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05_Lisenbee Residence CDP_PA2019-252
CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT January 30, 2020 Agenda Item No. 5 SUBJECT: Lisenbee Residence (PA2019-252) Coastal Development Permit No. CD2019-069 SITE LOCATION: 2701 Circle Drive APPLICANT: Brandon Architects OWNER: Gary Lisenbee PLANNER: Stefanie Edmondson, AICP, Planning Consultant 949-644-3200, sedmondson@newportbeachca.gov LAND USE AND ZONING x General Plan: RS-D (Single-Unit Residential Detached) x Zoning District: R-1 (Single-Unit Residential) x Coastal Land Use Category: RSD-B (Single-Unit Residential Detached) (6.0-9.9 DU/AC) x Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A request for a coastal development permit to allow the demolition of an existing single- family residence and construction of a new three-story, 5,560-square-foot, single-family residence with an attached 671-square-foot, three-car garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. The proposed project complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2019-069 (Attachment No. ZA 1). 1 Lisenbee Residence (PA2019-252) Zoning Administrator, January 30, 2020 Page 2 DISCUSSION Land Use and Development Standards x The subject property is located in the R-1 (Single-Unit Residential) Coastal Zoning District, which provides for detached single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required, and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. x The property currently consists of one legal lot developed with a three-story, single- family residence. The neighborhood is predominantly developed with two-story, single-family residences. Some newer structures include a third story, which is allowed subject to certain development standards. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. x The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 10 feet 10 feet 8 inches Side 4 feet each 4 feet each Rear 10 feet 10 feet Allowable Floor Area 10,600 square feet 6,230 square feet Allowable 3rd Floor Area 795 square feet 328 square feet Open Volume Area 795 square feet 2,081 square feet Parking 2 enclosed 3 enclosed Height 24-foot flat roof 29-foot sloped roof 24-foot flat roof 29-foot sloped roof Hazards x The project is located on a relatively level building pad elevation of approximately 10.86 feet North American Vertical Datum of 1988 (NAVD 88) on a lot located approximately 430 feet from the mean high tide line and is separated from the water by Bay Shore Drive, Circle Drive and several rows of existing residential development. The finished floor elevation of the proposed single-family residence is 13.30 feet NAVD 88, which exceeds the minimum 9.0-foot NAVD 88 elevation standard for new structures. 2 Lisenbee Residence (PA2019-252) Zoning Administrator, January 30, 2020 Page 3 x The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. A Geotechnical Engineering Investigation, dated October 28, 2019, was prepared by Coast Geotechnical Inc. The investigation concluded the site offers favorable conditions for redevelopment, provided construction is performed in accordance with report recommendations. 