTERIOR ELEVATIONS Project Third Floor Area (15%) 273 sq. ft. 8 Min. Open Volume Req'd. (15%) 281 sq. ft. UPPER LEVEL AREA CALCULATIONS Project Open Volume Area (16%) 295 sq. ft. 11 Landscape Area 105 sq. ft. GRADING PLAN NOTES RESIDENCE (5 bedrooms) NBZC GROSS Lower Floor Area 1,145 sq. ft. 1,204 sq. Upper Level Floor Area 1,579 sq. ft. 1,712 sq. Third Level Floor Area 273 sq. ft. 410 sq. Total Floor Area 2,997 sq. ft. 3,326 sq. Garage Area 502 sq. ft. 449 sq. Front Porch Area 104 sq. ft. 104 sq. Covered Cabana 210 sq. ft. 210 sq. Roof Deck 373 sq. ft. 373 sq. OCCUPANCY: R-3, U TYPE: V -B fire -sprinkled per NFPA 13D ZONING: R-2 SHEETINDEX ID Name 1 SITE PLAN 2 LOWER LEVEL FLOOR PLAN 3 UPPER LEVEL FLOOR PLAN 4 THIRD LEVEL/ROOF DECK PLAN 5 ROOF PLAN 6 EXTERIOR ELEVATIONS 7 EXTERIOR ELEVATIONS 8 LOWER LEVEL AREA CALCULATIONS 9 UPPER LEVEL AREA CALCULATIONS 10 THIRD LEVELAREA CALCULATIONS 11 TOPOGRAPHIC SURVEY C1 GRADING PLAN NOTES C2 PRECISE GRADING PLAN C3 SECTIONS AND EROSION CONTROL PLAN C4 SOILS REPORT RECOMMENDATIONS L-00 LANDSCAPE GENERAL NOTES L-01 LANDSCAPE PLAN PLANS PREPARED BY Design Professional in Responsible Charge Craig S. Hampton, Inc. 5500 E. Quartersawn Street Boise, ID 83716 (949) 209-8883 FOKERT ENGINEERING & SURVEYING - Civil Engineer Tom Ruiz JN 9411 22311 Brookhurst St., STE. 203 Huntington Beach, CA 92646 (714)963-7296 Ryan Burress- Landscape R.D.B. DESIGNS Ryan Burress P.O. BOX 7326 Newport Beach, CA 92658 (714) 975-1434 VICINITY MAP ft. ft. ft. ft. ft. ft. ft. ft. J T r zz O 1 = < ? U Y ^ r v� U z � 1 as a �n all ml W Q Q J Q LU m I-- N d U) O U O O O Z C4 O rn w :a x U W W E-� � O w Q � �D 110 � WU z > bo a�za� H C 17- CIA N U 3 W M Z Date: 4/3/18 Scale: 1/8" = V-0" Drawn: CSH .1Qb: 2121 SEVILLE AVENUE SHEET 1 OF 17, SHEETS J LOWER LEVEL FLOOR PLAN �YNG1��iIL9Bi1Q�]Y n p M W z W U O z x F a h W W Qa O m FmG w p'p • a U �m �G z cs wi w o p o �Il w d Y z U a IL J O I¢- J F. LL J W Co W D J w J 3: d O d O U 0 0 C, 1160 110 C- o � .a U x U d W CQ E-� W PP., zv� as U W U UQW C N v ZW M Date: 4/3/18 Scale: 1/8" = V-0" Drawn: CSH Job: 2121 SEVILLEAVENUE SHEET 2 OF .-SHEETS 6'-1 1/4" 63'-7" 3 3/4" 4'-11/4„ 24" 24" 16'_4" 8'-0" 12'_6„ 5'-9" 5'-9" 13,_1„ r — — — — I DRESSER SHOWER = = SHOWER I II w z z I I I o �i m m I I I I Lu W (v U I I I N BEDROOM 4 BEDROOM N CLG. 80 BATH 4 BATH 3 CLG. 80 MASTER 0?CLOSET BEDOM 1I °a CLG. 8° CLG. 80 a Ii I SLOPF QCLG. CLG. 81 w J J 4'-3" 24" 6'-10" I _5:12 SLOPE � 5:12 SLOPE_ I I I I II I I I I a I I I I fD BUILT-IN I I I LLI I�——————— — — — — —— = DRESSER ---- N— Z m — LI SHELF & POE CLG. 80 Y w SHELF & POLE w .n ----- — — Z ro SHELF & POLE -- N co <V > O1 CLG. 80 CLG. 80 N. UP > I fDESK LAUNDRY TUB MASTER CLG. 8° BATH 2BATHELEVATOR I CLG. 8° 0 CLG.9 BEDROOM 2 6=1 1VENTICLG.8° ISHOWERU x I L) a0 m I SHOWER L — — — — M I 4,_4„ 4'-8" 5'-0" 6'-6" 5'-6" 14,_0" 6'-0" 14._7" 4'-2" 2'-0" 2'-O" 26,_0„ 6'-0" 9'-0" 20'-7 6'-2" 63'_7, 3" UPPER LEVEL FLOOR PLAN SCALE: 1/4" = V-0" n p 00 W z W U O z m F a h W W Qa O m FmG w p'° • a U �� (�j)G C/] a F z �z z cs wi w o p o V Y z U J a0_ cr_ J O LLJ W m D NW Qr— J Lu Q_ Q 0 U O O C1 O C� F4 .a U x U d W CQ E-� zv� as U W A U UQW C w N� vc�MZ Date: 4/3/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 2121 SEVILLEAVENUE SHEET 3 OF 17-) SHEETS 6'-1 1/4" 24" 16'-0" 17'-6" 15'-0" 13'-1" 3 3/4" 5'-0" 5'-0" 5'-0" 42" HIGH WALL T.O.W. 33.42 r- — — — — ————— — — — — — — 7— — — — — — — — — — — — — — — — — — — — — — — —— — — — — —— — — — —— I DE K A/C DRAIN I <o io co r — io I Aic I I SLOPE 2% — — — DECK T71— — — DRAIN DECK DECK I N DRAIN LLI m w II N OJ a V I O ch ry GAME ROOM L — SLOPED CLG. M CABANA I o _ _ _ _ _ _ _ _ _ _ = SLOPED CLG. _ _ O — — — — — — — — — — — — — -? — — — — — — — — — — — — Iry — — — — — — — —A -N - - — — — — — — — — — — — — -- — — — — — — — — — — — — — — ROOF DECK DDRAI� Q o \ o = 0 6i = ECK DECK 24" z 24" �y N / 3:12 SLOPE N. 3:123:12 SCOPE \ ACCESS I \ DRAIN — — — — — — — — — — — —DRAI N� 42" HIGH WALL T.O.33.42 I f.LOPEp ELEVATOR b SLOPE 2% _ --= ---- m \ I I I o II I v I I in I DECK DECK M DRAIN DRAIN 42" HIGH WALL T.O.W. 33.42 NtN CI 7'-6" 7'-6" 8'-21/4" 12'-0" 14'-0" T-6" 15'-0" 13'-1" 3'• THIRD LEVEL FLOOR PLAN SCALE: 1/4" = V-0" n p M W z W U O z x F a h W W F ° ° Qa O m FmG w p'p • a U �m (�j)G C/] a F z �z z cs wi w o p o 'W V � d Y 0- U J LU d 0 L LL F O O m D LU Lu J H � d 0 U 0 0 0 116 110 C� F4 C1 � .a U x U d W CQ E-� W PP., zv� as U W A U UQW C N v ZW M Date: 4/3/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 2121 SEVILLEAVENUE SHEET 4 OF 1Z SHEETS �o N N 42" HIGH WALL T.O.W. 33.42 r– – – – – – – – – – – – – – – – – – – - – – – – – – – – – – – – – – – – – – – – – – 1 X6:12 12„I 0 DECK I 1 X4:12 0_ 4:12 t t DRAIN Cq r_ 1 7 7 I JPS I N � 3"r-- 3" 1 12 — — — — — — ——:mmmt ——— — — — — —J L — --� DECK SLOPS I I RIDGE F -- — — — — — — —— DRAIN RIDGE I I I I 1 � N I 1 �!G`� I N C v JPS. /SLOPE ICl) M L—r w (L I (� J 1 4:12 0I RIDGE RIDGE DECK 1 1 39.26 39.26 DECK DRAIN J I 6:12 12" I 3 I -1 L 2 I JP � I I I v I >GE r– – – – ------------1z° 3:12 3:12 N I -1 1 0 M 1 �� SLOPE w I I 1 I I � � C9 I I I 4:12 0 4:12 1 r--- ----J 1 X4:12 1 I I 3:12 I m 1 z" 1 = 1 DECK DECK DRAIN DRAIN 1 6:12 I I I I L— — —— ---- --- L — — — — —— =:t- 42" HIGH WALL T.O.W. 33.42 4 ROOF PLAN SCALE: 1/4" = 1'-0" n p M W z W U O z x F a h W W Qa O m FmG w p'p • a U �m (�j)G z a Uz cs wi w o A �Il V d EL z < Q � D_ LL m O DC J H d 0 U O O C1 1160 110 z� r. � FG O O1 .a U x U d w Cq H a O w 3 w Q o zv� as U W U UQW w N� vc�Mz Date: 4/3/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 2121 SEVILLEAVENUE SHEET 5 OF SHEETS RIDGE 39.26 F.F. 10.83 AVG. GRADE 10.26 RIDGE 39.26 -------------------12---- 3I— F.F. 10.83 AVG. GRADE 10.26 FRONT ELEVATION SCALE: 1/4" = V-0" RIDGE 39.26 RIGHT SIDE ELEVATION SCALE: 1/4" = V-0" F.F. 10.83 AVG. GRADE 10.26 T r z u U z � 1 a a a �n �n all m� w c� d U U) Od. O J d LU I~ - J W W' m O D Of U) � J X H N d 0 U O O O O 01) w :a U x U w W h a � O w U �D rn w a�za� H j o Nv�Mz w Date: 4/3/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 2121 SEVILLEAVENUE SHEET 6 OF JTZLSHEETS RIDGE 39.26 F.F. 10.83 AVG. GRADE 10.26 3 RIDGE 39.26 -- — - — - — -— 12 �3 o T.O.W. 33.42 L L _ J J JJ 4 4 0 00 AVG. G IP - 00 00 00 00 00 00 00 00 s F.F. 10.83 ;ADE 10.26 REAR ELEVATION SCALE: 1/4" = V-0" LEFT SIDE ELEVATION SCALE: 1/4" = V-0" RIDGE 39.26 F.F. 10.83 AVG. GRADE 10.26 T r z ,O U 5 2 y u U z � 1 a O O �n �n all m� w c� d U U) Od. O J d w I~ - J W W' m O D Of U) � J X H N d 0 U 0 0 0 Z x � o � w :a U x U w W h a � O w U �D rn w w A o > a�za� j o Nv�Mz w Date: 4/3/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 2121 SEVILLE AVENUE SHEET 7 OF JTSHEETS LOWER LEVEL AREA CALCULATIONS SCALE 1/4" = T-0" n p M W z W U O z x F a h W W Qa O m FmG w p'p • a U �m �G z cs wi w o p o �Il w C d Z: Y 0 Q d 0. U J d Q � U F Q Lu Q m D Lu wJ J d frW � d 0 0 U 0 0 C, 1160 110 C- o � U x U W CQ E-� W PP., zv� as U W A 0< �QW C N v ZW M Date: 4/3/18 Scale: 1/8" = V-0" Drawn: CSH Job: 2121 SEVILLEAVENUE SHEET 8 OF 1 SHEETS UPPER LEVEL AREA CALCULATIONS SCALE 1/4" = T-0" n p M W z W U O z x F a h W W Qa O m FmG w p'p • a U �m �G z cs wi w o p o �Il w U d z Y 0 U EL ::D U Jd J Q �. U F. Q w m D w wJ O H w � d O U 0 0 C, 1160 110 o � U x U W GQ E-� W PP., zv� as U W A U UQW W Nvc�Mz Date: 4/3/18 Scale: 1/8" = V-0" Drawn: CSH Job: 2121 SEVILLEAVENUE SHEET 9 OF T—HEETS 6'-1 1/4" 24" 16'-0" 17'-6" 15'-0" 13'-1" 3 3/4" 5'-0" 5'-0" 5'-0" 42" HIGH WALL T.O.W. 33.42 F- — — — — ————— — — — — ————————————————————— — — — — —— — — — — —— — — — —— DECK A/C DRAIN I <o io co r — io A/C I I 38' F'SLOPE 2% DECK —_, DRAIN -.DECK DECK N DRAIN I NII CABANA SF ROOF DECK SF Cl) _ � ft A: 373 sq ft SLOPED CLG O I— — — — — — — — — —~ ROOF DECK DECK J o DRAIN o w I_ Q I � a U J 24" x 24" K. - ECK DEC. -`- r \ N N I ATTIC '1 `DRAIN DRAIN. V ACCESS - ��.', 42" HIGH WALL T.O. . 