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04_Sailhouse Orange Condominiums Tentative Parcel Map and Coastal Development Permit_PA2018-104
4�EVVPOQT o e� CITY OF ZONING cticoaN01' NEWPORT BEACH ADMINISTRATOR STAFF REPORT June 14, 2018 Agenda Item No. 4 SUBJECT: Sailhouse Orange Condominiums (PA2018-104) Coastal Development Permit No. CD2018-046 Tentative Parcel Map No. NP2018-014 County Tentative Parcel Map No. 2018-121 SITE LOCATION: 210 Orange Street APPLICANT/OWNER: Pat Patterson, Sailhouse Orange, LLC PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • General Plan: RT (Two -Unit Residential) • Zoning District : R-2 (Two -Unit Residential) • Coastal Land Use Category: RT -E (Two -Unit Residential - 30.0 - 39.9 DU/AC) • Coastal Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) and a tentative parcel map to demolish an existing single-family residence and construct a new three-story, 3,164 - square -foot, two -unit condominium, including two attached garages and two carports. The project includes hardscape, landscape, low patio walls, and subsurface drainage facilities all within the confines of the 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). The Tentative Parcel Map will allow each unit to be sold individually. 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) and Section 15315 under Class 15 (Minor Land Divisions) 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. CD2018-046 and Tentative Parcel Map No. NP2018-014 (Attachment No. ZA 1). 1 Sailhouse Orange Condominiums (PA2018-104) Zoning Administrator, June 14, 2018 Page 2 Land Use and Development Standards The 2,427 -square -foot project site is located in the R-2 Zoning District, which allows a maximum of two residential dwelling units on a single legal lot containing a minimum of 2,000 square feet in area. The project is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the project is not eligible for a Waiver for De Minimis Development as the project exceeds a 1.5 floor area ratio. • The property consists of one legal lot containing an existing single-family residence. The neighborhood is predominantly developed with one- and two-story residential structures, of which some are condominiums. Newer structures typically include a roof deck and partial third story. The design, bulk, and scale of the proposed development is consistent with the anticipated neighborhood development pattern. The proposed two -unit development and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below: Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front Oran a Street 5 feet 5 feet Sides 3 feet 3 feet Rear 5 feet 5 feet Floor Area 3,402 3,164 Open Volume Area 255 square feet 365 Third Floor Area 340 square feet 298 Parking 2 per unit, one garage/one covered 2 per unit, including one garage/one carport Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Approval and recordation of the Tentative Parcel Map will allow each unit to be sold individually as condominiums. The property is designated for two -unit residential use by the General Plan and Zoning Code. The new two -unit dwelling is consistent with this designation and a tentative parcel map for condominiums does not change the allowed use or density on the property. • The new condominium project will conform to current Newport Beach Municipal Code requirements and meet all Title 19 standards. 2 Sailhouse Orange Condominiums (PA2018-104) Zoning Administrator, June 14, 2018 Page 3 • Public improvements will be required of the applicant per the Municipal Code and Subdivision Map Act. Hazards • The project site is located approximately 380 feet from an inland canal and is separated from the water by other developed residential lots and the Canal Street public right-of-way. • The finished first floor elevation of the proposed development is 10.30 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. • The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by Coast Geotechnical Inc., dated February 6, 2018, provides recommendations relative to grading, drainage and foundation design. 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. 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 runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated as the property is located more than 200 feet from coastal waters. • 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 not located between the nearest public road and the sea or shoreline, and the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. 3 Sailhouse Orange Condominiums (PA2018-104) Zoning Administrator, June 14, 2018 Page 4 The residential lot does not currently provide nor does it inhibit public coastal access. The nearest public beach access point is located at the intersection of Orange Street and West Ocean Front, across Coast Highway and approximately 480 feet south of the project site. Vertical access to an inland canal is available approximately 475 feet west of the project site, at the end of Grant Street. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project is located on a coastal lot and will replace an existing single-family home with a new two -unit condominium that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15303 and 15315, under Class 3 (New Construction or Conversion of Small Structures) and Class 15 (Minor Land Divisions) 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 a duplex or similar multi -family residential structures totaling no more than four dwelling units in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 3,164 square -foot, two -unit condominium with two attached garages and two carports in the R- 2 Zoning District. Class 15 allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The Tentative Parcel Map is for condominium purposes and is consistent with all of the requirements of the Class 15 exemption. 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 0 Sailhouse Orange Condominiums (PA2018-104) Zoning Administrator, June 14, 2018 Page 5 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: Liane Schuller Contract Planner RU/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description and Justification ZA 4 Project Plans ZA 5 County Tentative Parcel Map No. 2018-121 5 Attachment No. ZA 1 Draft Resolution 0 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-046 AND TENTATIVE PARCEL MAP NO. NP2018-014 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY, TWO -UNIT CONDOMINIUM WITH TWO ATTACHED GARAGES AND TWO CARPORTS AT 210 ORANGE STREET (PA2018-104) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. Applications were filed by Pat Patterson, Sailhouse Orange, LLC ("Applicant'), with respect to property located at 210 Orange Street, requesting approval of a coastal development permit for a new two -unit residential development and a tentative parcel map for condominium purposes. 2. The property is legally described as Lot 10, Block 7, of Tract 709. 3. The Applicant proposes to demolish an existing single-family residence and to construct a new three-story, 3,164 -square -foot, two -unit condominium, including two attached garages and two carports. The project includes hardscape, landscape, low patio walls, and subsurface drainage facilities all within the confines of the private property. The design complies with all applicable development standards and no deviations are requested. All improvements are shown on the attached project plans. The Tentative Parcel Map will allow each unit to be sold individually. 4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT -E (Two -Unit Residential, 30.0 — 39.9 DU/AC) and it is located within the R- 2 (Two -Unit Residential) Coastal Zone District. 