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. x As conditioned, the property owner will be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with Newport Beach Municipal Code (NBMC) Section 21.30.015(D)(3)(c) prior to the issuance of building permits. Water Quality x 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. All new construction resulting from the project will tie into an existing post-construction drainage system that includes features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. Public Access x The project site is located between the nearest public road and the sea or shoreline in the private community of Bayshores. Developed in 1941, Bayshores is a 258- lot, single-family, gated community located on the Lido Channel southwest of Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The community is accessible from Coast Highway via Bay Shores Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. x Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a lot in the Coastal Zone with a new single-family residence. Therefore, the project does not involve a 3 Lisenbee Residence (PA2019-252) Zoning Administrator, January 30, 2020 Page 4 change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. x The residential lot does not currently provide nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bayshores community at the Balboa Bay Club, approximately 325 feet from the subject property. x The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program maps. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards. It will also maintain a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction and location of limited numbers of new, small facilities or structures. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 5,560-square- foot, single-family residence and 671-square-foot, attached three-car garage. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. 4 Lisenbee Residence (PA2019-252) Zoning Administrator, January 30, 2020 Page 5 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 Program 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: Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 6 RESOLUTION NO. ZA2020-XXX A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-069 TO DEMOLISH AN EXISTING SINGLE- FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE LOCATED AT 2701 CIRCLE DRIVE (PA2019-252) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by architect Tyler Wilson, Brandon Architects, with respect to property located at 2701 Circle Drive, and legally described as Lot 27, Tract 1102 requesting approval of a coastal development permit. 2. The applicant proposes to demolish an existing one-story, single-family residence and construct a new three-story 5,560-square-foot, single-family residence with an attached 671- square-foot, three-car garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the R-1 (Single-Unit Residential) Zoning District and the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-B (Single Unit Residential Detached) (6.0 - 9.9 DU/AC) and the Coastal Zoning District is R-1 (Single-Unit Residential). 5. A public hearing was held on January 30, 2020 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 from the California Environmental Quality Act (“CEQA”) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 3 includes the construction of a single-family residence in a residential zone. The proposed project includes the demolition of an existing single-family residence and construction of a new 5,560-square-foot, single-family residence with an attached 671- square-foot, three-car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a 7 Zoning Administrator Resolution No. ZA2020-### Page 2 of 8 state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed structure conforms to all applicable development standards including, but not limited to, site coverage limitation, setbacks, height, and parking: a. The maximum floor area limitation is 10,600 square feet and the proposed gross floor area is 6,230 square feet. b. The proposed development will