33.42 I ELEVATOR -v b SLOPE LLI I I --= ---- m \ I I I m — II I I o II I v I I in I DECK DECK M DRAIN DRAIN ------4 L-------- 42" HIGH WALL T.O.W. 33.42 N CI 7'-6" T-6" 8'-21/4" 12,_0" 14'-0" 7'-6" 15'-0" 13' 1" 3" THIRD LEVELAREA CALCULATIONS SCALE 1/4" = 1'-0" n p M W z W U O z x F a h W W Qa O m FmG w p'p • a U �m (�j)G C/] a F z �z z cs wi w o p o 'W V Q o U � d EL J U U � W M W W fA Lu QJ EC (1) 1--- 0 U 0 0 0 116 110 C� F4 O � U x U W CQ E-� W PP., zv� as U W U UQW C N v ZW M Date: 4/3/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 2121 SEVILLEAVENUE SHEET 10 OF T.SHEETS ABBREVIATIONS ARCH ARCHITECTURAL A.C. ASPHALT CONCRETE LE M STREET CHSV CHS LED TELEVISION C.O. CLEAN OUT CONC CONCRETE DI DROP INLET DS DOWNSPOUT DWY DRIVEWAY E ELECTRIC EG EDGE OF GUTTER ED EXTRA DEPTH FOOTING EP EDGE OF PAVEMENT EXIST EXISTING FD FOUND FL FLOWLINE FF FINISH ,OR � FG FINISH GROADE FP FINISH PAD g I GS FIA INIISH SURFACE 10� 5 I I AS GB GRADE BREAK 1 GFF GARAGE FINISH -------------------- E 1 GFP GARAGE FINISH PAD FLOOR HH HANDHOLE 38.01 N I.P. IRON PIPE HP HIGH IT I TOP OF RIDGELINE Og L LENGTH IE INVERT ELEVATION 10P OG ORIGINAL GROUND 10�' g5 PA PLANTER AREA I I PL PULL PROPERTY LPROP TY LINE PROP PROPOSED P.U.E. PUBLIC UTILITY EASEMENT i I I 1g L&T LEAD AND TAG MON. MONUMENT g6 010' I CONC (GRASS) MTR METER 56 g1 g' S �ti tis NTG NOTHING F10' 1p. g� R/W RIGHT OF WAY —---------- ----------------------- g. RSR RISER SFN g4\ (CONC) SDWK SIDEWALK tig R SCO SEWER CLEANOUT 9 59 1656 (GONG) 0 n EXIST 6' WALL ri 00 1656 SFN 1022 S.F.N. SEARCHED FOUND NOTHING g — — — — — — N13'11'41"E 70.00' SMH SEWER MANHOLE 10. T.B.M. TEMPORARY BENCHMARK (CONC) I TEL HH 01c),76 �� TC TOP OF CURB PAs3 a I TF TOP OF FOOTING g (BRICK) 6 TG TOP OF GRATE 9.32 10� 105 n ga TOC TOP OF CONCRETE 4r —T —7 — t 10.23 TS TOP OF SEAL TW TOP OF WALL FENCE ON CURB NOV a VLT VAULT - °- WM WATER METER Z T T T 7 - 15" WALL 15" WAIL - o 1p6 I/ FG - 11.43 TW CONC WV WATER VALVE TEL HH I O I 11 - 9.29 I V 11 /I (GRASS) PA I /' PA 10ry2 (BRICK) i� _ WATER METER � I - 'off 9 28 0 0 J BRICK 6 1 - GAS METER 01p 010 I/ 1� 9.30 I 9'84 �N p6ti I _ I 1p' po��, LOT AREA: 2464.6 SF GATE — 1p. — Iv / Q2S 1p. 51 F 05 l0. g I � g I1_ BRICK0 W10.92 FF 1p I of V s z 00 1- w r Q F 5 70 1 p I M 's (GRASS) J I I I I LLJ _� 9.69 GFF �I I CURB (CONC) 8.70 DROP .OP TG LET <1 _ 11.35 TW 1' S' 4' L 15' PA _ �� I (GRASS) I CONC 25' I f 15" WALL 23 - I L1 1_1_1_1_1 _/__/__/__L_L_L_1_1_1_1_1_1_1 _/__/__L_L_L_L_1_1_1_1_1_1_� _ o TBM-SCRIBED �0 7026 - ELEV=10.00' O 0 0. 6�ti i i FS , 010.57 (DIRT) 32 010.F'1 9&,3 0 10� PA N12'56'35"E 70.00 — — — — — — — — SFN p. 1 9.701 p 3g \o j0 4g 07p 59 p 0 �0. 42 SFN BRICK n----------- (DIRT) L CATV z 'y`° z TILE --— — — — — — — — -----------10.43 10. 10 (GRASS) g F �o�s �o0s 28.53 1 0 10 ggk6 15' TOP OF RIDGELINE 1 10Pb I I I I i � I I pOg (CONC) bloti I 6 1.0 I I QS I I I I Z 1 "=4' DESIGNED: OWNER/DEVELOPER: PREPARED BY: SAND BASIS OF BEARING: BENCHMARK: LEGAL DESCRIPTION: 5F° A 'c-, -p OCS BM: NB1-4-71 TOPOGRAPHIC SURVEY GRAYSTONE CUSTOM BUILDERS FORKERT ENGINEERING & SURVEYING, INC. U����QF O� �� BEING N14E37 5 EOF SHOWN T LOT 101 OF TRACT 948 SHEET MICHAEL TERRY & 22311 BROOKHURST ST, STE 203 A o ELEV=7.828 NAVD88 APN:458-113-02 2121 SEVILLE AVENUE 11 DRAWN: SC LANCE ALACANO HUNTINGTON BEACH, CA 92646 Exp. A RS #2008-1104, BK 253, PG 40. 3419 VIA LIDO #455 (714) 963-6793 * 9-30-19 * YEAR LEVELED: 2015 CHCK'D: TR NEWPORT BEACH, CA 92663 JN 9498 J `�� NEWPORT BEACH, CALIFORNIA MICHAEL A N0. DATE R E V S I 0 N S DATE: 1/17/18 9rF OF CA6 FA. FOR RT OF 1 7 SHEETS ::�9 GRADING NOTES: 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHANDTW1 LL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STIR ANDTW1 EETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. EROSION CONTROL 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. REQUIRED INSPECTIONS 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. GRADING FILLS/CUTS 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLDTWO LACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANLYON. 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DIVISION MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY TNLHE BUILDING DIVISION. 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREALTMENT TO THE BUILDING DIVISION FOR APPROVAL. 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DIVISION PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIV10 ALELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED. 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TES10 ALTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. PRECISE GRADING PLAN 2121 SEVILLE AVENUE NEWPORT BEACH, CALIFORNIA DOCUMENTATION 1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOB SPECIFICATIONS. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. PRIVATE ENGINEERS NOTICE TO CONTRACTOR(S) 1. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES AND/OR STRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF THE AVAILABLE RECORDS. APPROVAL OF THESE PLANS BY THE CITY DOES NOT CONSTITUTE A REPRESENTATION AS TO THE ACCURACY OR COMPLETENESS OF THE LOCATION OR THE EXISTENCE OR NONEXISTENCE OF ANY UTILITY AND/OR STRUCTURE WITHIN THE LIMITS OF THIS PROJECT. THE CONTRACTOR IS REQUIRED TO TAKE ALL DUE PRECAUTIONARY MEANS TO PROTECT THE UTILITIES OF RECORD OR NOT OF RECORD OR NOT SHOWN ON THESE PLANS. 3. THE CONTRACTOR SHALL SATISFY HIMSELF AS TO THE QUANTITIES SHOWN ON THESE PLANS AS PART OF HIS BID AND SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES FOUND. 4. ALL CONSTRUCTION SHALL CONFORM TO THE CITY OF NEWPORT BEACH BUILDING CODE OF THE LATEST EDITIONS, AS AMENDED TO DATE, UNLESS OTHERWISE NOTED. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS PRIOR TO COMMENCEMENT OF GRADING OPERATIONS. 6. CONTRACTOR SHALL NOTIFY "UNDERGROUND SERVICE ALERT" AT 1-800-422-4133 FORTY EIGHT (48) HOURS PRIOR TO CONSTRUCTION. ABBREVIATIONS LEGEND & SYMBOLS ARCH ARCHITECTURAL 238.4 FS PROPOSED ELEVATION A. C. ASPHALT CONCRETE VICINITY MAP C. 0. CLEAN OUT (234.77) TC EXISTING ELEVATION DG DECOMPOSED GRANITE CONSTRUCTION NOTES: DS DOWNSPOUT o 234.77 EXISTING ELEVATION EXIST EXISTING SF O2 BFF BASEMENT FINISH FLOOR -.