6. A public hearing was held on June 14, 2018, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Sections 15303 and 15315, Article 19 of Chapter 3, Guidelines for 7 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 12 Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures) and Class 15 (Minor Land Divisions), 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 a duplex or similar multi -family residential structures totaling no more than four dwelling units in a residential zone. The proposed project consists of the demolition of an existing single-family resdience and construction of a new three-story, 3,164 -square -foot, two -unit condominium, including two attached garages and two carports in the R-2 Zoning District. 3. Class 15 allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The Tentative Parcel Map is for condominium purposes and is consistent with all of the requirements of the Class 15 exemption. SECTION 3. REQUIRED FINDINGS. Coastal Development Permit The Zoning Administrator determined in this case that the proposed project is consistent with the legislative intent of Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code (NBMC) and approves the CDP based on the following findings per NBMC Section 21.52.015 (Coastal Development Permits, Findings and Decision): Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The Tentative Parcel Map is for residential condominium purposes, on an existing inland lot within a developed neighborhood, located approximately 380 feet from an inland canal. The proposed development meets all of the requirements of the Local Coastal Program, including NBMC Section 21.30.025 (Coastal Subdivisions), as discussed in the subsequent facts. 2. 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 residences and enclosed parking, is 3,164 square feet, which complies with the maximum allowable floor area limit of 3,402 square feet. I Zoning Administrator Resolution No. ZA2018-### Page 3 of 12 b. The proposed development will provide the minimum required setbacks, which are five (5) feet along the front property line abutting Orange Street, five (5) feet along the rear property line abutting the alley, and three (3) feet along each side property line. c. The highest guardrail is less than 24 feet from the established grade of 9.00 feet (NAVD88) and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height limitation. d. The project includes one enclosed garage parking space and one covered carport for each unit, in compliance with the minimum parking requirement for two -unit residential development. 3. The property consists of one legal lot containing an existing single-family residence. The neighborhood is predominantly developed with one- and two-story residences, some of which are condominiums. The proposed design, bulk, and scale of the development will be consistent with the anticipated neighborhood development pattern. 4. The project site is located approximately 380 feet from an inland canal and is separated from the water by other developed residential lots and the Canal Street public right-of-way. The finished first floor elevation of the proposed development is 10.30 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. 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 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 not located near designated public viewpoints or coastal view roads 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. 0 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 12 Fact in Support of Finding: 1. The project site is not located between the nearest public road and the sea or shoreline, and the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. 2. The residential lot does not currently provide nor does it inhibit public coastal access. The nearest public beach access point is located at the intersection of Orange Street and West Ocean Front, across Coast Highway and approximately 480 feet south of the project site. Vertical access to an inland canal is available approximately 475 feet west of the project site, at the end of Grant Street. 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project is located on a coastal lot and will replace an existing single-family home with a new two -unit condominium that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views Tentative Parcel Map The Zoning Administrator determined in this case that the proposed project is consistent with the legislative intent of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code (NBMC) and is approved based on the following findings per Section 19.12.070 (Required Findings for Action on Tentative Maps): Finding: C. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. The Tentative Parcel Map is for two -unit residential condominium purposes. An existing single-family residence will be demolished and is being replaced with a new two -unit condominium. The proposed subdivision and improvements are consistent with the density of the RM Zoning District and the RM General Plan Land Use Designation. 2. The proposed project site is not located within any specific plan area. Finding: D. That the site is physically suitable for the type and density of development. 10 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 12 Facts in Support of Finding: 1. The lot is physically suitable for two -unit development because it is generally rectangular and topographically flat, which is typical of lots in this area. 2. A residential use has existed on this site since at least 1980. The proposed project will replace the existing single-family residence with a new two -unit condominium that is compliant with all current code requirements. 3. The subject property has street frontage on Orange Street and is adequately served by existing utilities. Finding: E. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: 1. See Fact in Support of Finding D2. 2. The property is located in an urbanized area that does not contain any sensitive vegetation or habitat. All proposed improvements are located within the confines of private property. 3. The project is categorically exempt under Sections 15303 and 15315 (Article 19 of Chapter 3), of the California Environmental Quality Act (CEQA) Guidelines — Class 3 (New Construction or Conversion of Small Structures) and Class 15 (Minor Land Divisions). Finding: F. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Fact in Support of Finding: 1. The Tentative Parcel Map is for residential condominium purposes. All improvements associated with the project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per NBMC Section 19.28.010 (General Improvement Requirements) and Section 66411 (Local agencies to regulate and control design of 11 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 12 subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions of Approval will be complied with. Finding: G. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Fact in Support of Finding: 1. The design of the development will not conflict with easements acquired by the public at large, for access through, or use of property within the proposed development, because there are no public easements located on the property. Finding: H. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: The property is not subject to the Williamson Act because the subject property is not designated as an agricultural preserve and is less than 100 acres in area. 2. The site is developed for residential use and is within the R-2 Zoning District, which permits residential uses. Finding: 1. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) there is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. 12 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 12 Facts in Support of Finding: 1. The property is not a "land project" as defined in Section 11000.5 of the California Business and Professions Code because the existing subdivision does not contain fifty (50) or more parcels. 2. The project is not located within a specific plan area. Finding: J. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Fact in Support of Finding: 1. The Tentative Parcel Map and any future improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Findinq: K. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Fact in Support of Finding: 1. The proposed two -unit condominium is consistent with the R-2 Zoning District, which allows two (2) residential units on the property. Therefore, the Tentative Parcel Map for condominium purposes will not affect the City in meeting its regional housing need. Finding: L. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Fact in Support of Finding: 1. The new development has been designed and will be constructed so that wastewater discharge into the existing sewer system complies with the Regional Water Quality Control Board (RWQCB) requirements. 13 Zoning Administrator Resolution No. ZA2018-### Paqe 8 of 12 Finding: M. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Fact in Support of Finding: 1. The subject property is located within the Coastal Zone and a Coastal Development Permit, including applicable findings of conformance and conditions of approval, is required for the proposed development. See all Facts in Support of Findings A and B. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-046 and Tentative Parcel Map No. NP2018-014, 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 M Zoning Administrator Resolution No. ZA2018-### Paqe 9 of 12 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. CD2018-046 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. 15 Zoning Administrator Resolution No. ZA2018-### Paqe 10 of 12 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. Prior to the issuance of a building permit, the Applicant shall pay a fair share traffic fee for an increase of one dwelling unit. The fee shall be charged consistent with that in effect at the time of payment. 15. Prior to recordation of the Parcel Map, the Applicant shall pay an in -lieu park dedication fee for an increase of one dwelling unit. The fee shall be charged consistent with that in effect at the time of payment. 16. 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. 17. 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. 18. 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. 19. 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. 20. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 10 Zoning Administrator Resolution No. ZA2018-### Paqe 11 of 12 21. 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 Sailhouse Orange Condominiums including, but not limited to, Coastal Development Permit No. CD2018-046 and Tentative Parcel Map No. NP2018-014 (PA2018-104). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Public Works Department 24. A Final Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 25. Prior to recordation of the Parcel Map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Section s 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 26. All improvements shall be constructed as required by Ordinance and the Public Works Department. 27. Reconstruct all damaged sidewalk panels, curb, gutter and street along the Orange Street property frontage and any damaged concrete alley panels along the alley property frontage as determined by the Public Works Department. 28. All existing overhead utilities shall be undergrounded. 29. All above ground improvements shall stay a minimum 5 -foot clear of the alley setback. 17 Zoning Administrator Resolution No. ZA2018-### Paqe 12 of 12 30. Each unit shall be served by its individual water meter and sewer lateral and cleanout. Each water meter and sewer cleanout shall be installed with a traffic -grade box and cover. 31. An encroachment permit is required for all work activities within the public right-of-way. 32. All improvements shall comply with the City's sight distance requirement. See City Standard 110-L. 33. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. M Attachment No. ZA 2 Vicinity Map 19 VICINITY MAP Coastal Development Permit No. CD2018-046 Tentative Parcel Map No. NP2018-014 PA2018-104 210 Orange Street Sailhouse Orange Condominiums (PA2018-104) Zoning Administrator, June 14, 2018 Page 9 Attachment No. ZA 3 Project Description and Justification 21 i COASTAL DEVELOPMENT PERMIT APPLICATION 210 ORANGE STREET, NEWPORT BEACH PROJECT DESCRIPTION AND JUSTIFICATION Demolish existing one-story single-family residence with attached garage. Construct a new three-story duplex with attached garages and carports. Existing property is bordered by a duplex to the North, a single-family residence to the South, 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 duplex = 2,787 square feet "210" Residence = 1,560 square feet Number of bedrooms = 3 New garage = 192 square feet New carport = 150 square feet Number of parking spaces = 2 Building Height = 29'-0" "210'/2" Residence = 1,227 square feet Number of bedrooms = 3 New garage = 185 square feet New carport = 150 square feet Number of parking spaces = 2 Building Height = 29'-0" Hardscape area = 801 square feet Planting area = 0 square feet \\Grading cut = 5 cubic yards Grading Fill = 70 cubic yards l he existing side yard walls are to remain. 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 new duplex has no effect on public or private recreational opportunities. PA2018-104 for CD2018-0,46 NP2018-014 210 Orange Street Sailhouse Orange, 22 Sailhouse Orange Condominiums (PA2018-104) Zoning Administrator, June 14, 2018 Page 10 Attachment No. ZA 4 Project Plans 23 F— W ry F— U) LU (7 z ry O M OR 0 CO Lu iY) ILDM PAI (E) WALL TO REMAIN N 54038'55" W 00.77' (E) WALL TO REMAIN Pools, spas, walls, fences, patio covers and other freestanding structures require separate reviews and permits." "Fences, hedges, walls, retaining walls, guardrails and handrails or any combination thereof shall not exceed 42 inches from existing grade prior to construction within the required front setback area(s)." N 54039'0" W 80.94' AVERAGE GRADE CALCULATION NBZC EXISTING GRADES: 7.48+ 7.78 + 9.86 + 9.96 (DIVIDE BY 4) = 8.77 (9.00 MIN.) SITE PLAN SCALE: 1/8" = V-0" PROJECT INFORMATION CUSTOM RESIDENCE FOR Sailhouse Development Pat Patterson 170 Newport Center Drive, Suite 260 Newport Beach, CA 92660 (949) 939-1909 JOB ADDRESS 210 Orange Street Newport Beach, CA 92663 TOTAL LANDSCAPE AREA OCCUPANCY: R-3, U TYPE: V -B fire -sprinkled per NFPA 13D ZONING: R2 0 sq. ft. SHEETINDEX ID LEGAL 1 SITE PLAN 2 LOWER LEVEL FLOOR PLAN o >_ Lot 10 THIRD LEVEL FLOOR PLAN 5 ROOF DECK/ROOF PLAN 6 C) 7 EXTERIOR ELEVATIONS Block 7 LOWER & UPPER LEVEL AREA CALCULATIONS 9 THIRD LEVEL AREA CALCULATIONS 10 M C1 W J Zoning R-2 PRECISE GRADING PLAN C3 SECTIONS & EROSION CONTROL PLAN C4 co L1 ,J APN: 424 434 02 (V U° Q o -< 1 LID LIDM SITE Z I Lot Area 2,427 sq. ft. Buildable Lot Area 1,701 sq. ft. J nmy Max. Buildable Area (2x) 3,402 sq. ft. O ¢ r Project Buildable Area (1.86) 3,164 sq. ft. G Min. Open Volume Req'd. (15%) 255 sq. ft. � Project Open Space (21 %) 365 sq. ft. U 3 Max. Third Floor Area (20%) o 340 sq. ft. 0 0 Project Third Floor Area (18%) 298 sq. ft. "210" RESIDENCE (3 bedrooms) NBZC GROSS all First Level Floor Area 812 sq. ft. 833 sq. ft. Second Level Floor Area 738 sq. ft. 832 sq. ft. Third Level Floor Area 10 sq. ft. 104 sq. ft. U Total Floor Area 1,560 sq. ft. 1,769 sq. ft. Garage Area 192 sq. ft. 192 sq. ft. m Carport Area 150 sq. ft. 150 sq. ft. J Roof Deck Area 278 sq. ft. 278 sq. ft. Covered Cabana Area 291 sq. ft. 291 sq. ft. 0 "210 1/2" RESIDENCE (3 bedrooms) NBZC GROSS z a` First Level Floor Area 101 sq. ft. 116 sq. ft. � 1 Second Level Floor Area 838 sq. ft. 903 sq. ft. x 110 Third Level Floor Area 288 sq. ft. 371 sq. ft. � GQ Total Floor Area 1,227 sq. ft. 1,390 sq. ft. Garage Area 185 sq. ft. 185 sq. ft. Carport Area 150 sq. ft. 150 sq. ft. Roof Deck Area 369 sq. ft. 369 sq. ft. TOTAL LANDSCAPE AREA OCCUPANCY: R-3, U TYPE: V -B fire -sprinkled per NFPA 13D ZONING: R2 0 sq. ft. SHEETINDEX ID Name 1 SITE PLAN 2 LOWER LEVEL FLOOR PLAN 3 UPPER LEVEL FLOOR PLAN 4 THIRD LEVEL FLOOR PLAN 5 ROOF DECK/ROOF PLAN 6 EXTERIOR ELEVATIONS 7 EXTERIOR ELEVATIONS 8 LOWER & UPPER LEVEL AREA CALCULATIONS 9 THIRD LEVEL AREA CALCULATIONS 10 TOPOGRAPHIC SURVEY C1 GRADING PLAN GENERAL NOTES C2 PRECISE GRADING PLAN C3 SECTIONS & EROSION CONTROL PLAN C4 SOILS REPORT RECOMMENDATIONS L1 LANDSCAPE PLAN VICINITY MAP z U° o -< 1 J nmy O ¢ r G V � U 3 o 0 0 �n all ml W Q U J z H 11 F m N J H V) O U 0 z a` � M N � 1 � d C� U x 110 U N � GQ C) Z d W W ¢ w U W 00z z Cn w x z maw O azo U a�Z Date: 4/24/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 210 ORANGE STREET SHEET 1 OF SHEETS r PATIO m lei / ..i.