provide the required setbacks, which are 10 feet along the front property line, 4 feet along the side property lines, and 10 feet along the rear property line. c. The highest guardrail or flat roof is no more than 24 feet, measured from established grade at every point as required by Zoning Code Section 20.30.050(B)(3) and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height limitation. d. The project includes enclosed garage parking for three vehicles, which complies with the minimum three-space parking requirement for single-family residences with more than 4,000 square feet of livable floor area. 2. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood’s pattern of development and expected future development consistent with applicable development standards. 3. The project is located on a relatively level building pad elevation of approximately 13.30 feet North American Vertical Datum of 1988 (NAVD 88) on a lot located approximately 430 feet from the bayfront, and separated from the water by Bay Shore Drive, Circle Drive and several rows of existing residential development. The finished floor elevation of the proposed single-family residence is 13.30 feet NAVD 88, which exceeds the minimum 9.0- foot NAVD 88 elevation standard for new structures. The project will be required to comply with the California Building Code (CBC) and Building Division standards and policies. A Geotechnical Engineering Investigation, dated October 28, 2019, was prepared by Coast Geotechnical Inc. for the project. The investigation 8 Zoning Administrator Resolution No. ZA2020-### Page 3 of 8 concluded the site offers favorable conditions for redevelopment provided construction is performed in accordance with report recommendations. 4. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. As conditioned, the property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) prior to the issuance of building permits for construction. 6. The project design addresses water quality during construction with a construction erosion control plan. All new construction resulting from the project will tie into an existing post- construction drainage system that includes features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 7. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires 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 coastal view roads and is not located near any identified public viewpoints; therefore, the project will not negatively impact public coastal views. Finding: B. Conforms to the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline in the private community of Bayshores. Developed in 1941, Bayshores is a 258-lot, single-family, gated community located on the Lido Channel southwest of Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The community is accessible from Coast Highway via Bay Shore Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. 2. Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact 9 Zoning Administrator Resolution No. ZA2020-### Page 4 of 8 and be proportional to the impact. In this case, the project replaces an existing single- family residence located on a coastal lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 3. The residential lot does not currently provide nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bayshores community at the Balboa Bay Club, approximately 325 feet from the subject property. 4. The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program maps. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards. It will also maintain a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-069, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director 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. 