-.-.-.-.-.-.-.% -------- FLOW LINE BFP BASEMENT FINISH PAD DATE 3 CONC CONCRETE ---------------- PROPERTY LINE DWY DRIVEWAY OS INSTALL PERFORATED DRAIN TRENCH PER DETAIL SHEET C2 EMH ELECTRIC MANHOLE - EXIST CONTOUR EP EDGE OF PAVEMENT 148 LF FD FOUND 240 PROPOSED CONTOUR FL FLOWLINE INSTALL 8" CATCH BASIN PER DETAIL SHEET C2. FF FINISH FLOOR 7777777777777777777777j� PROP WALL FG FINISH GRADE S=.01 FH FIRE HYDRANT --------------- DRAIN PIPE FP FINISH PAD LATERAL. 1 FS FINISH SURFACE FIELD VERIFY EXIST FENCE GB GRADE BREAK GENERAL NOTES: GFF GARAGE FINISH FLOOR EXIST BUILDING GFP GARAGE FINISH PAD --------- 6"W --------- UTILITY -WATER GM GAS METER HH HANDHOLE 8"SWR--------- UTILITY -SEWER HP HIGH POINT I.P. IRON PIPE STREET LIGHT IE INVERT ELEVATION L&T LEAD AND TACK MH MANHOLE MON. MONUMENT NTG NOTHING FIRE HYDRANT OG ORIGINAL GROUND PA PLANTER AREA PB PULL BOX TV CATV HH PL PROP PROPERTY LINE PROPOSED ED ELECTRICAL HH P.U.E. PUBLIC UTILITY EASEMENT R/W RIGHT OF WAY F -W -M-1 WATER METER S.F.N. SEARCHED FOUND NOTHING SDWK SIDEWALK SMH SEWER MANHOLE STLT STREET LIGHT T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TOC TOP OF CONCRETE T.O.R. TOP OF RIDGE TOS TOP OF SLAB TW TOP OF WALL WM WATER METER \ CORONA DEL MAR BEND PROJECT LOCATION 1. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 3. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 5. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 6. SEPARATE PERMIT FOR WALLS AND FENCES SHALL BE OBTAINED AT THE SAME TIME AS THE BUILDING PERMIT. 7. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. EARTHWORK RAW CUT: 35 CY RAW FILL: 0 CY OVER-X(t3'): 254 CY DOES NOT INCLUDE QUANTITIES FOR FOOTINGS SHEETINDEX Cl TITLE SHEET C2 PRECISE GRADING PLAN C3 SECTIONS AND EROSION CONTROL PLAN C4 SOILS REPORT RECOMMENDATIONS SURVEY NOTE: SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. TOPO SURVEY TOPOGRAPHIC SURVEY DONE BY APEX LAND SURVEYING, INC 2/29/16 DESIGNED: N OWNER/DEVELOPER: GRAYSTONE CUSTOM BUILDERS MICHAEL TERRY & LANCE ALACANO 3419 VIA LIDO #455 NEWPORT BEACH, CA 92663 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714)963-6793 JN 9498 FESS/ oQR °kv� �� p�PS M. Q F2 C'�1200 N0.58627 31- A * EXP. 12-31-18 * sTq� c[0- OF cA��F THOMAS M. RUIZ RCE 58627 VICINITY MAP LEGAL DESCRIPTION: LOT 101 OF TRACT 948 PRECISE GRADING PLAN 2121 SEVILLE AVENUE NEWPORT BEACH, CALIFORNIA SHEET OF ] SHEETS NTS CONSTRUCTION NOTES: QUANTITIES: DRAWN: MJ O1 CONSTRUCT 6" MIN CONCRETE DRIVEWAY. 14 SF O2 CONSTRUCT 4" MIN CONCRETE HARDSCAPE. STD GREY ONLY IN PUBLIC R/W. 696 SF O3 INSTALL 4" FLAT GRATE DRAIN DATE 3 EA ® INSTALL 4" ATRIUM GRATE 2 EA OS INSTALL PERFORATED DRAIN TRENCH PER DETAIL SHEET C2 24 LF © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN 148 LF O7 CONSTRUCT 3"0 DRAIN THRU CURB PER CNB STD PLAN 184-L 2 EA ® INSTALL 8" CATCH BASIN PER DETAIL SHEET C2. 2 EA O9 REMOVE EXISTING PLANTER AND PLANT DROUGHT TOLERANT PLANTS, 31 LF 36" MAX HEIGHT 10 INSTALL NEW SEWER CLEANOUT PER STD -406-L N EXISTING LATERAL. 1 EA FIELD VERIFY GENERAL NOTES: 1. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 3. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 5. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. 6. SEPARATE PERMIT FOR WALLS AND FENCES SHALL BE OBTAINED AT THE SAME TIME AS THE BUILDING PERMIT. 7. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. EARTHWORK RAW CUT: 35 CY RAW FILL: 0 CY OVER-X(t3'): 254 CY DOES NOT INCLUDE QUANTITIES FOR FOOTINGS SHEETINDEX Cl TITLE SHEET C2 PRECISE GRADING PLAN C3 SECTIONS AND EROSION CONTROL PLAN C4 SOILS REPORT RECOMMENDATIONS SURVEY NOTE: SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. TOPO SURVEY TOPOGRAPHIC SURVEY DONE BY APEX LAND SURVEYING, INC 2/29/16 30 DESIGNED: ARCHITECT: CRAIG S. HAMPTON, INC. 5500 E. QUARTERSAWN ST. BOISE, ID 83716 (949) 209-8883 OWNER/DEVELOPER: GRAYSTONE CUSTOM BUILDERS MICHAEL TERRY & LANCE ALACANO 3419 VIA LIDO #455 NEWPORT BEACH, CA 92663 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714)963-6793 JN 9498 FESS/ oQR °kv� �� p�PS M. Q F2 C'�1200 N0.58627 31- A * EXP. 12-31-18 * sTq� c[0- OF cA��F THOMAS M. RUIZ RCE 58627 SOILS ENGINEER/GEOLOGIST: COAST GEOTECHNICAL W. COMMONWEALTH AVE FULLERTON,CA92833 PH: 714-870-1211 W. 0. 548618-01 DATED: MARCH 13, 2018 BENCHMARK: OCS BM: NB1-4-71 YEAR LEVELED: 2015 YEAR LEVE ED: 201 LEGAL DESCRIPTION: LOT 101 OF TRACT 948 PRECISE GRADING PLAN 2121 SEVILLE AVENUE NEWPORT BEACH, CALIFORNIA SHEET OF ] SHEETS DRAWN: MJ CHCK'D: TR DATE: 3/23/18 NO. DATE R E V I S 1 0 N S 30 CONSTRUCTION NOTES: O1 CONSTRUCT 6" MIN CONCRETE DRIVEWAY. O2 CONSTRUCT 4" MIN CONCRETE HARDSCAPE. STD GREY ONLY IN PUBLIC R/W. O3 INSTALL 4" FLAT GRATE DRAIN O4 INSTALL 4" ATRIUM GRATE O5 INSTALL PERFORATED DRAIN TRENCH PER DETAIL SHEET C2 © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN O7 CONSTRUCT 3"0 DRAIN THRU CURB PER CNB STD PLAN 184-L ® INSTALL 8" CATCH BASIN PER DETAIL SHEET C2. O REMOVE EXISTING PLANTER AND PLANT DROUGHT TOLERANT PLANTS, 36" MAX HEIGHT 10 INSTALL NEW SEWER CLEANOUT PER STD -406-L N EXISTING LATERAL. FIELD VERIFY N0. DATE R E V I S 1 0 N S 15' NEW CURB DRAIN 9.49 IE 25 4" CONCRETE 6" TOPSOIL MIN17i —I 4"� FRENCH DRAIN PERFORATION ® BOTTOM 3/4"CRUSHED ROCK EXTEND 20 MIL FILTER CLOTH MEMBRANE 6' LAP 12" a TOP BELOW BOTTOM 12" n PERFORATED DRAIN/ J TRENCH DETAIL NTS � 8" CATCH BASIN 3" DRAIN 4" DRAIN IN IE PER PLAN n 8" CATCH BASIN U NTS TO PERFORATED DRAIN/TRENCH d' ry I 06 I I I I 10 I 1 8 I 1 e> -I ry1 3 O N I w ryb ADJACENT BUILDING �° O -- ----v I (GRASS) 1 000 w TILE 1. CATV 1p om om a (DIRT) '7R SFN �' p,`L 0 ,�n0 r�i BRICK 1001 o _ (°J - o �' PROP 6' WALL _ a 010. � rn 3�O• �0• c� SFN ,y1 N12'56'35"E 70.00' 'y`>, 9 70 x 9•�� 9.601E r, rH, FF1 CTT -1 �,`0.., :1 % 1>% ,.'.. � 7 1 %. 1•% I �, . 3.5% w CONIC 0 0 M J BRICK .: 3 0 NEW CURB DRAIN I I I 7 9.52 IE I I I I nam I oma (GRASS) CONC 8 _10 1k 1°'yk °9 9• I I DESIGNED: DRAWN: MJ CHCK'D: TR DATE: 3/23/18 ------------------------------ ADJACENT BUILDING i 6 ARCHITECT: OWNER/DEVELOPER: PREPARED BY: CRAIG S. HAMPTON, INC. GRAYSTONE CUSTOM BUILDERS FORKERT ENGINEERING & SURVEYING, INC 5500 E. QUARTERSAWN ST. MICHAEL TERRY & 22311 BROOKHURST ST, STE 203 BOISE, ID 83716 LANCE ALACANO HUNTINGTON BEACH, CA 92646 (949) 209-8883 3419 VIA LIDO #455 (714) 963-6793 NEWPORT BEACH, CA 92663 JN 9498 I I I 5 1103" -?,o ESS/p� °gyp s M. 5� EGc 1 Z NO. 58627 m * EXP. 12-31-18 sr Clvn- 9 OF CAL\F°� N13'11'41"E 70.00' �w ,5ry �! 0 of o (CONC) 4 I 4 I I I I I I I I I I I ---- --------j THOMAS M. RUIZ RCE 58627 15' (CONIC) 8.70 TG (CONIC) GAS METER 9.30 WATER METER 9.28 PLACE NEW SWR C.O.(, ON EXIST LATERAL I I FIELD VERIFY LATERAL (CONIC) u 9 9 o 091 (CONC) PROP 6' WALL CONIC I 6 SFN 9.59 9 6------------------------- ---------- 09 ADJACENT BUILDING 99� F5 II SOILS ENGINEER/GEOLOGIS COAST GEOTECHNICAL 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W. 0. 