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TOAL ENGINEERING
CIVIL ENGINEERS, LAND PLANNERS, AND LAND SURVEYORS
139 Avenida Navarro• San Clemente, CA 92672
Tel: (949) 492-8586 • Fax: (949) 498-8625
June 13, 2019
Subject: Preliminary Grading Plan
215 Riverside Avenue; PA2019-023, CD2019-003
Response to Plan Review Comments
Job No. 18131
Toal Engineering has received the comments offered by the City of Newport Beach Public
Works Dept., Planning Division ( dated May 6, 2019) regarding the subject plan and offers the
following responses:
1. The existing and proposed utilities are shown on the plans. Both the sewer lateral and
water service will be replaced with new in the same location as the existing. Both
services are shown and labeled on the plans.
2. Parking layout of both levels has been revised to include turnaround space and columns
have been relocated at lower level to provide easier access into parking stalls.
3. The accessible walkway across the driveway at Avon has been relocated towards the
beginning of the approach, and the driveway has been moved to the east to stay within
the extension of the lot frontage.
4. The driveways are designed to provide minimum required sight distance per the city
standard STD-110-L.
5. Ramp slopes have been revised and are now consistent between grading plans and
architectural plans.
6. The driveway has been redesigned and the sidewalk continues unencumbered around the
existing street parking and across the driveway approach.
7. All drainage has been moved such that it is within the property boundary and lot frontage
and does not encroach onto neighboring properties.
8. All drainage devices within the easement have been moved out of the easement.
9. Comment addressed by architect.
10. Comments shown on plan markups have also been addressed.
11. Noted.
If you have any questions regarding the foregoing, please contact Adam Toal at 949-492-8586.