10 Zoning Administrator Resolution No. ZA2020-### Page 5 of 8 PASSED, APPROVED, AND ADOPTED THIS 30th DAY OF JANUARY, 2020. ______________________________ James Campbell, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2020-### Page 6 of 8 EXHIBIT “A” CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Prior to the issuance of a building permit, the property owner shall sign a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgements, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. The letter shall be scanned into the plan set prior to building permit issuance. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. 12 Zoning Administrator Resolution No. ZA2020-### Page 7 of 8 B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 7. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 8. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 9. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 10. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 11. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 12. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 13. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 14. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 15. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 16. Prior to 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. 13 Zoning Administrator Resolution No. ZA2020-### Page 8 of 8 17. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 18. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 19. 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. 20. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 21. 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. 22. Coastal Development Permit No. CD2019-069 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 23. 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 the Lisenbee Residence including, but not limited to Coastal Development Permit No. CD2019-069 (PA2019-252). 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. 14 Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Coastal Development Permit No. CD2019-069 PA2019-252 2701 Circle Drive Subject Property 16 Attachment No. ZA 3 Project Plans 17 1DPH(OHYDWLRQ$6,05RRPQDPH6)L" 'LVWDQFH1($6,05#L1257+$552:3523(57</,1(7$*6(&7,21,1',&$72552207$* 1$0($5($ &$//2877$*(/(9$7,21,1',&$725.(<127(7$*:,1'2:7$*'2257$*:$//7$*5(9,6,21)/$*67$,57$* 122)5,6(5 +(,*+7 $/80,180&21&5(7(($57+*<36803/$67(5,168/$7,215,*,'0$6215<%5,&.6721(0$6215<&21&5(7(%/2&.3/<:22'*/8/$07,0%(56$1'67((/:22'-2%12'$7('2&80(179$/,'832125,*,1$/6,*1$785(6+((7125(9,6,2162:1(5,1)250$7,21 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(;,67,1*6,1*/()$0,/<:*$5$*(72%('(02/,6+('(;,67,1*6) 6) 6) *$5$*( %('677/ =21,1*,1)250$7,21 $31 /27,175$&712$66+2:121$0$35(&25'(',1%22.3$*(2)0,6&(//$1(2860$365(&25'62)25$1*(&2817<&2$67$/&$/&8/$7,216 6); 6)$//2:$%/( 6) 6) 6)6853/86 &,5&/('51(:3257%($&+&$ 7,7/(&2168/7$17 12 5(9,6,21 '$7(12 5(9,6,21 '$7(&1%6(7%$&.)52176(7%$&. )75($56(7%$&. )76,'(6(7%$&. )7)25.(5(1*,1((5,1*72058,=%522.+856767+817,1*721%($&+&$ 3 +(5,7$*((1(5*<*528358'<6$,16:$/',59,1(&$ 3 ) (6,)0()$5+$'0$16+$',($677+675((781,7%6$17$$1$&$ 3 %522.(:$*1(5'(6,*1%522.