548618-01 DATED: MARCH 13, 2018 BENCHMARK: OCS BM: NB1-4-71 ELEV=7.828 NAVD88 YEAR LEVELED: 2015 11 OP II I II I I o9 LEGAL DESCRIPTION: LOT 101 OF TRACT 948 1b ABBREVIATIONS ARCH ARCHITECTURAL A. C. ASPHALT CONCRETE C. 0. CLEAN OUT DG DECOMPOSED GRANITE DS � EXIST EXISTING BFF BASEMENT FINISH FLOOR BFP BASEMENT FINISH PAD CONC CONCRETE DWY DRIVEWAY EMH ELECTRIC MANHOLE EP EDGE OF PAVEMENT I FOUND FL FLOWLINE FF FINISH FLOOR FG FINISH GRADE FH FIRE HYDRANT FP -----------------------------------------------------------------_ 10.58 I FS - - - - - - - - - - -------------------- -- 10.58 9.90 GB GRADE BREAK GFF GARAGE FINISH FLOOR I GARAGE FINISH PAD GM GAS METER HH FS -HP 1 HIGH POINT FS -HP IRON PIPE IE INVERT ELEVATION L&T FS -HP MH MANHOLE 1 I � NOTHING WALL' ORIGINAL GROUND I I PLANTER AREA PB PULL BOX PL PROPERTY LINE PROP PROPOSED P.U.E. PUBLIC UTILITY EASEMENT 1 jI 6 SEARCHED FOUND NOTHING I - P� SIDEWALK DN SEWER MANHOLE STILT STREET LIGHT T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB o1 TOP OF FOOTING G �S) TOP OF GRATE TOC TOP OF CONCRETE T.O.R. TOP OF RIDGE TOS TOP OF SLAB TW TOP OF WALL WM WATER METER I I I:" WALL FF=10.83 I 1,.35 TW FP=9.33 10 S 0 I 9.69 GFF 1 cAe El 0 1 12"CONCRETE00 „ s 26,1 2„SAND Elf 6 1°� —— — 4"ROCK GFP=8.10 ~O Fy e6 oF5L N O 227 M _ 10.92 FF I nam I oma (GRASS) CONC 8 _10 1k 1°'yk °9 9• I I DESIGNED: DRAWN: MJ CHCK'D: TR DATE: 3/23/18 ------------------------------ ADJACENT BUILDING i 6 ARCHITECT: OWNER/DEVELOPER: PREPARED BY: CRAIG S. HAMPTON, INC. GRAYSTONE CUSTOM BUILDERS FORKERT ENGINEERING & SURVEYING, INC 5500 E. QUARTERSAWN ST. MICHAEL TERRY & 22311 BROOKHURST ST, STE 203 BOISE, ID 83716 LANCE ALACANO HUNTINGTON BEACH, CA 92646 (949) 209-8883 3419 VIA LIDO #455 (714) 963-6793 NEWPORT BEACH, CA 92663 JN 9498 I I I 5 1103" -?,o ESS/p� °gyp s M. 5� EGc 1 Z NO. 58627 m * EXP. 12-31-18 sr Clvn- 9 OF CAL\F°� N13'11'41"E 70.00' �w ,5ry �! 0 of o (CONC) 4 I 4 I I I I I I I I I I I ---- --------j THOMAS M. RUIZ RCE 58627 15' (CONIC) 8.70 TG (CONIC) GAS METER 9.30 WATER METER 9.28 PLACE NEW SWR C.O.(, ON EXIST LATERAL I I FIELD VERIFY LATERAL (CONIC) u 9 9 o 091 (CONC) PROP 6' WALL CONIC I 6 SFN 9.59 9 6------------------------- ---------- 09 ADJACENT BUILDING 99� F5 II SOILS ENGINEER/GEOLOGIS COAST GEOTECHNICAL 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W. 0. 548618-01 DATED: MARCH 13, 2018 BENCHMARK: OCS BM: NB1-4-71 ELEV=7.828 NAVD88 YEAR LEVELED: 2015 11 OP II I II I I o9 LEGAL DESCRIPTION: LOT 101 OF TRACT 948 1b ABBREVIATIONS ARCH ARCHITECTURAL A. C. ASPHALT CONCRETE C. 0. CLEAN OUT DG DECOMPOSED GRANITE DS DOWNSPOUT EXIST EXISTING BFF BASEMENT FINISH FLOOR BFP BASEMENT FINISH PAD CONC CONCRETE DWY DRIVEWAY EMH ELECTRIC MANHOLE EP EDGE OF PAVEMENT FD FOUND FL FLOWLINE FF FINISH FLOOR FG FINISH GRADE FH FIRE HYDRANT FP FINISH PAD FS FINISH SURFACE GB GRADE BREAK GFF GARAGE FINISH FLOOR GFP GARAGE FINISH PAD GM GAS METER HH HANDHOLE HP HIGH POINT I.P. IRON PIPE IE INVERT ELEVATION L&T LEAD AND TACK MH MANHOLE MON. MONUMENT NTG NOTHING OG ORIGINAL GROUND PA PLANTER AREA PB PULL BOX PL PROPERTY LINE PROP PROPOSED P.U.E. PUBLIC UTILITY EASEMENT R/W RIGHT OF WAY S.F.N. SEARCHED FOUND NOTHING SDWK SIDEWALK SMH SEWER MANHOLE STILT STREET LIGHT T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TOC TOP OF CONCRETE T.O.R. TOP OF RIDGE TOS TOP OF SLAB TW TOP OF WALL WM WATER METER Z 1"=4' PRECISE GRADING PLAN 2121 SEVILLE AVENUE NEWPORT BEACH, CALIFORNIA SHEET C2 OF 17 SHEETS 31 -- EXIST I BY SEPARATE PERMIT EXIST WALLS _ TO BE REMOVED III EX_SIT GROUND -------- I I I -- u LI FL 0.3' 1.8' 4.3' I 2 I 2% _27 -----------------------FF=10.83------------------------------------- --- --`---------------� SWALE DETAIL 1"=2' tTRk�l (GRASS) BRICK',.:. (GRASS) SECTION A -A 1"=4' F/L F/L REMOVE I I TILE I I CONC �0 OVER -X SECTION B -B d` I I I I I I I DESIGNED: ARCHITECT: CRAIG S. HAMPTON, INC. S. BROOKSHORE PL BOISE, IDAHO 83706 (949) 209-8883 OWNER/DEVELOPER: GRAYSTONE CUSTOM BUILDERS MICHAEL TERRY & LANCE ALACANO 3419 VIA LIDO #455 NEWPORT BEACH, CA 92663 p1 eR °Nq� ��p S M' p F2 �� 61 y N0. 58627 m * EXP. 12-31-18 * CNI(-O�r"P OF ca��F THOMAS M. RUIZ RCE 58627 SOILS ENGINEER/GEOLOGIST: COAST GEOTECHNICAL 12 00 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W. 0. 548618-01 DATED: MARCH 13, 2018 BENCHMARK: OCS BM: NB14-71 ELEV=7.828 NAVD88 YEAR LEVELED: 2015 LEGAL DESCRIPTION: LOT 101 OF TRACT 948 SECTIONS AND EROSION CONTROL PLAN 2121 SEVILLE AVENUE NEWPORT BEACH, CALIFORNIA SHEET 3615 OF 17 SHEETS DRAWN: MJ CHCK'D: TR DATE: 3/23/18 NO. DATE R E V I S 1 0 N S CONC �. I GRASS - P¢ `IC % .• �. . JIMWALL Tia E. . .G. Qp FA coNc il> �LLr;i � a _ I I CONC �0 OVER -X SECTION B -B d` I I I I I I I DESIGNED: ARCHITECT: CRAIG S. HAMPTON, INC. S. BROOKSHORE PL BOISE, IDAHO 83706 (949) 209-8883 OWNER/DEVELOPER: GRAYSTONE CUSTOM BUILDERS MICHAEL TERRY & LANCE ALACANO 3419 VIA LIDO #455 NEWPORT BEACH, CA 92663 p1 eR °Nq� ��p S M' p F2 �� 61 y N0. 58627 m * EXP. 12-31-18 * CNI(-O�r"P OF ca��F THOMAS M. RUIZ RCE 58627 SOILS ENGINEER/GEOLOGIST: COAST GEOTECHNICAL 12 00 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W. 0. 548618-01 DATED: MARCH 13, 2018 BENCHMARK: OCS BM: NB14-71 ELEV=7.828 NAVD88 YEAR LEVELED: 2015 LEGAL DESCRIPTION: LOT 101 OF TRACT 948 SECTIONS AND EROSION CONTROL PLAN 2121 SEVILLE AVENUE NEWPORT BEACH, CALIFORNIA SHEET 3615 OF 17 SHEETS 10.92 FF 1"=4' ------------------------------- -- OVER—X A REMOVE -------------------------- _____________ O_________1s— GAT a°o �elkj (BRICK) PA PAP` (CONC) --------------------------- ADJACENT BUILDING ALLEY EXIST GROUND TEMPORARY 1-1/8" THICK PLYWOOD(NO JOINTS) SHORING STACKED TO 3 FT MAX RETAINING HEIGHT AND BRACED WITH DRIVEN METAL POSTS (2"0) SET AT 2 FT ON CENTER ALONG WIDTH OF OVEREXCAVATION PER SOILS RECOMMENDATIONS. A (CONC) g I la I DROP a70 j °0 (CONC) p I GAS NETER 9.90 NATER NETER TEL HH 13 (GONG) W J J Q SWALE DETAIL I I I I ' I I I I I I I I I I"=2' ;OUND EROSION CONTROL LEGEND CD�: PLACE GRAVEL BAGS —o— - PLACE FENCE WITH WIND SCREEN 8� EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS R PROJECT PROPERTY 2 MIN HEIGHT 2 BAGS MIN. GRAVEL BAG DETAIL NTS ADJACENT BUILDING DESIGNED: ARCHITECT: CRAIG S. HAMPTON, INC. S. BROOKSHORE PL BOISE, IDAHO 83706 (949) 209-8883 OWNER/DEVELOPER: GRAYSTONE CUSTOM BUILDERS MICHAEL TERRY & LANCE ALACANO 3419 VIA LIDO #455 NEWPORT BEACH, CA 92663 PREPARED BY:OFESS/ FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9498 eR °Nq� ��p S M' p F2 �� 61 y N0. 58627 m * EXP. 12-31-18 * CNI(-O�r"P OF ca��F THOMAS M. RUIZ RCE 58627 SOILS ENGINEER/GEOLOGIST: COAST GEOTECHNICAL 12 00 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W. 0. 