•� 1'mI• I �l I' WI UP LIVING CLG. 9° W J 0 Iia j� LL IIw N UP UNIT 210 DINING CLG. 9° O P E N A B O V E — — — — — — — — I I I I I I I _ F O Lu U n¢ KITCHEN U) 1 4 CLG. 91 W I 4 Y LU 1 U) Y I F I —JI o I L — I UP STORAGE 111 o PDER J v CL ° a 11 P U IT 21 1 I =III L L — — — — — — — — — — — — — — I II I I I STORAGE TRASH I I TRASH I WAIEik i' I HEATER i I GA�AGE 2,t0 1/2 k CLd47@ X 6-3" WIDE X-1 9`-0" DE€P RKING AREA L - - — — — — — — — F — — — — — — — — — — — �-L 4TER, \ \ �613" WIDEX-1 RKING AREA \ — — — — — — \ \ I I CARPORT I I I CLG. 76 I I I 9'-3" WIDE X 35-0" DEEP I TANDEM PARKING AREA I I I — ------—— — — — — —— --'I-! I — — — — — — — — — — — — — — — — — -17 I ' CARPORT II I CLG. 76 I I I ` 9'-3" WIDE X 35'-0" DEEP TANDEM PARKING AREA I I I II II LOWER LEVEL FLOOR PLAN SCALE: 1/4" = 1'-0" ti m m ca Z U O O Z x � a 0 w w O O m O 0 G M w c0 z r u m pp S] y C/� U h 6i m m F 3^. •� x z J z 7 `3 U z � w " o A � �Il C�11 �II W z U J � J O H J LL �. J i' LLI m W 'D J U) Lu0 O N 4 O U O� O a1 O\ M O w ^ rn rn U x � U N CLQ � o w z °Q� w W U z o�u A 0 o� zz � H azo O p F Date: 4/24/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 210 ORANGE STREET SHEET 2 OF 15,,SHEETS UPPER LEVEL FLOOR PLAN SCALE: 1/4" = T-0" ti m m U O r� O z x � a 0 w � F O T p � FLI O 7 m cp a. p, U � S � 'Z N pp y cG F � w " O " o A � �Il w d z U J a0_ J O Id - LL J W m W D J Lu J H o_ d O U O ~ z�z � M FG O � U x � U N w W< u o�u � v w adz Date: 4/24/18 Scale: 1/8" = V-0" Drawn: CSH Job: 210 ORANGE STREET SHEET 3 OF 1SHEETS 72'-10" 2-- 12'-10" 13,_0" 5'-0" 8'-2" 18,_4" 18,_6" 1'-5 1/2" 16-10 1/2" ih M +42" WALL +42" WALL D /\ E /\ C/KDECK DECK DECK \/r II \\/ /\\ 11\ \ OA/C DECK DRAIN DRAIN DRAIN DRAIN DRAIN 3:1�3:12 SLOPE SHOWE SHELF & POE DECK DRAIN r\ Ca Na\CLOSET to Cn I CABANAo SLOPED CLG. mmROOF DECK v' J ROOF DECK — — — — — — — — — — — — ------7� ^n MASTER BATH UNIT 210 UNIT 210 1/2 Cn � � DECK DECK DRAIN 3:12 SLOPE 3ALOPE DRAIN MASTER BEDROOM OPEN T O B E L b 4V DSLOPED CLG. 3:12 SLOPE 3:12 SLOPE DECK DECK DRAIN DRAIN +42" WALL +42" WALL 10,-6" 2'-6" 16_0" 6'-2" 8'-2" 5'4" 13'-0" 5'-1 8'-8" 48,-8" 15'-6" Q2 ' 7" THIRD LEVEL FLOOR PLAN SCALE: 1/4" = 1-0" NdN ON ti m m zU O r� z x � a O 0 w � F O T p � � O zyw a U � SA cG F 'Z N pp y =00.Z z 4' Uz � w " o A � �Il (S11 Q Y U Qa � J O O � LL J W m W J (n � J = I- Q O U 01 O C1 ~ z�z � M FG � O U x � U (V Z w W U � v w adz Date: 4/24/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 210 ORANGE STREET SHEET 4 OF � �SHEETS o IV w W U � v w adz Date: 4/24/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 210 ORANGE STREET SHEET 4 OF � �SHEETS ROOF DEC SCALE: 1/4" = 1'-0" K/ROOF PLAN ]�-- LL� ti m m zU O r� O z x � a 0 w � � O T p � O G H h a FTI O 7 m cp a, 42" HIGH WALL T.O.W. 32.33 U S � y 42" HIGH WALL T.O.W. 32.33 Z z 7 3 � w " o A 3„ I I I �Il I + DECK7 V Y U I d DECK EL DRAIN LL d 3,d ~ I X3:12 w3:12 U m LLI DRAIN Q D X3:12 �0 d 3:12 N I d (�o O I U O � O � I M FG O 3' o 06 x � U (V Os Z r° x I w W u z u SLOPE 2% I 1 I r I z � v I SLOPE 2% Date: 4/24/18 Scale: 1/8" = V-0" Drawn: I L Job: 210 ORANGE STREET SHEET -1 I Nf I L I 1 3„ ��% �P��� `�9``�l JP��� co I C'4 N I N I m cM7 c� h I I M h I ch M I I 3" 38.00 38.00 I I RIDGE RIDGE I O O I RIDGE RIDGE 38.00 38.00 DECK 3" I RIDGE I I DECK I Q N r Y I N 3,• I M I S (� = I,� I = I LLI v Icli I o I — -J �' L--_ -- 06 Im3:12 w o 3:12_ I I 3:12 3:12_ SLOPE 2% I 44 CS I I ' I SLOPE 2% 10 `') I I I 3" I T. I I DECK I L — — — — — — — — -----J DECK io 2%S o DRAIN I I I DRAIN ♦} L— — — — — — — — — — — — --- — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 42" HIGH WALL T.O.W. 32.33 42" HIGH WALL T.O.W. 32.33 ROOF DEC SCALE: 1/4" = 1'-0" K/ROOF PLAN ti m m zU O r� O z x � a 0 w � � O T p � O G H h a FTI O 7 m cp a, p, U S � y Z z 7 3 � w " o A � �Il V Y U z d Q EL J LL d 0 ~ U m LLI Q D d I..1_ N d O U O ~ z�z � M FG O � U x � U (V Z r° x w W u z u z � v w adz C-4 Date: 4/24/18 Scale: 1/8" = V-0" Drawn: CSH Job: 210 ORANGE STREET SHEET 5 OF .SHEETS RIDGE 38.00 T.O.W. 32.33 F.F. 10.30 AVG. GRADE 9.00 RIDGE 38.00 T.O.W. 32.33 D AVG. GRADE 9.00 FRONT ELEVATION SCALE: 1/4" = 1'-0" RIDGE 38.00 co TOW 32.33 — F.F. 10.30 AVG. GRADE 9.00 REAR ELEVATION SCALE: 1/4" = 1'-0" RIDGE 38.00 co J. 32.33 =_F. 10.30 GRADE 9.00 RIGHT SIDE ELEVATION SCALE: 1/4" = 1'-0" m z U° 1� � r 10 J nmy z � U 3 w 1 0 o �n all m� IW V +d .i. U U) O J d LU I~ - J W Irf W O O LU J X H N d O U rn 0 rn z a` � M N � u x � � N � rQ � CCS C) Z d w W ¢ w w �zU z LT) x z maw O azo U a�Z Date: 4/24/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 210 ORANGE STREET SHEET 6 OF SHEETS z U° 1� � r J nmy z � U 3 w 1 0 o �n all m� w c� d U U) O J d LU I~- J W W' m O O LU J X H N d O U C) 0 a, z a` � M N � x � � N � rQ � CCS C) z d w W ¢ w w �zU x Occ azo U a�Z Date: 4/24/18 Scale: 1/8" = V-0" Drawn: CSH Job: 210 ORANGE STREET SHEET 7 OF SHEETS r -- r--------------------- F 36" F.P. I 1 — I — — — — — — — --------------------- N --------- I I I I �j U O O z x � a 0 I I I F- w � F O T p � 0 — � I a• I I c rel O o m cp E a. p U h6 m o s 'Z N pp y cG F W L �1 V z 7 3 C —2 PATIO 10" 1 ' 10" LIVING 219pMVVg5 LEVEL SF DINING � w (L w o A KITCHEN I 14.8 . FT CLG. 90 A: 812 sq ft CLG. 90 vi Elu) CLG. 90 C�11 �IIII — c�J WW z 0 (� Q d I�/ ::D U U z23'-2" 0. U J LU x 22'-10" Yr- F. — '''��!000(((--,,," x 23'-10" W LU m 528.97 SQ. FT. D J SQ. FT IJ � d o_ —.18 O L — I UP UP UP O P E N A B O V E W I 0 LL STORAGE J M I m I I L UP L112 J I I I LSTORAGE W II 1 q I TRASH I I TRASH I L 1 WATER\ HEATER \ / 2F�Att SF �' q ft t 3' WIDE_X-19' 0U 6kP ARKING AREA \ \ I \ �I WAZRI HEATER 2tT��SF / /911 WIDE X 19`-0"DE€P RKING AREA \ \ \ I : --- — — — — — — — — — — — — — — — — — — — — I I CARPORT II CLG. 76 I 9'-3" WIDE X 35'-0" DEEP TANDEM PARKING AREA I OPIN-SPACE SF I A: 365 sq ft — , I — ------ — — — — — — —— --1-I — — — — — — — — — — — — — — — — — —17 I I I I CARPORT II CLG. 76 I WIDE X 35'-0" DEEP TANDEM PARKING AREA I FIRST LEVEL AREA CALCS NBZC SCALE: 1/4" = V-0" I I I I I I I I I I I I I I I I I I I I I I I I I I I I I _LJ SECOND LEVEL AREA CALCS NBZC SCALE: 1/4" = 1'-0" N m m �j U O O z x � a 0 w � F O T p � 0 a Q O i ,u c rel O o m cp E a. p U h6 m o s 'Z N pp y cG F �1 V z 7 3 � w w o A � �Il C�11 �IIII — c�J z 0 (� Q d I�/ ::D U U Q 0. U J LU H Q F. W LU m D J W IJ � d o_ i -m O 0 a, 0 M 0 � U x � U (V w W< u o�u z � v w adz Date: 4/24/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 210 ORANGE STREET SHEET 8 OF 1 !