(:$*1(5(&2$67+:<67(&&2521$'(/0$5&$ 3 18 TRACT NO. 1102M.M. 35/36LOT 27℄LOT 28 HUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/20PAULDOMINICKC R A FT PROFESSIONALLANDSU R V E YORSURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESLEGENDCONCRETE SURFACEGRASSLCEXISTING ELEVATIONBLOCK WALL( )ACASPHALT PAVEMENTSEARCHED, FOUND NOTHING; TO BEMONUMENTED PRIOR TO GRADINGFSFLFINISHED SURFACEFLOWLINEFFG FINISHED FLOOR GARAGET.B.M.TEMPORARY BENCHMARKSET ON A WATER METER (WM).ELEVATION = 12.94 FEETFFFINISHED FLOORWATER METERWMEGEDGE OF GUTTERCENTERLINENATURAL GROUNDNGTOP OF CURBTCPLANTER AREAPAGM GAS METERBASIS OF BEARINGS TITLE REPORT/EASEMENT NOTESLEGAL DESCRIPTIONNO TITLE REPORT PROVIDED.REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA DESCRIBED AS FOLLOWS:LOT 27 IN TRACT NO. 1102, AS SHOWN ON A MAP RECORDED IN BOOK 35, PAGE 36OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY.BENCHMARK INFORMATIONBENCHMARK NO.: NB4-39-77DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISKSTAMPED "NB4-39-77", SET IN THE NORTHEAST CORNER OF A 4.3 FT. BY 4.8 FT.CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNEROF THE INTERSECTION OF BAYSIDE DRIVE AND HARBOR ISLAND DRIVE, 64.6 FT.EASTERLY OF THE CENTERLINE OF HARBOR ISLAND DRIVE AND 38 FT.SOUTHERLY OF THE CENTERLINE OF BAYSIDE DRIVE. MONUMENT IS SET LEVELWITH THE SIDEWALK.ELEVATION: 10.859 FEET (NAVD88), YEAR LEVELED: 2011THE BASIS OF BEARINGS SHOWN HEREON IS THE CENTERLINE OF CIRCLE DRIVEBEING N61°01'07"W AS SHOWN ON RSB 203/24, RECORDS ORANGE COUNTY.CATV CABLE TV BOXVICINITY MAPTILE SURFACETOP OF GRATETGTOP OF WALLTWBX BOTTOW OF DRIVEWAY XMB MAIL BOXMSMOW STRIPGRAPHIC SCALEWOOD FENCE (WDF)19 83 6<6% )<6% 5<6% 6<6% $$)2) )2) )2) )2) )2) )2) )2) )2) )2) )2) )2) )2) )2) )2) )2) )2) )2) )2) )2) 0$67(568,7(0$67(5:,&0$67(5%$7+:,1(0(&+67$,5 )2) )2) )2) )2) )2) )2) )2) )2) )2) *5($75220',1,1*.,7&+(1%87/(563175<3:'5&$5*$5$*(:& :&(/(9 726 726 726 726 726 7: 7: 7: 723 723 723 723 7: 723 723 7: 723 723 7: 723 723 7: 7: 7: 7: ( )6 ( )6 ( )6 ( )6 ( )6 ( )6 ( )6 ( )6 ( )6 ( )6 ( )6 ( )6 ( )6 7: 7: ( )6 ( )6 ( )6 ( )6 ( )6 ( )6 ( )6 ( )6 ( )61 ( 1 : 1 : ǻ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W.C.KITCHENDININGGREAT ROOMMECH.WINE3-CAR GARAGESEATSTORAGESTORAGEWINE BOTTLESFOYERCIRCLE DRIVEALLEYW.M.LANDSCAPE ARCHITECTURAL PLANSFORTHE LISENBEE RESIDENCELIGHTING PLANL-6L-7L-8L-5L-4 L-2 L-1 SHEET INDEX:COVER SHEETCONSTRUCTION PLANIRRIGATION PLANPLANTING PLANIRRIG. & PLANTING SPECS.COVERSHEET1L-3 CONSTRUCTION DETAILSL-9NOTES:1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN.2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR.3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK.4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE TO DAMAGE AND / OR REPLACEMENT OF SAID UTILITIES, INCLUDING DELAYS.5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND / OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE.6. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER.7. CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOCIATION.8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. 9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT.10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE INDUSTRIES'S B. M. P. BEST MANAGEMENT PRACTICES. NOTICE TO HOMEOWNER: HOME OWNER SHALL PROCESS PLANS THROUGH THE HOME OWNER’S ASSOCIATION PRIOR TO ANY CONSTRUCTION. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE THE APPLICANT OF LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOC. APPROVAL.SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT IDENTIFICATION NUMBER CALL UNDERGROUND SERVICE ALERT.TOLL FREE 1-800-422-4133(TWO WORKING DAYS BEFORE YOU DIG)DIG ALERT: 800.227.2600SOUTHERN CALIFORNIA EDISON: 714.895.0246SOUTHERN CALIFORNIA GAS: 800.427.2000CITY WATER & SEWER: 949.644.3011PACIFIC BELL TELEPHONE: 800.750.2355CITY OF NEWPORT BEACHPUBLIC WORKS DEPT.: 949.644.3311CITY OF NEWPORT BEACH PLANNING DEPT.:GENERAL INFOMATION: 949.644.3200ZONING INFORMATION: 949.644.3204CITY