548618-01 DATED: MARCH 13, 2018 BENCHMARK: OCS BM: NB14-71 ELEV=7.828 NAVD88 YEAR LEVELED: 2015 LEGAL DESCRIPTION: LOT 101 OF TRACT 948 SECTIONS AND EROSION CONTROL PLAN 2121 SEVILLE AVENUE NEWPORT BEACH, CALIFORNIA SHEET 3615 OF 17 SHEETS DRAWN: MJ CHCK'D: TR DATE: 3/23/18 NO. DATE R E V I S 1 0 N S -------------------------- _____________ O_________1s— GAT a°o �elkj (BRICK) PA PAP` (CONC) --------------------------- ADJACENT BUILDING ALLEY EXIST GROUND TEMPORARY 1-1/8" THICK PLYWOOD(NO JOINTS) SHORING STACKED TO 3 FT MAX RETAINING HEIGHT AND BRACED WITH DRIVEN METAL POSTS (2"0) SET AT 2 FT ON CENTER ALONG WIDTH OF OVEREXCAVATION PER SOILS RECOMMENDATIONS. A (CONC) g I la I DROP a70 j °0 (CONC) p I GAS NETER 9.90 NATER NETER TEL HH 13 (GONG) W J J Q SWALE DETAIL I I I I ' I I I I I I I I I I"=2' ;OUND EROSION CONTROL LEGEND CD�: PLACE GRAVEL BAGS —o— - PLACE FENCE WITH WIND SCREEN 8� EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS R PROJECT PROPERTY 2 MIN HEIGHT 2 BAGS MIN. GRAVEL BAG DETAIL NTS S2 DESIGNED: ARCHITECT: CRAIG S. HAMPTON, INC. S. BROOKSHORE PL BOISE, IDAHO 83706 (949) 209-8883 OWNER/DEVELOPER: GRAYSTONE CUSTOM BUILDERS MICHAEL TERRY & LANCE ALACANO 3419 VIA LIDO #455 NEWPORT BEACH, CA 92663 PREPARED BY:OFESS/ FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9498 eR °Nq� ��p S M' p F2 �� 61 y N0. 58627 m * EXP. 12-31-18 * CNI(-O�r"P OF ca��F THOMAS M. RUIZ RCE 58627 SOILS ENGINEER/GEOLOGIST: COAST GEOTECHNICAL 12 00 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W. 0. 548618-01 DATED: MARCH 13, 2018 BENCHMARK: OCS BM: NB14-71 ELEV=7.828 NAVD88 YEAR LEVELED: 2015 LEGAL DESCRIPTION: LOT 101 OF TRACT 948 SECTIONS AND EROSION CONTROL PLAN 2121 SEVILLE AVENUE NEWPORT BEACH, CALIFORNIA SHEET 3615 OF 17 SHEETS DRAWN: MJ CHCK'D: TR DATE: 3/23/18 NO. DATE R E V I S 1 0 N S S2 COAST GEOTECHNICAL, INC. Graystone Custom Builders 9 W. O. 548618-01 Geotechnical Engineering Investiaation March 13. 2018 PROPOSED GRADING Grading plans were not available at the time this report was prepared. It is anticipated that grading will consist mainly of over -excavation and recompaction for uniform support of the foundations and slabs. GENERAL GRADING NOTES All existing structures shall be demolished and all vegetation and debris shall be stripped and hauled from the site. The entire grading operation shall be done in accordance with the attached "Specifications for Grading''. Any import fill materials to the site shall not have an expansion index greater than 20, and shall be tested and approved by our laboratory. Samples must be submitted 48 hours prior to import. Grading and/or foundation recommendations arc subject to modification upon review of final plans by the Geotechnical Engineer. Please submit plans to COAST GEOTECHNICAL, Inc. when available. GRADING RECONEN ENDATIONS Removal and recompaction of existing earth materials will be required to provide adequate support for foundations and site improvements. Earthwork for foundation Support shall include the entire building pad and shall extend a minimum of three feet outside exterior footing lines. Based on in place densities and consolidation tests, soils found at a depth of three feet below existing grade and deeper have adequate geotechnical properties to provide adequate support of proposed fills and the stricture; as such, removals to a depth of three feet below existing Made or to one foot below proposed footing bottoms, whichever is greater, are anticipated; however, field observations made at the time of grading shall determine final removal Bruits. To provide adequate support along property lines excavations shall be sloped at a 1:1 (H:V) gradient from property line down to the excavation bottom. As fill soils are placed the gradin.- contractor radingcontractor shall bench into the 1:1 construction cut to final grade. Temporary excavations along property lines are shown on Plate 4. During earthwork operations, a representative of COAST GEOTECHNICAL, INC. shall be present to verify compliance with these recommendations. The grading contractor is advised that at the time of our investigation earth materials were well under optimum moisture content. Mitigation of dry conditions will be required to achieve compaction requirements. It is recommended that a fire hose hooked up to a fire hydrant be used to provide the moisture conditioning necessary to achieve adequate compaction. COAST GEOTECHNICAL, INC. Graystone Custom Builders -.0 W. O. 548618-01 Geotechnical Engineering Investigation March 13, 2018 Subsequent to approval of the excavation bottom, the area shall be scarified six inches, moisture conditioned as needed, and compacted to a minimum of 90% relative compaction. Fill soils shall be placed in six to eight inch loose lifts, moisture conditioned as needed, and compacted to a rnininmm of 90% relative compaction. This process shall be utilized to finish grade. Due to the caving nature of the on-site sands, it is highly recommended that the upper two feet of fill be mixed with Portland cement to mitigate the potential for caving of the foundation excavations. Grading for hardscape areas shall consist of removal and recompaction of loose surticial soils. Removal depths are estimated at one to two feet. Earthwork shall be performed in accordance with previously specified methods. FOUNDATIONS - RESIDENCE The proposed structures shall be supported by a mat foundation or a conventional foundation system utilizing spread footings and/or isolated pad footings placed a minimum depth of 24 inches below lowest adjacent grade utilizing an allowable bearing value of 1,800 pounds per square foot. This value is for dead plus live load and may be increased 1/3 for total including seismic and wind loads where allowed by code. The structural engineer's reinforcing requirements should be followed if more stringent. Where isolated pads are utilized, they shall be tied in two directions into adjacent foundations with grade beams. Footing excavations shall be observed by a representative of COAST GEOTECHNICAL, INC., prior to placement of steel or concrete to verify competent soil conditions. If unacceptable soil conditions are exposed mitigation will be recommended. Geotechnical recommendations for foundation reinforcement are given under the liquefaction section of this report. If a mat slab design is utilized, the structural engineer should design the thickness ,and reinforcement requirements for the mat foundation for the building based on the anticipated loading conditions. The mat foundation slab should be at least twelve inches thick, with perimeter footings a minimum of 24 inches below the lowest adjacent grade. A modulus of subgrade reaction of 90 pci may be used in the design of the mat foundation. Reinforcement shall be determined by the structural engineer. Calculations for the subgrade reaction are provided on Plate L Alternate foundations and or additional ground modification techniques, for support of the structure, can be addressed upon request of the project manager. All foundation plans are subject to review and approval of the soils engineer. COAST GEOTECHNICAL, INC. Graystone Custom Builders 11 W. O. 548618-01 Geotechnical Eneineerim, investigation March 13. 