�, SHEETS 5'-1" 12,_10" 13,_0„ 5'-0" 6'-2" 18,-4" 15,_6" 72,_10" 2'-7" THIRD LEVEL AREA CALCS NBZC SCALE:1/4" = 1'-0" 1'-5 1/2" 16'-10 1/2" m M +42" WALL +42" WALL DECK DECK DECK DECK DECK DRAIN DRAIN A/C DRAIN DRAIN I A/C DRAIN II a I o 3:12 SLOPE 3:12 SLOPE II DECK E � SHOWE \ SHELF & POLE / DRAIN a \ C\LOSET �,II �12'-10 I I o CABANA o 31 s4. FT. \ ROOF DECK I m \ \ \l // / SLOPED Clm \ J // / J I /7� �c\ 66.00 ROOF DECK -1 /2"x 1 '- "MASTER s' -o" x m -r' / \ N z SO. T BATH 153.75 SO� J, � UNIT 210 I / I I \ UNIT 210 1l2 N I I co U)2'(0�1/2 UPRfR LEVE ASF � I I � � A: 2�Z� sq ft44 01 M/ / I I \ \ m DECK DECK DRAIN 3:12 SLOPE 3:12 LOPE \ \ DRAIN I I MA TER 1 P LE \ BED ROOM I I OPEN TO B E Lb'iV /{; $qft SLOPED ClZD I I _ 3:12 SLOPE I 3:12 SL PE II i� I DECK DECK � DRAIN ti m m U O r1 z x � a (D 0 w w � O T p � j..rj F mop � O p,.. - a U z O s� " z z 7 `3 � w " o " o A � �Il V Cf) d z Y o_ U � d Q ^ � J U U � w � � co W U1 W QJ (Y I--- 0 U a, 0 C, M U x � U (V w W U � w v adz Date: 4/24/18 Scale: 1/8" = 1'-0" Drawn: CSH Job: 210 ORANGE STREET SHEET 9 OF V SHEETS DRAINN. w W <V N +42" WALL +42" WALL 10'-6" 2'-6" 16,_0" 6'-2" 8'-2" 5'-4" 13,_0„ 5'-1" 48,_8" 15,_6" 2'-7" SHEETS NORTH 0' 8' 16' SCALE: 1"=8' NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. LEGEND DESCRIPTION DECK # BRICK T� WALL BUILDING I PROPERTY LINE N Q RdM SURVEYING INC. N V RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@COX.NET TOPOGRAPHIC SURVEY JOB: (64-71) 9.62 PC 16 fs IP PG PG PL 21 • 9.04 cp CON(CD n CONC. CONC. CONC. 39 2 F 1 GBFS f� R R f s CONC. CONC. CONC. 2 4CONC e 7.4FICONC. tCONC CONC. CONC. 9.73 CONC. 0� Ln CONC. �2 z 9��F'9r9 s CONC. IP FENCE N.G. NATURAL GRADE z P. P. !] POWER POLE WM W WATER METER zl F. F. fY FINISH FLOOR G. F. GARAGE FLOOR CONC. > W CONCRETE F. S. CONC. FINISH SURFACE w M.H. U Q MAN -HOLE P .91 9.23FL PLANTER A.C. s ASPHALT o T ( ^ TCP-(;RATF N Q RdM SURVEYING INC. N V RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@COX.NET TOPOGRAPHIC SURVEY JOB: (64-71) 9.62 PC 16 fs IP PG PG PL 21 • 9.04 cp CON(CD n CONC. CONC. CONC. 39 2 F 1 GBFS f� R R f s CONC. CONC. CONC. 2 4CONC e 7.4FICONC. tCONC CONC. CONC. 9.73 CONC. 0� Ln CONC. �2 z 9��F'9r9 s CONC. DATE: 11/8/2017 CONC. 9.80 7.79 CONC. IP CONC. !] PC W ^1 fY 9 h > W CONC. 9.73TC U Q 1e .91 9.23FL 0 w s ^ e 9.74 PL 51 101 CONC. 25 E 0 ridge 5.44 PG �7 CONC. DATE: 11/8/2017 CONC. 9.80 7.79 CONC. CON C. !] W ^1 fY h > W O fY U Q CONC. 0 w ^9 L.tS u DIRT 2.6 8.28 tt 70 • 19.66 ridge NEWPORT SHORES DRIVE CONC. It Is LOT 11 LEGAL DESCRIPTION: LOT 10 BLOCK 7 SEASHORE COLONY TRACT -5' 5' CONC. CONC. 10.11 9 9.95 9° 10.03 f fs CONIC. CONC. It Is 2,427 sq ft LAND R0N J MIEDEMA A *N0. 4653 EXP. 9/30/19 C TO/ ADDRESS OF PROJECT: 210 ORANGE STREET SHEET NEWPORT BEACH 10 OF 15 SHEETS 33 LOT 9 0 CONC. 0 w 9.74 51 101 9.55 E 0 ridge 5.44 10035.09 �7 fl 9.70 is ridge 9.91 is CONC. CONC. CONC. CONC. CONC. RESIDENCE CARPORT CONC. 11 CABLE Tv N54`38'55"W 80.77' -4 CONC. CONC. �6^F9 F CONIC. 9.71 CONG »CPN CONG CONC. CONC. ,, 13t`H CONC. is 3 I 7 e 9.71 s 5 9.60 El 9.79 7.14 is CONC. 1F coNc.3.8 b �O ?�%' CONC. 9.97 Is ^a1� �� N Mo CONIC. _ O RIs 274 P 9.80 p R R �� CONC. 0`O 25.3' 0 79. CONC. ejO 1C. CONC. CONC. CONIC. m '^ LOT 10 CONC. 20 pi CONG CONC. CONC. 8 RESIDENCE ��F z 9.87 g 9.72 - 9.87 79 U rs LCONC. fS CONIC. CONC. CONIC. (V CONC. 0 W Q q� Ln LLJ107 LU 7 71 > fs Of CONIC O Q O CONIC. z CONIC. CONC. Z WALL CONC, CONIC. CONIC. 0^pV 25 d' n CONIC. 1? 3 CONG qFy 0� 108 7.14 105 10.15 CONC. fe ce.96 oM co c, 92 ^g 9.75 ° 9.95 cP p (I 1 s0 "9e.o1N54`39 0' W 80.9 DIRT 8.11 DIRT lu � • 8.27 DIRT ' ^9 11� "9 CONIC. T� CONC. w RESIDENCE ,^ J Q CONC. CONC. LOT 11 LEGAL DESCRIPTION: LOT 10 BLOCK 7 SEASHORE COLONY TRACT -5' 5' CONC. CONC. 10.11 9 9.95 9° 10.03 f fs CONIC. CONC. It Is 2,427 sq ft LAND R0N J MIEDEMA A *N0. 4653 EXP. 9/30/19 C TO/ ADDRESS OF PROJECT: 210 ORANGE STREET SHEET NEWPORT BEACH 10 OF 15 SHEETS 33 GRADING NOTES: 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NEMC), 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. NO. DATE R E V I S 1 0 N S DESIGNED: DRAWN: SC CHCK'D: TR DATE: 4/20/18 ARCHITECT: CRAIG S. HAMPTON, INC. 5500 E. QUARTERSAWN ST BOISE, ID 83716 PH: (949) 209-8883 OWNER/DEVELOPER: PAT PATTERSON 170 NEWPORT CENTER DR, SUITE 260 NEWPORT BEACH. CA. 92625 PRECISE GRADING PLAN 210 ORANGE STREET NEWPORT BEACH, CALIFORNIA 9 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 ARCH ARCHITECTURAL A.C. ASPHALT CONCRETE C.O. 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 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 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714)963-6793 JN 9485 LEGEND & SYMBOLS 238.4 FS PROPOSED ELEVATION o 234.77 EXISTING ELEVATION 4" MIN CONCRETE HARDSCAPE. O3 -----------)%--------- FLOW LINE ® PROPERTY LINE -------(104) --------- EXIST CONTOUR 104 PROPOSED CONTOUR INSTALL 4" PROP WALL O7 DRAIN PIPE ❑ ❑ ❑ EXIST FENCE ---------------- EXIST BUILDING QROFESS/p� C9�i�O�S �n N0. 58627 * EXP. 12-31-18 ST CNIL �P ArF OF CAS\F0� THOMAS M. RUIZ RCE 58627 SURVEY TOPO TOPOGRAPHIC SURVEY BY RdM SURVEYING, INC. DATE: 11/8/2017 SOILS ENGINEER/GEOLOGIST: BENCHMARK: COAST GEOTECHNICAL 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W. 0. 547017-01, DATED: FEBRUARY 6, 2018 1 CONSTRUCTION NOTES: O1 CONSTRUCT 6" MIN CONCRETE DRIVEWAY O2 CONSTRUCT 4" MIN CONCRETE HARDSCAPE. O3 INSTALL 4" FLAT GRATE DRAIN ® INSTALL 3" CHANNEL DRAIN OS INSTALL TRENCH DRAIN PER DETAIL SHEET C2. © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN O7 INSTALL 4" GRATE DRAIN WITH ROCK SUMP PER DETAIL, SHEET C2 ® CONSTRUCT 3"0 DRAIN THRU CURB PER CNB STD PLAN 184-L 9O REMOVE BLOCK WALL, CONCRETE STEPS AND FENCE AND PLANT DROUGHT TOLERANT PLANTS, 36" MAXIMUM HEIGHT. GENERAL NOTES: PROJECT LOCATION VICINITY MAP NTS QUANTITIES 449 SF 631 SF 2 EA 56 LF 20 LF 59 LF 2 EA 2 EA 58 SF 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: 5 CY RAW FILL: 70 CY OVER -X: (f 3') 203 CY SHEETINDEX C1 TITLE SHEET C2 PRECISE GRADING PLAN -FIRST FLOOR PLAN C3 SECTIONS & EROSION CONTROL PLAN C4 SOILS REPORT RECOMMENDATIONS SURVEY NOTE: SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. LEGAL DESCRIPTION: LOT 10, BLOCK 7 OF SEASHORE COLONY TRACT TITLE SHEET 210 ORANGE STREET NEWPORT BEACH, CALIFORNIA SHEET C1 OF 15 SHEETS 34 CONSTRUCTION NOTES: O1 CONSTRUCT 6" MIN CONCRETE DRIVEWAY O2 CONSTRUCT 4" MIN CONCRETE HARDSCAPE. O3 INSTALL 4" FLAT GRATE DRAIN ® INSTALL 3" CHANNEL DRAIN O5 INSTALL TRENCH DRAIN PER DETAIL SHEET C2. © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN O7 INSTALL 4" GRATE DRAIN WITH ROCK SUMP PER DETAIL, SHEET C2 ® CONSTRUCT 3"0 DRAIN THRU CURB PER CNB STD PLAN 184-L O9 REMOVE BLOCK WALL, CONCRETE STEPS AND FENCE AND PLANT DROUGHT GARAGE FINISH FLOOR PAD TOLERANT PLANTS, 36" MAXIMUM HEIGHT. DIMENSIONS DETERMINED BASEMENT FINISH FLOOR BY GRATE FRAME BASEMENT FINISH PAD DIMENSIONS, USE FRAME CONCRETE AS FORM DRIVEWAY I " a m FOUND FL FLOWLINE FF ,fh PROP 4" PERFORATED DRAIN LINE 6" MIN WIDE PEDESTRIAN SAFE FRAME & GRATE 3 8"SLOT OPENING. EAST JORDAN IRON 3" WORKS OR EQUAL (800) 874-4100 ISI#4 REBAR TOP & BOTTOM CRUSHED GRATE A- DIG A 24" WIDE X 18" DEEP TRENCH B- PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE C- FILL BOTTOM 8" OF THE TRENCH W/ CRUSHED ROCK D- FORM AND POUR PERIMETER CONCRETE CURB E- FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH TRENCH DRAIN 5 NTS PER PLAN ( GRATE DRAIN WITH ROCK SUMP NTS ABBREVIATIONS BFF BASEMENT FINISH FLOOR BFP BASEMENT FINISH PAD CONC CONCRETE DWY DRIVEWAY EP EDGE OF PAVEMENT FD FOUND FL FLOWLINE FF FINISH FLOOR FP FINISH PAD FS FINISH SURFACE FG FINISH GRADE GB GRADE BREAK GFP GARAGE FINISH FLOOR PAD HH HANDHOLE HP HIGH POINT I.P. IRON PIPE IE INVERT ELEVATION OG ORIGINAL GROUND PA PLANTER AREA PL PROPERTY LINE PROP PROPOSED L&T LEAD AND TACK MON. MONUMENT NTG NOTHING R/W RIGHT OF WAY SDWK SIDEWALK S.F.N. SEARCHED FOUND NOTHING 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 TW TOP OF WALL WM WATER METER CABLE TV I ss� B I I c�/ 3 I s 6 3 CD — — — ~ w — — — — — — 4 — — — — — ADJACENT RESIDENCE — — — — — — — I — — — — — — — — 8�S m a M N EXIST WALL � ,F5 F5 wM I Q 0 0 0 o T1 PROTECT o o p �1N 1 FS w� I 9 060 LE - II �1� � � -t m / N54'38'55"W 80.77' mi \\' �� I-ITI—IITI I I I I—I—ITI I I I 1 1-1-1111—f=1 I I I I— — =L—L _ —,— _ — TI > — 3 I - - - - - - ELOW ... .. .. .. .14F5 - .: - - - - -- - - - 2 i- - _ - - 1 - - - .-.- - - - 5. 5, 1 RB DRAIN I I .: 1% I . .]%. -.. .. `.. 1� '.FS� �FL�O-HP. i FLO-HP 2g7H.: 0:6� ... /FL2� ,— - I; -.-. .-.-.. Ni`ij -� 10.05 I 10.17 - - - - - - - - ..............-a - bo SWALE FS I. FS : T'?6 1055 $WALE 1 ��.� I 1$�6 0h 10.05 1.0.05 9.94 I d ^F 9.94 }I 3 - F8 .. r — - FS-_ --.