OF NEWPORT BEACH BUILDING DEPT.:GENERAL: 949.644.3275PERMITS: 949.644.3288INSPECTIONS: 949.644.3255NEWPORT BEACH FIRE DEPT: 949.644.3106ORANGE COUNTY HEALTH SERVICES: 714.834.3882IRRIGATION DETAILSBLOCK WALL DETAILS1-30-2110-9-19LANDSCAPE ARCHITECTURAL PLANS FORGARY LISENBEE 2701 CIRCLE DR. • NEWPORT BEACH, CA 92660PH. (949) 322-6446glisenbee@aristotlecap.comDATE:DRAWN BY:D.P.12-9-19© DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO.OF - 9L-24 SSCALE: 1/8" = 1'-0"NORTHUPDW TDWBUTLERSPNTRY.PWDR.ELEV.MASTER BATHMASTER W.I.C.MASTER SUITEW.C. W.C.KITCHENDININGGREAT ROOMMECH.WINE3-CAR GARAGESEATSTORAGESTORAGEWINE BOTTLESFOYERCIRCLE DRIVEALLEYW.M.CONSTRUCTIONPLAN2GENERAL:CONTRACTOR SHALL PROVIDE DECK-O-SEAL EXPANSION MASTIC (COLOR TO MATCH ADJACENT HARDSCAPE, FINISHED WITH SILICA SAND AS EXPANSION JOINTS. EXPANSION JOINTS SHALL OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OF CONCRETE WALKS, ADJACENT TO BUILDINGS, AND WHERE NEW CONCRETE PAVING ABUTS EXISTING SIDEWALKS AND / OR CURBS. THE RECOMMENDED SPACING FOR EXPANSION JOINTS IN WALKS IS 16 FT. O.C. FOR CONTINUOUS WALKS UNLESS OTHERWISE RECOMMENDED BY SOILS ENGINEER.ALL INSIDES OF ALL RAISED PLANTERS / RETAINING WALLS SHALL RECEIVE THOROSEAL WATERPROOFING PER MANUFACTURES SPEC.CONTRACTOR SHALL CONSULT OWNER IN REGARDS TO OUTDOOR SPEAKER LOCATION. AND PROVIDE SEPARATE BID FOR RUNNING SPEAKER WIRE IN PVC SCH 80 CONDUIT AND WIRE TO EACH LOCATION. CONTRACTOR SHALL PROVIDE OWNER AS BUILT DRAWINGS FOR ALL UNDERGROUND UTILITIES - IRRIGATION WIRES, ANY SPEAKER WIRES AND OR GAS LINES.ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. ALL DOWNSPOUTS SHALL BE CONNECTED TO THE LOT DRAINAGE SYSTEM. SEE DRAINAGE PLANCONTRACTOR SHALL BE IN CHARGE OF PROCESSING ALL PERMITS WHERE NEEDED. POOLS, SPAS, WALLS, FENCES, PATIO COVERS, AND OTHER FREE-STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER.MASONRY CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR, IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE, ETC.ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES.FINISH SURFACE OF CONCRETE OR HARDSCAPE SURFACE TO BE A 3" MINIMUM BELOW STUCCO SCREED; VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS. CHECK WITH GOVERNING CODES FOR REQUIREMENTS AND COMPLY WITH IF DIFFERENT.STEP TREADS TO BE 12" WIDE MINIMUM.CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOCIATION.WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT.GENERAL NOTES AND SPECIFICATIONS1. GENERAL NOTICE TO CONTRACTORSALL CONTRACTORS AND SUBCONTRACTORS PERFORMING WORK SHOWN ON OR RELATED TO THESE PLANS SHALL CONDUCT THEIR OPERATIONS SO THAT ALL EMPLOYEES ARE PROVIDED A SAFE PLACE TO WORK AND THE PUBLIC IS PROTECTED. ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLY WITH THE "OCCUPATIONAL SAFETY AND HEALTH REGULATIONS" OF THE U.S. DEPARTMENT OF LABOR, AND WITH THE STATE OF CALIFORNIA DEPARTMENT OF INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS". THE OWNER AND OWNERS' REPRESENTATIVES SHALL NOT BE RESPONSIBLE IN ANY WAY FOR THE CONTRACTOR'S AND SUBCONTRACTOR'S COMPLIANCE WITH SAID REGULATIONS AND ORDERS.CONTRACTOR FURTHER AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY: THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS: AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND HIS REPRESENTATIVE HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR HIS REPRESENTATIVE.IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO ASCERTAIN THE LOCATION OF ALL UNDERGROUND UTILITIES OR STRUCTURES FROM FIELD INVESTIGATIONS AND AVAILABLE RECORDS PRIOR TO COMMENCING ANY EXCAVATION.2. CONCRETE AND REINFORCING STEEL:CEMENT