2018 All foundation bottoms shall be observed and approved by COAST GEOTECi-LAICAL, Inc. prior to placement of the capillary break. FOUNDATIONS -SECONDARY STRUCTURES Property line walls, planter walls, and other incidental foundations may utilize conventional foundation design. Continuous spread footings or isolated pads placed a minimum depth of 24 inches below lowest adjacent grade may utilize an allowable bearing value of 1,500 pounds per square foot. This value is for dead plus live load and may be increased 1/3 for total including seismic and wind loads where allowed by code. Where isolated pads are utilized, they shall be tied in two directions into adjacent foundations with grade beams. Footing excavations shall be observed by a representative of COAST GEOTECHNICAL, Inc., prior to placement of steel or concrete to verify competent soil conditions. If unacceptable soil conditions are exposed mitigation will be recommended. Foundations shall be reinforced with a minimum of four #5 bars, two top and two bottom, The structural engineer's recommendations for reinforcement shall be utilized where more severe. LATERAL DESIGN Lateral restraint at the base of footings and on slabs may be assmncd to be the product of the dead load and a coefficient of friction of .35. Passive pressure on the face of footings may also be used to resist lateral forces. A passive pressure of zero at the surface of finished grade, increasing at the rate of 250 pounds per square foot of depth to a maxhmm� value of 2,500 pounds per square foot; may be used for compacted fill at this site. If passive pressure and friction are combined when evaluating the lateral resistance, then the value of the passive pressure should be limited to 2/3 of the values given above. FLOOR SLABS Slab on grades shall be designed in accordance with 2013 CBC codes. Site soils are non plastic. Minimum geotechnical recommendations for slab design are five inches actual thickness with #4 bars at 12 inches on center each way. Slabs shall be tidal into perimeter foundations with #4 bars at 24 inch centers. Structural design may require additional reinforcement and slab thickness. COAST GEOTECHNICAL, INC. Graystone Custom Builders -2 M. 0. 54861S-01 Geotechnical Engineering Investigation March 13. 2018 Subgrade soils shall exhibit a relative compaction of 90% to the depth determined by the geotechnical engineer. The soil should be kept moist prior to casting the slab. However, if the soils at grade become disturbed during construction, they should be brought to approximately optimum moisture content and rolled to a firm, unyielding condition prior to placing concrete. COAST GEOTECHNICAL, inc. to verify adequacy of subgrade soils prior to placement of sand or visqueen. Section 4.505.2.1 of the California Green Code requires the use of a capillary break between the slab subgrade and vapor barrier. The capillary break material shall comply with the requirements of the local jurisdiction and shall be a minimum of four inches in thickness. Geoteclunically coarse clean sand is acceptable; however, some localities require the use of four inches of gravel (1/2 -inch or larger clean aggregate). if gravels are used, a heavy filter fabric (Mirafi 140\ shall v r to minimize recommended vapor barrier be placed over the gravels prior to placement of thep puncturing of the vapor barrier. Additionally, a vibratory plate should be used over the gravels prior to placement of the recommended filter fabric to smooth out any sharp protuberances and consolidate the gravels. Slab areas should be underlain by a vapor retarder consisting of an engineered plastic film (as described by ASTivLE-1745). in areas where a moisture sensitive floor covering will be used and/or where moisture infiltration is not desirable, a vapor barrier with a permeancc of less than 0.01perms (consistent with ACI 302.211-06) such as 15 mil. Stego Wrap Vapor Barrier, or equivalent, should be considered, and a qualified water proofing specialist should be consulted. The vapor barrier should be underlain by the above described capillary break materials and filter cloth. The capillary break materials should be compacted to a teniform condition prior to placement of the recommended filter cloth and vapor barrier. The vapor barter should be properly lapped and sealed. Since the vapor barrier will prevent moisture from draining front fresh concrete, a better concrete finish can usually be obtained if at least two inches of sand is spread over the vapor barrier prior to placement of concrete. SEISMIC DESIGN Based on the 2016 CBC the following seismic design parameters are provided. These seismic design values were determined utilizing latitude 33.5970 and longitude -117.88359 and calculations from the USGS ground motion parameter calculator. A conservative site class D was assigned to site earth materiels. • Site Class = D • Mapped 0.2 Second Spectral Response Acceleration, Ss = 1.718g • Mapped One Second Spectral Response Acceleration S, = 0.631 g • Site Coefficient from Table 1613A.3.3(1), Fa= 1.0 • Site Coefficient from Table 1613A.3.3(2), Fv = 1.5 • Maxhnum Design Spectral Response Acceleration for short period, SRIs=1.718g • Maximum Design Spectral Response Acceleration for one -second period, S,vlr = 0.947g COAST GEOTECHNICAL, INC. Graystone Custom Builders 13 W. O. 548618-01 Geotechnical Engineering Investigation March 13.2018 • 5% Design Spectral Response Acceleration for short period, SDs = 1.145-0 • 5% Design Spectral Response Acceleration for onc-second period, SDI = 0.631g SETTLEMENT The maximum total post -construction static settlement is anticipated to be on the order of 1/2 inch. Differential settlements arc expected to be less Ulan 1/2 inch, measured between adjacent structural elements over a distance of 40 feet. Seismic induced settlements are addressed under previous sections. SUBSIDENCE & SHRLNKAGE Subsidence over the site is anticipated to be negligible. Shrinkage of reworked materials should be in the range of 5 to 10 percent. EXPANSIVE SOiLS Results of expansion tests indicate that the near surface soils have a very low expansion potential. UTILITY LINE BACKFILLS All utility line backfills, both interior and exterior, shall be compacted to a minimum of 90% relative compaction and shall require testing at a maximum of two -foot vertical intervals. IIARDSCAPE AND SLABS Hardscape and slab subgrade areas shall exhibit a minimum of 90% relative compaction to a depth of at least one foot. Deeper removal and recompaction may be required if unacceptable conditions are encountered. These areas require testing prior to placing steel or concrete. Hardscape shall be at least four inches thick and reinforced with #3 bars on 18 inch centers both ways. CHENUCAL ANALYSIS An on-site soil sample showed a soluble sulfate content of 50 ppm, which is a negligible sulfate exposure. Concrete with Type It 2,500 psi may be utilized; however, the saltwater environ may cause damage to exposed concrete and a designed concrete should be considered. DRAINAGE Positive drainage should be planned for the site. Drainage should be directed away fiom structures via non -erodible conduits to suitable disposal areas. The structure should utilize roof gutters and down spouts tied directly to yard drainage. COAST GEOTECHNICAL, INC. Graystone Custom Builders 19 W. O. 548618-01 Geotechnical Engineering investigation March 13. 