—' =N1— — — — -FS' - - _ — I I . ...00 . FS ' NI .. .FSa6 �� $• I- PROTECT DESIGNED: ARCHITECT: CRAIG S. HAMPTON, INC. 5500 E. QUARTERSAWN ST BOISE, ID 83716 PH: (949) 209-8883 OWNER/DEVELOPER: PAT PATTERSON 170 NEWPORT CENTER DR, SUITE 260 NEWPORT BEACH, CA. 92625 PREPARED BY: FORKERT ENGINEERING &SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9485 . N . SOILS ENGINEER/GEOLOGIST: COAST GEOTECHNICAL 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W. 0.547017-01, DATED: FEBRUARY 6, 2018 LL1 LEGAL DESCRIPTION: LOT 10, BLOCK 7 OF SEASHORE COLONY TRACT PRECISE GRADING PLAN 210 ORANGE STREET NEWPORT BEACH, CALIFORNIA SHEET /1 2 OF 15 SHEETS / LLJ DRAWN: SC 13.00 TW j- 9 . CHCK'D: TR DATE: 4/20/18 NO. DATE R E V I S 1 0 N S F / Q SSR 3lJl� % of 2 0 A NIS o 3 I .. 9.73M ..' 9.64TC d C� 9.15FLI z 4 d 9.80 10.05 DN 10.05 I. I J_ FS FS FS. 2 AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. DN ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY - -.. L-6 AND L-18.+BNG 2R9 y 2% ANEW CURB DRAIN 1 " — — \ 9.14 IE 9.62TC 17.1' 9.14FL �, I iY�.. Y/.y - ? c e 6 I 4 N 6 D�ND 4 N54'39'0"W 80.94' U p � EXIST WALL U °'' w R �i to 00 a�\N� PROTECT w ' 4 ,�.�'� rnrn ® mim — ADJACENT RESIDENCE OF � N 3 n 3 1 "=4' 315 DESIGNED: ARCHITECT: CRAIG S. HAMPTON, INC. 5500 E. QUARTERSAWN ST BOISE, ID 83716 PH: (949) 209-8883 OWNER/DEVELOPER: PAT PATTERSON 170 NEWPORT CENTER DR, SUITE 260 NEWPORT BEACH, CA. 92625 PREPARED BY: FORKERT ENGINEERING &SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9485 QRoFESSIO �v Q�� �p,S M. 7 0 ~ r m NO. 58627 Am * EXP. 12-31-18 * J'T CIVI\.\P 1 OF CAS\FOTHOMAS M. RUIZ RCE 58627 SOILS ENGINEER/GEOLOGIST: COAST GEOTECHNICAL 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W. 0.547017-01, DATED: FEBRUARY 6, 2018 BENCHMARK: LEGAL DESCRIPTION: LOT 10, BLOCK 7 OF SEASHORE COLONY TRACT PRECISE GRADING PLAN 210 ORANGE STREET NEWPORT BEACH, CALIFORNIA SHEET /1 2 OF 15 SHEETS DRAWN: SC CHCK'D: TR DATE: 4/20/18 NO. DATE R E V I S 1 0 N S 315 NO. I DATE R E V I S 1 0 N S I BY SEPARATE PERMIT I FL I REMOVE EXIST VWALL I I I i 2 10.30 GARAGE EXIST GROUND I I _ _ 2� FF=9 72 10.25 GFF II III I I I --� I II-- ---- --- --- J L F--Jrr-------------L—J-------------------- VOVER-X +. SWALE DETAIL 1"=2' SECTION A -A 1"=4' 'L 'L 4.1' 3.1' I I EXIST WALL _ n 2 2 I-II EXIST WALL PROTECT I I PROTECT I II EXIST GROUNdiIFF=9.72 I II II IIEXIST GROUND I \--------------------------------OVER-X SECTION B -B 1 "=4' COVERED CARPORT 4.4% I j CL ALLEY i I ST GROUND I I I II � I I 2� I I I II 2 I I I I -, EXIST GROUND J II SWALE DETAIL DESIGNED: ARCHITECT: CRAIG S. HAMPTON, INC. 5500 E. QUARTERSAWN ST DRAWN: SC BOISE, ID 83716 PH: (949) 209-8883 CHCK'D: TR DATE: 4/20/18 OWNER/DEVELOPER: PAT PATTERSON 170 NEWPORT CENTER DR, SUITE 260 NEWPORT BEACH, CA. 92625 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9485 EROSION CONTROL PLAN 1"=6' QROFESS/O� M ch�i�O�S r z N0. 58627 A * EXP. 12-31-18 3'T,9r CNIC F OF CA0 THOMAS M. RUIZ RCE 58627 SOILS ENGINEER/GEOLOGIST: I BENCHMARK: COAST GEOTECHNICAL 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W. 0. 547017-01, DATED: FEBRUARY 6, 2018 EROSION CONTROL LEGEND cDcDcDcDc= PLACE GRAVEL BAGS PLACE FENCE WITH WIND SCREEN 8" MIN EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS MIN HEIGHT 2 2 BAGS MIN. '6 z GRAVEL BAG DETAIL NTS LEGAL DESCRIPTION: LOT 10, BLOCK 7 SECTION & SHEET OF SEASHORE COLONY TRACT EROSION CONTROL PLAN C3 210 ORANGE STREET NEWPORT BEACH, CALIFORNIA I OF 15 SHEETS so NO. DATE COAST GEOTECHNICAL, INC. Sailhouse Orange, LLC 9 W. O. 547017-01 Geotechnical Eneinecrine hwestieation February 6. 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 o 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 are subject to modification upon review of final plans by the Geotechnical Engineer. Please submit plans to COAST GEOTECHNICAL, Inc. when available. GRADING RECOMMENDATIONS 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 PP t PP the entire building pad and shall extend a minimum of three feet outside exterior footing lines. Based on in place densities and consolidation tests, native soils found below existing grade and deeper have adequate geotechnical properties to provide adequate support of proposed fills and the structure; as such, removals to a depth of two below grade for the low area of the pact and three feet below existing grade for the parking area and at least 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 limits. 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 grading contractor 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. Subsequent to approval of the excavation bottom, the area shall be scarified six inches, moisture conditioned as needed, and compacted to a minimum of90% relative compaction. Fill soils shall be placed in six to eight inch loose lifts, moisture conditioned as needed, and compacted to a minimum 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 COAST GEOTECHNICAL, INC. Sailhouse Orange, LLC 10 W. 0. 547017-01 Geotechnical Eneinecrine Investieation February 6, 2018 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 surficial soils. Removal depths are estimated at one to two feet. Earthwork shall be performed in accordance with previously specified methods. FOUNDATIONS - RESIDENCE The proposed strictures shall be supported by a mat foundation. 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 footing a minimum of 24 inches below the lowest adjacent grade. A modulus of subgrade reaction of 100 pci may be used in the design of the mat foundation. Calculations are provided on Plate H. Reinforcement shall be determined by the structural engineer. The mat foundation may utilize an allowable bearing value of 1,800 pounds per square foot. This value is for dead plus live load and may be increased by 1/3 for total including seismic and wind loads where allowed by code. Calculations are provided on Plate G. The structural engineer's reinforcing requirements should be followed if more stringent. 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. All foundation bottoms shall be observed and approved by COAST GEOTECHNICAL, 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. R E V I S 1 0 N S DESIGNED: DRAWN: SC CHCK'D: TR DATE: 4/20/18 ARCHITECT: CRAIG S. HAMPTON, INC. 5500 E. QUARTERSAWN ST BOISE, ID 83716 PH: (949) 209-8883 COAST GEOTECHNICAL, INC. Sailhouse Orange, LLC 11 W. O. 547017-01 Geotechnical Eneineerine lnvestieabon _ February 6, 2018 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 assumed to be the product of the dead load and a coefficient of friction of 0.35. 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 300 pounds per square foot of depth to a maximum value of 2;500 pounds per square foot, may be used for compacted fill at this site. Calculations are provided on Plate H. if passive pressure and friction arc combines] when evaluating the lateral resistance, then the value of the passive pressure should be limited to 2/3 of the values given above. RETA IN11NI G WALLS Walls retaining drained earth under static loading may be designed for the follohvung: ' ^A 46 "' : C 'C T 2 jp r a Surfjace,Slope.;o_f Refamdd5X74 tonal ,xl,I' 1 ��j Y e 1A Y 'A. -Y Cfi.1-1f -qurvaleut FlmcljtP,-ressure Pounds K .9zr S�J7 Horizontal to,x� �t $.21.1 cy'i' er Gnbic Foo$ 1+ ;; r .... t., tr P Level 34.2 Calculations for the stated equivalent fluid pressures are based on the Coulomb theory provided on Plate J. The point of resultant force under static loading is at H/3 above the base of the retaining wall. Walls are expected to be six feet or less, higher walls would need to be evaluated based on a site specific plan. Retaining walls should include subdrains consisting of four inch, SCH 40 or SDR 35 perforated pipe surrounded by one cubic foot per lineal foot of crushed rock, wrapped with gcofabric cloth. All wall backfill should be compacted to a minimum of 90% relative compaction. All retaiiing structures should include appropriate allowances for anticipated surcharge loading, where applicable. Retaining walls shall be waterproofed to the degree desired by the client. FLOOR SLABS Due to liquefaction potential at the subject site, it is recommended that a mat foundation be used for the proposed structure. The minimum thickness of the mat slab is twelve inches. Slab on grades shall be designed in accordance with CBC codes. Site soils are non -plastic. COAST GEOTECHNICAL, INC. Sailhouse Orange, LLC 12 W. 0. 