FOR CONCRETE SHALL BE A STANDARD BRAND MEETING THE REQUIREMENTS FOR TYPE V CEMENT OF ASTM SPECIFICATIONS C-150 "PORTLAND CEMENT".MINIMUM COMPRESSIVE STRENGTH OF ALL CONCRETE SHALL BE 2,500 PSI IN 28 DAYS. 6 SACK MIX WITH A 5" MAX. SLUMP. AT A MINIMUM THICKNESS OF FOUR INCHES OVER 1" SAND BASE AND 90% COMPACTED NATIVE SOIL. (DRIVEWAY MIN. THICKNESS OF 6 INCHES)THE LARGEST PRACTICAL SIZE OF COARSE AGGREGATE UP TO 1/2" SHALL BE USED IN THE CONCRETE.MINIMUM CONCRETE CLEAR COVERAGE OF REINFORCING STEEL SHALL BE AS FOLLOWS: FOOTINGS: CONCRETE PLACED AGAINST EARTH...3" CONCRETE PLACED AGAINST FORMS EXPOSED TO EARTH.. 2" SLABS..1 1/2"ALL REINFORCING STEEL SHALL BE DEFORMED BARS IN ACCORDANCE WITH ASTM A-615 - GRADE 40.ALL BARS AT SPLICES IN CONCRETE SHALL LAP AS FOLLOWS: GRADE 40 IS 40 DIAMETER LAP.ALL REINFORCING STEEL, ANCHOR BOLTS, DOWELS, AND OTHER INSERTS SHALL BE SECURELY FASTENED IN THE FORMS BEFORE PLACING THE CONCRETE.REINFORCING STEEL SHALL BE SECURELY TIED IN PLACE WITH #16 DOUBLE ANNEALED STEEL WIRE. BARS SHALL BE SUPPORTED ON WELL-CURED CONCRETE BLOCKS OR APPROVED METAL CHAIRS.WIRE FABRIC SHALL CONFORM TO "STANDARD SPECIFICATIONS FOR WELD WIRE FABRIC FOR CONCRETE REINFORCEMENT", "ASTM A-185-64".ALL CONCRETE WORK SHALL RECEIVE 1/2" "FIBERMIX STEALTH MULTIFILAMENT FIBERS" AT 2 LBS. PER CU. YD.ALL CONCRETE FLAT WORK AND OR STONE SUB-BASE SHALL RECEIVE NO. 3 BAR AT 18 INCHES ON CENTER, CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE FLAT WORK SHALL RECEIVE NO. 4 BAR AT 12 INCHES ON CENTER, CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE SHALL BE A MINIMUM THICKNESS OF 6 INCHES.ALL CONCRETE SHALL BE UNDERLAIN WITH A VAPOR BARRIER CONSISTING OF A PLASTIC FILM (TEN MIL POLYVINYL CHLORIDE OR EQUIVALENT) AT A MINIMUM. THE VAPOR BARRIER SHOULD BE PROPERLY LAPPED AND SEALED. SINCE THE VAPOR BARRIER WILL PREVENT MOISTURE FROM DRAINING FROM FRESH CONCRETE, A BETTER CONCRETE FINISH CAN USUALLY BE OBTAINED IF AT LEAST TWO INCHES OF SAND IS SPREAD OVER THE VAPOR BARRIER PRIOR TO PLACEMENT OF CONCRETE.3. MASONRY:UNIT MASONRY SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-90 GRADE N. MINIMUM COMPRESSIVE STRENGTH SHALL BE FOR THE GROSS SECTION OF BLOCK.CEMENT FOR MASONRY MORTAR SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-150 "PORTLAND CEMENT", TYPE 1.MORTAR SHALL BE 1:3 1/2 CEMENT AND SAND MIX WITH 1/4 PART APPROVED HYDRATED LIME OR LIME PUTTY, TYPE M OR S.GROUT SHALL BE 1:3:2 CEMENT, SAND, AND 3/8" PEA GRAVEL MIX WITH A SLUMP OF 8" TO 11".DRYPACK SHALL BE 1:3 CEMENT AND SAND MIX.ALL REINFORCING STEEL SHALL BE INTERMEDIATE GRADE PERFORMED BARS CONFORMING TO ASTM A-615, GRADE 40.REINFORCING STEEL SHALL BE LOCATED AT THE CENTER OF THE WALL UNLESS OTHERWISE NOTED ON THE PLANS, I.E. RETAINING WALLS.SPLICES OF REINFORCING STEEL SHALL LAP 40 DIAMETERS OR 2'-0" MINIMUM.ALL REINFORCING STEEL, ANCHOR BOLTS, DOWELS AND OTHER INSERTS SHALL BE SECURELY ANCHORED IN PLACE PRIOR TO GROUT.9 INCH DIAMETER STRAW WATTLE TO BE STAKED ALONG CITY SIDEWALK - STAKE AT 5'O.C. 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 ASSOCIATION PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR.6 FT. STUCCO PROPERTY LINE WALL.STONE HARDSCAPE, SLOPE TO DRAIN. FINAL SELECTION BY OWNER.COLORED CONCRETE SIDE YARD WITH CONTROL JOINTS AS SHOWN AND EXPANSION JOINT AT BASE OF HOUSE.CONSTRUCTION BID ITEMS:CONTRACTOR SHALL PROVIDE AN ITEMIZED BID COST FOR EACH OF THE FOLLOWING.12345678910113/16 PERMALOC LANDSCAPE EDGING.36 INCH HIGH STONE WALL WITH PRE-CAST CONCRETE CAP.36 INCH HIGH STONE PILASTER WITH PRE-CAST CONCRETE CAP.33 INCH HIGH MAHOGANY WOOD FENCE.ENTRY GATE. SEE ARCHITECTS