2018 Pipes used for storm/site water drainage should be strong enough to withstand the force of compaction of the soils above. This force can be considerable, causing some weaker pipes to collapse. Drainage pipes shall have a smooth interior. Pipes with a corrugated interior can cause the buildup of fine material, which can impede or block the flow of site waters and, as such, are not recommended. All stomp/site water drainage pipes should be in conformance with the requirements of Table 1102.5 of the 2016 Califomia Plumbing Code. Unlined flowerbeds, planters, and lawns should not be constructed against the perimeter of the structure. if such landscaping (against the perimeter of a structure) is planned, it should be properly drained and lined or provided with an underground moisture barrier. Irrigation should be kept to a minimum. a slope away for landscape areas � a from structures o Section 1804.4 of the 2016 CBC recommends /a v P p within ten feet of the residence, with 2/ slope allowable where justified. Our Justificaliva is die use roof drains tied into area drains, the use of area drains, and site grading which will mitigate the potential for moisture problems beneath a slab on grade. Hardscape areas shall be sloped a minimum of 2% where within ten feet of the residence unless allowed otherwise by the building official. Minimum drainage shall be one percent for hardscape areas and two percent for landscape areas for all other areas. We do not recommend the use of bottomless trench drains, within five feet of the structure, to conform with infiltration best management practice (BMP) such as infiltration trenches, infiltration basins, dry wells, permeable pavements or similar systems designed primarily to percolate water into the subsurface soils. Due to the physical characteristics of die site earth materials, infiltration of waters into the subsurface earth materials has a risk of adversely affecting below grade structures, building foundations and slabs, and hardscape improvements. From a geotechnical viewpoint surface drainage should be directed to the street. The WQMP requirement shall be addressed by the Civil Engineer. ENGINEERING CONSULTATION, TESTING & OBSERVATION We will be pleased to provide additional input with respect to foundation design once methods of construction have been detennined. Grading, foundation and sboring plans should be reviewed by this office prior to commencement of grading so that appropriate recommendations, if needed, can be made. Areas to receive fill should be observed when unsuitable materials have been removed and prior to placement of fill. Fill should be observed and tested for compaction as it is placed. COAST GEOTECHNICAL, INC. Graystone Custom Builders 15 W. 0. 548618-01 Geotechnical Engineering Investigation iNfarch 112018 SUPPLEMENTAL CONSULTING During construction, a number of reviews by this office are recommended to verify site geotechnical conditions and conformance with the intentions of the recommendations for construction. Although not all possible geotechnical observation and testing services are required. The following site reviews are advised, some of which will probably be required by the City of Newport Beach • Gradingand excavations review for main structures • Foundation excavations • Slab subgrade compaction testing • Slab steel placement, primary and appurtenant structures • Compaction of utility trench backfill • Hardscape subgradc compaction AGENCY REVIEW All soil, geologic and structural aspects of the proposed development are subject to the review and approval of the governing agency(s). It should be recognized that the governing agency(s) can dictate the manner in which the project proceeds. They could approve or deny any aspect of the proposed improvements and/or could dictate which foundation and grading options are acceptable. Supplemental geotechnical consulting in response to agency requests for additional information could be required and will be charged on a time and materials basis. LEWTATIONS This report presents recommendations pertaining to the subject site based on the assumption that the subsurface conditions do not deviate appreciably from those disclosed by our exploratory excavations. Our recommendations are based on the technical information, our understanding of the proposed construction, and our experience in the geotechnical field. We do not guarantee Ute performance of the project, only that our engineering work and judgments meet the standard of care of our profession at this time. in view of the general conditions in the area, the possibility of different local soil conditions may exist. Any deviation or unexpected condition observed during construction should be brought to the attention of the Geotechnical Engineer. In this way, any supplemental recommendations can be made with a minimuun of delay necessary to the project. If the proposed construction will differ from our present understanding of the project, the existing information and possibly new factors may have to be evaluated. Any design changes and the finished plans should be reviewed by the Geotechnical Consultant. Of particular importance would be extending development to new areas, changes in structural loading conditions, postponed development for more than a year, or changes in ownership. COAST GEOTECHNICAL, INC. Graystone Custom Builders 16 W. 0.548618-01 Geotechnical Engineering Investigation March 13, 2018 This report is issued with the understanding that it is the responsibility of the owner, or of his representative, to ensure that the information and recommendations contained herein are called to the attention of the Architects and Engineers for the project, and incorporated into the plans and that the necessary steps are taken to see that the contractors and subcontractors carry out such recorrmnendafons in the field. This report is subject to review by the controlling authorities for this project. We appreciate this opportunity to be of service to you. Respectfully submitted: COAST GEOTECI-INICAL, iNIC. Ming -Tang Chen RCE 54011 Daniel E. Here Staff Geologist 33 DESIGNED: ARCHITECT: CRAIG S. HAMPTON, INC. 3615 S. BROOKSHORE PL BOISE, IDAHO 83706 (949) 209-8883 OWNER/DEVELOPER: GRAYSTONE CUSTOM BUILDERS MICHAEL TERRY & LANCE ALACANO 3419 VIA LIDO #455 NEWPORT BEACH, CA 92663 PREPARED BY:OFESsI FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9498 eR °Nay �p S M' p F2 �� G y NO. 58627 rn mAVE * EXP. 12-31-18 * sT9� CN I\- O�r"Q OF cTHOMAS M. RUIZ RCE 58627 SOILS ENGINEER/GEOLOGIST: COAST GEOTECHNICAL 1200 W. COMMONWEALTH FULLERTON, CA 92833 PH: 714-870-1211 W. 0. 