547017-01 Geotechnical Engineerhre Investigation February6. 2018 Slab -on -grade areas shall be supported on engineered fill compacted to a minumun of 90% relative compaction and exhibiting proper moisture content. Subgrade 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 spoils prior to placement of vapor barrier or capillary break. Subgrade soils shall exhibit a minimum of 90% relative compaction 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 finn, unyielding condition prior to placing concrete. 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. Geotechnically 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\9 shall be placed over the gravels prior to placement of the recommended vapor barrier to minimize 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 ASTM:E-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 permeance of less than 0.01perms (consistent with ACI 302.2R-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 uniform condition prior to placement of the recommended filter cloth and vapor barrier. The vapor barrier should be properly lapped and sealed. SEISMIC DESIGN Based on 2016 CBC the following seismic design parameters are provided. These seismic design values were determined utilizing latitude 33.62856 and longitude -117.95198 and calculations from the USGS ground motion parameter calculator. A conservative site class D was assigned to site earth materials. • Site Class = D • Mapped 0.2 Second Spectral Response Acceleration, Ss = 1.6848 • Mapped One Second Spectral Response Acceleration S, = 0.623g • Site Coefficient from Table 1613A.3.3(1), Fa = LO • Site Coefficient from Table 1613A.3.3(2), Fv = 1.5 • Maximum Design Spectral Response Acceleration for short period, SN,s = 1.684g OWNER/DEVELOPER: PAT PATTERSON 170 NEWPORT CENTER DR, SUITE 260 NEWPORT BEACH, CA. 92625 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9485 QROFESS/O� 2 rO�i�O�c �Z NO. 58627 A * EXP. 12-31-18 * qTF OF C 0 COAST GEOTECHNICAL, INC. Sailhouse Orange, LLC 13 W. O. 547017-01 Geotechnical Eneineerine Investieation February 6. 2018 • Maximum Design Spectral Response Acceleration for one -second period, SM, = 0.935g • 5% Design Spectral Response Acceleration for short period, SIDS = 1.122g • 5% Design Spectral Response Acceleration for one -second period, Su, = 0.623g SETTLENTENT The maximum total post -construction static settlement is anticipated to be on the order of 1/2 inch. Differential settlements are expected to be less than 1./2 inch, measured between adjacent structural elements over a distance of 40 feet. Seismic induced settlements are addressed under previous sections. SUBSIDENCE & SHRINKAGE 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 ulterior and exterior, shall be compacted to a minimum of 90% relative compaction and shall require testing at a maximum of two -foot vertical intervals. Utility lines shall be placed at appropriate depths. Shallow pipes can be damaged by the forces imposed by compacting backfill soils. If shallow pipes are not capable of withstanding the forces of backfill compaction, slurry backfill will be recommended. 14ARDSCAPE 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 just prior to placing concrete. Hardscape shall be at least four inches thick and reinforced with #3 bars on 18 inch centers both ways. CHEMICAL ANALYSIS An on-site soil sample showed a soluble sulfate content of 65 ppm, which is a negligible sulfate exposure. Concrete with Type 112,500 psi may be utilized: however, the saltwater environ may cause damage to exposed concrete and a designed concrete should be considered. COAST GEOTECHNICAL, INC. Sailhouse Orange, LLC 14 W. O. 547017-01 Geotechnical Engineering Investigation February 6 2018 DRAINAGE Positive drainage should be planned for the site. Drainage should be directed away from structures via non -erodible conduits to suitable disposal areas. The structure should utilize roof gutters and down spouts tied directly to yard drainage. 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 deleterious matter, which can impede or block the flow of site waters and, as such, are not recommended. All storm/site water drainage pipes should be in conformance with the requirements of Table 1102.5 of the California 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. Section 1804.4 of the 2016 CBC recommends five percent slope away from structures for landscape areas within ten feet of the residence. Hardscape arcas'shall be sloped a minimum of two percent 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 all other areas. We do not recommend the use of bottomless trench drains 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 within five feet of foundations. Due to the physical characteristics of the site earth materials, infiltration of waters into the subsurface earth materials has a risk of adversely affecting retaining walls, 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 determined. Grading, foundation and shoring plans should be reviewed by this office prior to coumiencement 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. THOMAS M. RUIZ RCE 58627 SOILS ENGINEER/GEOLOGIST: BENCHMARK: COAST GEOTECHNICAL 1200 W. COMMONWEALTH AVE FULLERTON, CA 92833 PH: 714-870-1211 W. 0. 547017-01, DATED: FEBRUARY 6, 2018 COAST GEOTECHNICAL, INC. Sailhouse Orange, LLC 15 W. O. 547017-01 Geotechnical Eneineerine Investieation _ --Feb 6 2018 SUPPLENIENTAL CONSULTING During constriction, 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: Grading and excavations review for main structures Foundation excavations Slab subgrade compaction testing prior to placement of the capillary break or waste slab • Slab steel placement, primary and appurtenant structures • Compaction of utility trench backfill Hardscape subgrade 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. LIMITATIONS This report presents recormnendations 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 the 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 constriction should be brought to the attention of the Geotechnical Engineer. In this way; any supplemental recommendations can be made with a minimum 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. Sailhouse Orange, LLC 16 W. O. 547017-01 Geotechnical Eneineerine investigation February 6. 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 recommendations 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 GEOTECH-NgCAL, INC. Kling -Tang Chen Daniel E. Here RCE 54011 Staff Geologist LEGAL DESCRIPTION: SOILS REPORT RECOMMENDATIONS LOT 10, BLOCK 7 OF SEASHORE COLONY TRACT 210 ORANGE ST NEWPORT BEACH, CALIFORNIA SHEET C4 OF 15 SHEETS CONSTRUCTION NOTES GRADING * DRAINAGE NOTES • The Intent of these drawings is to produce Intended • Hold finish grade to a minimum I " to maximum results under recognized standard even if not actually 3" below finish surface unless otherwise noted. shown but is reasonably Inferable therefrom. • Hold finish grade to a minimum 3" to maximum • The designer shall not be responsible for part of or G" below top soft retaining walls. any of this project if any changes, additions, revisions, • Hold finish grade to minimum G" below finish or substitutions are made in these drawings or floor elevation. specifications of in the actual construction of this • Slope all planting area toward drains @ I % project without the consent of the designer. minimum. • Dimensions take prefernce over scaled drawings. • Slope all finish surfaces away from building @ — • Large scale details take preference over small scale I % mimiumum. plans or elevations. • All stamped/patterned concrete, brick, tile, or