PLANS. (BY HOME BUILDER).16 INCH HIGH STUCCO FACE W/ STONE CAP FIRE RING.12333456778889COLORED CONCRETE STEPPING PAD.TOP CAST #3 FINISH10106 FT. WOOD SIDE YARD GATE.MATCH FRONT FENCE.1111LAWNLANDSCAPE ARCHITECTURAL PLANS FORGARY LISENBEE 2701 CIRCLE DR. • NEWPORT BEACH, CA 92660PH. (949) 322-6446glisenbee@aristotlecap.comDATE:DRAWN BY:D.P.12-9-19© DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO.OF - 9L-25 CCONSTRUCTIONDETAILS331. STUCCO TO MATCH HOUSE2. STONE TO MATCH PAVING.3. HPC HEARTH PRODUCTS CONTROLS CO. ELECTRONIC INGNITION SYSTEM INTERLINK LINEAR PAN FIRE PIT INSERT ELECTRONIC IGNITION EL. INSTALL PER HPC INSTALATION DETAIL. MODEL 24FSSEI-SQFIRE PIT4'-8"21216"12"36"33"FRONT FENCE W/ STONE PILASTER ELEVATIONSTONE TO MATCH HOUSEPRE-CAST CONCRETE CAPCLEAR VERTICAL GRAIN MAHOGANY 1. TOOLED OR SAWCUT CONTROL JOINT - MIN. 1/8" WIDE x 1/3 DEPTH OF CONCRETE WHERE SHOWN ON PLAN.2. CONCRETE PAVING AND OR CONCRETE SUB-BASE FOR STONE, BRICK ETC.. - SEE PLAN 3. THICKENED EDGE 8" THICK FOR WALKING SURFACES, 10" THICK FOR DRIVEWAY.4. REBAR PER CONSTRUCTION PLAN.5. FINISH LANDSCAPE GRADING.NOTE: MAINTAIN 3" CLEAR BETWEEN REBAR AND EARTH. 2" MIN. PROVIDE SAND BED AND / OR BASE MIX OVER COMPACTED 90% SUBGRADE. 12"MIN.TYPICAL HARDSCAPETHICKENED EDGE123454"4"12345671. CONCRETE PAVING (SEE FINISH SCHEDULE)2. FINISH GRADE3. SUB-BASE MATERIAL REFER TO SPECIFICATIONS4. COMPACTED SUBGRADE5. 1/4" RADIUS ALL EDGES6. DECORATIVE ROCK, TURF OR GROUNDCOVER (SEE FINISH SCHEDULE OR PLANTING PLAN)7. REINFORCING STEEL - REFER TO CONSTRUCTION NOTESCONCRETE STEPPERS1. PROVIDE MIN. OF 1/2" OVERHANG FOR STUCCO FACED WALLS.2. PROVIDE MIN. OF 3/4" OVERHANG FOR STONE FACED WALLS. 3. WALL CAP - SEE CONSTRUCTION PLAN.WALL CAP OVERHANGSCALE: 1" = 2'-0"1231/4"1" SAW CUT1/4" R.CONTROL JOINT / SAW CUT DETAIL1. SECOND POUR2. # 4 REBAR AS STEEL DOWEL3. SAW CUT OR TOOLED CONTROL JOINT, SEE CONSTRUCTION PLAN4. SPEED DOWEL SLEEVE (800) 531-33555. FIRST POUR6. COMPACTED SOIL7. POLYFELT FOAM EXPANSION. 8. SELF-LEVELING DECK-O-SEAL EXPANSION MASTIC COLOR TO MATCH CONC., FINISH WITH SILICA SANDFOR CONCRETE PAVING COLOR AND TEXTURE, SEE CONSTRUCTION PLAN.COLD JOINTEXPANSION JOINT12345672815EXPANSION JOINT / SPEED DOWEL DETAIL1/2"1/2"1/4" R.1. SIDE OF HOUSE2. WEEP SCREED3. HARDSCAPE SURFACE.4. SELF-LEVELING DECK-O-SEAL EXPANSION MASTIC COLOR TO MATCH CONC., FINISH WITH SILICA SAND5. 3/ 8" POLYFELT FOAM EXPANSION.6. COMPACTED SOILFOR HARDSCAPE TYPE, SEE CONSTRUCTION PLAN.EXPANSION JOINT AT HOUSE3/8"1/4" R.4"MIN1"MIN123456LANDSCAPE ARCHITECTURAL PLANS FORGARY LISENBEE 2701 CIRCLE DR. • NEWPORT BEACH, CA 92660PH. (949) 322-6446glisenbee@aristotlecap.comDATE:DRAWN BY:D.P.12-9-19© DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. 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We also would love to see screening trees like the cleanest ficus planted to screen some of the effects of the wall and beautify and soften the impact…similar large trees were planted in the early stages of construction along the west side of 715 lido sud? I may have the address wrong…its a large two or three lot development on Lido. And if a new wall is part of the plan, we would like a stucco finish, with repair of any pavers, and existing trees on our side many of which have just really settled in to start their second season of growth. And a 50 year old rose tree that is right on the property line, we would love to see this designed around. Sincerely, Bill Menninger Diane Menninger 2641 Circle dr Zoning Administrator - January 30, 2020 Item No. 5a Additional Materials Received After Deadline Lisenbee Residence CDP (PA2019-252)