548618-01 DATED: MARCH 13, 2018 BENCHMARK: OCS BM: NB14-71 ELEV=7.828 NAVD88 YEAR LEVELED: 2015 LEGAL DESCRIPTION: LOT 101 OF TRACT 948 SOILS REPORT RECOMMENDATIONS 2121 SEVILLE AVENUE NEWPORT BEACH, CALIFORNIA SHEET �� OF 17 SHEETS DRAWN: MJ CHCK'D: TR DATE: 3/23/18 No. DATE R E V I S 1 0 N S 33 C,� 1 RYAN BURRESS INC �U 1 LANDSCAPE DESIGN & BUILD March 6, 2018 RYAN BURRESS P.O. BOX 7326 NEWPORT BEACH, CA 92658 714.975.1434 RYAN@RYANDBURRESS.COM LIC# 946479 CLIENT GRAYSTONE CUSTOM BUILDERS 3419 VIA LIDO #455 NEWPORT BEACH, CA 92663 949-466-0900 LOT# 101 TRACT# 948 APPENDIX H PRESCRIPTIVE COMPLIANCE OPTION (A) This appendix contains prescriptive requirements which may be used as a compliance option to the Ordinance. (B) Compliance with the following items is mandatory and must be documented in a landscape plan in order to use the prescriptive compliance option: (1) Submit a Landscape Documentation Package which includes the following elements: (a) Date (b) Project applicant (c) Project address (if available, parcel and/or lot number (s)) (d) Total landscape area (square feet), including a breakdown of turf and plant material (e) Project type (e.g., new, rehabilitated, public, private, cemetery, homeowner - installed) (f) Water supply type (e.g., potable, recycled, well) and identify the local retail water purveyor if the applicant is not served by a private well (g) Contact information for the project applicant and property owner (h) Applicant signature and date with statement, "I agree to comply with the requirements of the prescriptive compliance option to the MWELO" (2) Incorporate compost at a rate of at least four cubic yards per 1,000 square feet to a depth of six inches into landscape area (unless contra-indicated by a soil test); (3) Plant material shall comply with all of the following: (a) For residential areas, Install climate adapted plants that require occasional, little or no summer water (average WUCOLS plan factor 0.3) for 75% of the plant area excluding edibles and areas using recycled water; For non-residential areas, install climate adapted plants that require occasional, little or no summer water 38 (average WUCOLS plan factor 0.3) for 100% of the plant area excluding edibles and areas using recycled water; (b) A minimum three inch (3") layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. (4) Turf shall comply with all of the following: (a) Turf shall not exceed 25% of the landscape area in residential areas, and turf shall not be planted In non-residential areas (b) Turf shall not be planted on sloped areas which exceed a slope of 1 foot vertical elevation change for every 4 feet of horizontal length; (c) Turf is prohibited in parkways less than 10 feet wide, unless the parkway is adjacent to a parking strip and used to enter and exit vehicles. Any turf in parkways must be irrigated by sub -surface irrigation, or by other technology that creates no overspray or runoff. (5) Irrigation systems shall comply with the following: (a) Automatic irrigation controllers are required and must use evapotranspiration or soil moisture sensor data (b) Irrigation controllers shall be of a type which does not lose programming data in the event the primary power source is interrupted. (c) Pressure regulators shall be installed on the irrigation system to ensure the dynamic pressure of the system is within the manufacturers recommended pressure range. (d) Manual shut-off valves (such as a gate valve, ball valve, or butterfly valve) shall be installed as close as possible to the point of connection of the water supply. (e) All irrigation emission devices must meet the requirements set in the ANSI standard, ASABE/ICC802-2014. "Landscape irrigation Sprinkler and Emitter Standard." All Sprinkler heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014. (C) At the time of final inspection, the permit applicant must provide the 39 owner of the property with a certificate of completion, certificate of installation, irrigation schedule and a schedule of landscape and irrigation maintenance BY SIGNING BELOW I AGREE TO ALL PROVISIONS PROVIDED IN THE APENDIX "H" OF THE NEWPORT BEACH LANDSCAPE ORDINANCE SIGN 1ZYAN D. _E tT, leESS DATE 3-7-18 IRRIGATION INFORMATION 1) WATER SUPPLY IS A POTABLE WATER SOURCE ON THIS SITE 2) A RACHIO 18 STATION CONTROLLER WILL BE INSTALLED, THIS CONTROLLER COMPLIES WITH ALLSTATE AND CITY ORDINANCES 3) A RAIN SENSOR WILL BE INSTALLED TO COMPLY WITH CHAPTER 14.17 4) ALL VALVES WILL BE 3/4" AMI -SIPHON VALVES. THIS COMPLIES WITH CITY ORDINANCE 5) MAIN SHUT OFF VALVES WILL BE INSTALLED AT MAIN CONNECTION AND EACH MANIFOLD LOCATION 6) STATIC WATER PRESSURE IS 6OPSI 7) AVAILABLE WATER GPM ARE 16-18 8) 1 HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFECIENT LANDSCAPE ORDINANCE AND DESIGN STANDARDS, AND HAVE APPLIED THEM FOR THE EFFECIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN vr2YAN P. gURRESS OTsUff 11671TOMFINSYN 1) INCORPORATE COMPOST ATA RATE OF AT LEAST 4 CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF 6 INCHES INTO LANDSCAPE AREA (UNLESS CONTRA-INDICATED BY SOIL TEST 2) A MINIMUM 3 INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDEING APPLICATIONS WHERE MULCH IS CONTRAINDICATED, 3) TURF DOES NOT EXCEED 25% OF THE LANDSCSAPE AREA AND TURF WILL NOT BE PLANTED IN NON-RESIDENTIAL AREAS 4) PRIOR TO PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED TO A FRIABLE CONDITION. ON ENGINEERED SLOPES, ONLY AMENDED PLANING HOLES NEED TO MEET THIS REQUIREMENT. March 6, 2018 PANTING LEGEND W -SCALE -1/411=11 HEIGHT AT MAT. J1IvlU VVIVIIVIVININ'IVIL UV I/ 1 N / INCIvlL dallJ INIII I JILL rr TL SP SNAKE PLANT Sansevieriatrifasdata 1 25 1 5 GAL 1 2' WALLTO BEq STUCCO. W WALL NOTT EXISTING SID 4X16 PRE -CAST CONCR ALLOW FOR 1/8" JOINTS COLOR TO BE PACIFIC S v F_ m m VOOTH WHITE ,P BOTH SIDES EXCEED 36" FROM -TE PAVERS GROUT ALL JOINTS -ONE GRIGIO RECLAIMED WOOD GATE, FRAME NEEDS TO BE STEEL, SELF CLOSING HARDWARE. NOTTO EXCEED HEIGHT OF PILASTER NEW 6" BLOCK WALL. WALL TO BE 36" FROM EXISTING SIDEWALK PITS POTS POTS POTS PILASTER TO BE 42" FROM EXISTING SIDEWALK VENEER TO BE SMOOTH WHITE STUCCO W/ PC -20-104 GRIGIO COLOR CAP • — MODEL# TOP -UL -148 (TOP UGHTS)LED 0 —MODEL#TOP-PL-414(rOP LIGHTS)[ ED ' MODEL# TOP -SL -564 (TOP LIGHTSHED ALL LIGHTS NEED TO BE LED WARM BULBS. MUST REQUESTTHIS UPON ORDER FROM TOP LIGHTS, TRANSFORMER NEEDS TO BE MODEL# TOP -GL - 100 -SS. MAKE SURE YOU PURCHASE LED DRIVER! ONE TRANS FORMER FOR FRONT, AND ONE FOR BACK, ADJACENT NEIGHBOR NEW U Cf1YSTANDARD BLOCK WALL WITHSMOOTH WHITE STUCCO RESIDENCE STANDARD GRAY CONCRETE WITH TOPCAST 3 FINISH ADJACENT NEIGHBOR STANDARD GRAY CONCRETE WITH TOPCAST 3 FINISH. PROVIDE ARTIFICIAL TURF IN BETWEEN PADS NEW 6' CITY STANDARD BLOCK WALL WITHSMOOTH WHITE STUCCO TES NOTTO EXCEED 8' TALL FIRE BOX. HEIGHT NOTTO EXCEED 5' \ INSTALL GRAY FIREBRICK IN FIREBOX, FIREBRICK TO BE IN HERRINGBONE PATTERN PROVIDE 1" GAS LINE 4X16 PRE-CASTCONCRETE PAVERS ALLOW FOR 1/8" JOINTS. GROUT ALL JOINTS COLOR TO BE PACIFIC STONE GRIGIO D F_ STANDARD GRAY CONCRETE WITH TOPCAST 3 FINISH, PROVIDE ARTIFICIAL TURF IN BETWEEN PADS NOTTO EXCEED 6' TALL SHEET L01 OF 17 SHEETS L 1 01