w • The contractors shall thoroughly verify all conditions, stone paving to drain @ 2110 minimum. dimensions, etc. before proceeding with any work. • Slope all drain lines @ 2% minimum. • Contractor shall verify with owner in writing all work • Maximum slope on the mowed turf to be 3: 1 . that Is not to be part of this contract. • Grading and/or landscaping contractor shall • All materials * construction to conform to applicable grade all planting/lawn * concrete areas to governing codes * ordinances. drain and shall exercise care in construction of • All construction to be plumb * true, unless otherwise mounds and swales so ponding does not occur. noted. Allow for adjoining construction. • Connect all downspouts to drain system as • Masonry units shall be 'A' conforming to A.S.T.M. G90 necessary. * manufactured in accordance with Concrete Masonry z Association standards. Q • Grout all cells with steel solid; If retaining grout all C0115 solid. • All walls retaining soil are to have waterproof W polyguard membrane. Q U Q NEW SANDBLASTERD CONCRETE NEW SANDBLASTERD CONCRETE L9 (E) WALL TO REMAIN (E) WALL TO REMAIN W rT, m (N)42"TALL WALL Al UP L J TR SH TR' SH I NEW SANDBLASTERD CONCRETE n J 1 J W ppppp luui J I� W N CLI C9 N U UP UP UP UPS I Q O ~ W O � LLJ Q 0 (f) 9 n� Q (E) WALL TO REMAIN (E) WALL TO REMAIN I C " a o ISS) NEW SANDBLASTERD CONCRETE U w _ Q �LLJ U 0 fn R/ QOM (n O OO CV W z J m � _ Q Q N Q. > � V w � — � m � J Q z � U SHEET N o w L1 W -w OF 15 SHEETS = O = Fil �R Sailhouse Orange Condominiums (PA2018-104) Zoning Administrator, June 14, 2018 Page 11 Attachment No. ZA 5 Tentative Parcel Map No. 2018-121 39 SHEET 1OF1 TENTATIVE PARCEL MAP NO. 2018-121 APRIL 2018 8.14 j o NG,' EXISTING EXISTING i zfL,' i BUILDING OWNER/DEVELOPER: rn BUILDING o jL. 2FS SAILHOUSE ORANGE, LLC a 2� A CALIFORNIA LIMITED LIABILITY COMAPNY LOT 10 FS �a�GC ]OO G3C (79.80FP` LA/y� 9Q)ILOoHT �'`� �g�SOMIN)C� 4G3GQ�4 0 � � U.N. "D/29 ' 10.05 SCALE = 1" = 16' n� a No. 8516 FS Exp. 12/31/18 ALLEY N35°5427"E 30.01' � " ( FL FL _CI 4/27/2018 PAUL D. CRAFT, P.L.S. 8516 DATE LICENSE EXPIRES 12/31/18 L 6 . HUNTINGTON BEACH, CALIFORNIA 92646 PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINCgGMAIL.CO40 ORANGE SITE ADDRESS 736°13'53"E 30.02' STREET - 210 ORANGE STREET ',89) (7,75) I NEWPORT BEACH, CA 92663 9.31 (9.36) 9.26 (APN:424-434-02) 9.77 TC EG (9.75)TC EG (9.57)TC LOT 10 (9.27)FL (9.26)FL .08 FL BLOCK 7 FF TRACT 709 9.88 (9.85) (9.79) M.M. 7/25 8.14 j o NG,' EXISTING EXISTING i zfL,' i BUILDING OWNER/DEVELOPER: rn BUILDING o jL. 2FS SAILHOUSE ORANGE, LLC a 2� A CALIFORNIA LIMITED LIABILITY COMAPNY LOT 10 FS �a�GC ]OO G3C (79.80FP` LA/y� 9Q)ILOoHT �'`� �g�SOMIN)C� 4G3GQ�4 0 � � U.N. "D/29 ' 10.05 SCALE = 1" = 16' n� a No. 8516 FS Exp. 12/31/18 ALLEY N35°5427"E 30.01' � " ( FL FL _CI 4/27/2018 PAUL D. CRAFT, P.L.S. 8516 DATE LICENSE EXPIRES 12/31/18 L 6 . HUNTINGTON BEACH, CALIFORNIA 92646 PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINCgGMAIL.CO40 THE LAND REFERRED TO HEREIN BELOW IS 736°13'53"E 30.02' / SITUATED IN THE COUNTY OF ORANGE, STATE ',89) (7,75) I OF CALIFORNIA, AND DESCRIBED AS NG FOLLOWS: iii: iiiii viii�iii� ,�• (8.55) (n: LOT 10 IN BLOCK 7 OF THE SEASHORE FF COLONY TRACT, IN THE CITY OF NEWPORT 5.02 j N BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK EXISTING (9.75) 7 PAGE 25 OF MISCELLANEOUS MAPS, IN THE BUILDING G FS OFFICE OF THE COUNTY RECORDER OF SAID ORANGE COUNTY. 8.14 j o NG,' EXISTING EXISTING i zfL,' i BUILDING OWNER/DEVELOPER: rn BUILDING o jL. 2FS SAILHOUSE ORANGE, LLC a 2� A CALIFORNIA LIMITED LIABILITY COMAPNY LOT 10 FS �a�GC ]OO G3C (79.80FP` LA/y� 9Q)ILOoHT �'`� �g�SOMIN)C� 4G3GQ�4 0 � � U.N. "D/29 ' 10.05 SCALE = 1" = 16' n� a No. 8516 FS Exp. 12/31/18 ALLEY N35°5427"E 30.01' � " ( FL FL _CI 4/27/2018 PAUL D. CRAFT, P.L.S. 8516 DATE LICENSE EXPIRES 12/31/18 L 6 . HUNTINGTON BEACH, CALIFORNIA 92646 PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINCgGMAIL.CO40 Zoning Administrator - June 14, 2018 ITEM NO. 4a -ADDITIONAL MATERIALS Sailhouse Orange Condominiums Tentative Parcel Map and Coastal Development Permit (PA2018-104) From: dpsirney@aol.com To: Schuller, Liane Subject: Sailhouse Orange Condominiums Date: Wednesday, June 06, 2018 4:13:00 PM Dear Ms. Schuller, I am very concerned about the three story condominiums proposed for 210 Orange Street. We currently do not have any three story residences in the Newport Shores area and allowing this one to proceed would set a bad precedent and would stick out like a sore and ugly thumb. Traveling through Costa Mesa one can see all of the hideous three story condos that are being built on any and all empty lots. They also don't fit in with the local character. This is something we don't need here in the Shores area. I also have a personal issue with a three story building going in on that lot. I have a roof deck that gives my wife and me a nice view of the ocean. This building would block the majority of that view. When we did the re -modeling of our home, the property tax was raised from $1300 a year to now $4850 a year. We told ourselves that now that we have a view of the ocean, it was worth it. If that view is lost, the increase in property tax was wasted. I'm sure I'm not the only one that would lose that view. The condo next door to 210 Orange also would lose that view from their deck and I'm sure there are plenty more. We hope that this proposed project will be revised to reflect the character of our neighborhood. Sincerely, Donald Sirney 215 Colton Street Newport Beach, Ca. 92663 949 548-3138 Zoning Administrator - June 14, 2018 ITEM NO. 4a -ADDITIONAL MATERIALS Sailhouse Orange Condominiums Tentative Parcel Map and Coastal Development Permit (PA2018-104) From: Joe Butts To: Achis. Patrick Subject: PA2018-104 Date: Thursday, lune 07, 2018 9:13:46 AM As a home owner in the area I think the proposed building is totally out of character with the area and I am completely opposed. Thank You Joe Butts, 209 Lugonia St. Newport. Zoning Administrator - June 14, 2018 ITEM NO. 4b -ADDITIONAL MATERIALS Sailhouse Orange Condominiums Tentative Parcel Map and Coastal Development Permit (PA2018-104) From: Alford, Patrick To: Schuller. Liane; Achis. Patrick Subject: FW: Sailhouse Orange condominiums Date: Wednesday, June 13, 2018 8:09:02 AM From: chad pollock[mailto:chadtpollock(c_t�.honnail.com] Sent: Tuesday, June 12, 2018 7:56 PM To: Alford, Patrick <PAlford@newportbeachca.gov> Subject: Sailhouse Orange condominiums Hello I am a concerned neighbor of the property going under construction on 210 Orange St. I see it is going to be a three story condominium which doesn't fit in this neighborhood nothing here is over two stories. Burger boss just moved in and parking is a nightmare, a car for each employee on Orange st. Just showing my concerns because I will not be able to attend the meeting at 3 o'clock because of work. Thank you for your time. Sent from my iPad Zoning Administrator - June 14, 2018 ITEM NO. 4b - ADDITIONAL MATERIALS Sailhouse Orange Condominiums Tentative Parcel Map and Coastal Development Permit (PA2018-104) From: Julie Shanton To: Schuller, Liane Subject: Sailhouse Orange Condo Tent. Parcel Map Date: Monday, June 11, 2018 10:23:16 AM Good morning Laura, I am writing in concern with the project at 210 Orange St, Newport Beach. Have the plans already been submitted to planning commission? Is there a way for me to view the proposed plan? Is this to approve the zoning only on 6/14 at 3Pm? I am very concerned with the size of the 3,164 story home and the fact that it is 3 actual stories. It does not seem to be consistent with the neighborhood at all as I do not see any other 3 story homes on the street. I concerned that views will be lost and there will be more parking issues in the neighborhood. I am also concerned that this meeting is 3pm on a Thursday as I may not be able to make the time. Thank you for your time. Regards, Julie