HomeMy WebLinkAbout04_Mickool Residence CDP_PA2022-0159CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
November 10, 2022
Agenda Item No. 4
SUBJECT: Mickool Residence CDP (PA2022-0159)
▪Coastal Development Permit
SITE LOCATION: 3407 and 3407 ½ Finley Avenue
APPLICANT: Clifford Mickool
OWNER: Clifford Mickool
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221 or mwhelan@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RT (Two-Unit Residential)
•Zoning District: R-2 (Two-Unit Residential)
•Coastal Land Use Plan Category: RT-D (Two Unit Residential (20.0-29.9 DU/AC))
•Coastal Zoning District: R-2 (Two-Unit Residential)
PROJECT SUMMARY
The applicant requests a coastal development permit (CDP) to allow the demolition of an
existing nonconforming duplex and the construction of a new three (3)-story, 3,285-
square-foot, single-unit residence including a 384-square-foot attached junior accessory
dwelling unit (JADU). The proposed development includes an attached 463-square-foot-
two (2)-car garage. Project implementation includes repairing, reinforcing and raising the
existing bulkhead. The project complies with all applicable development standards and
no deviations are requested. The project includes hardscape, walls, landscaping, and
drainage facilities.
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, California Code of Regulations, Title 14, Division
6, Chapter 3, 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 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
• The subject property is in the R-2 Coastal Zoning District, which provides for two-unit
and single-unit residential development and is consistent with the City’s Coastal Land
Use Plan, General Plan, and Zoning Code. A coastal development permit is required,
and the property is not eligible for a waiver for de minimis development because the
property is located in the Coastal Commission Appeal Area.
• The property currently consists of one legal lot developed with a nonconforming
duplex. The duplex is nonconforming due to encroachments into required setbacks
and parking requirements, as only two spaces are provided where four spaces are
required. The neighborhood is predominantly developed with two (2)- and three
(3)-story, single-family and two (2)-family residences. The proposed design, bulk,
and scale of the development is consistent with the existing neighborhood pattern
of development and expected future development consistent with applicable
development standards.
• The proposed single-family dwelling, junior accessory dwelling unit, 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 (Water) 20 feet 20 feet
Sides 3 feet 3 feet
Front (Steet) 5 feet 5 feet
Allowable Floor Area (max.) 3,387 square feet 3,285 square feet
Allowable 3rd Floor Area (max.) 338 square feet 335 square feet
Allowable 3rd Floor Area &
Covered (max.)
846 square feet 541 square feet
Open Space (min.) 254 square feet 254 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
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Mickool Residence CDP (PA2022-0159)
Zoning Administrator, November 10, 2022
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Hazards
• A Coastal Hazards Report and Sea Level Rise Analysis including a Bulkhead
Conditions Report was prepared by PMA Consulting, Inc. dated July 7, 2022, for
the project. The maximum bay water elevation is 7.7 feet NAVD 88 (North
American Vertical Datum of 1988 (NAVD 88) and may exceed the current top of
bulkhead elevation of 6.23 feet (NAVD 88) during high tide or storm events. The
report analyzes future sea level rise scenarios assuming a 3.05-foot increase in
the maximum water level over the next 75 years (i.e. the life of the structure).
Therefore, the sea level is estimated to reach approximately 10.75 feet NAVD 88
(the likely range for sea level rise over 75-year design life of the structure based
on low risk aversion estimates for sea level rise provided by the State of California,
Sea Level Rise Guidance: 2018 Update).
• On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential
Facilities. The guidelines require that any structure permitted within the years 2021
through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD 88)
with a design for adaptability elevation of 14.4 feet (NAVD 88). The project has
been conditioned to raise the bulkhead to an elevation of 10.9 feet (NAVD 88).
PMA Consulting, Inc. has confirmed the bulkhead can be raised up to 14.4 feet
NAVD88 if needed without further bayward encroachment.
• Once the existing seawall/bulkhead is reinforced/raised per the report’s
recommendations, flooding, wave run-up, and erosion will not significantly impact
this property over the proposed 75-year economic life of the development. As
conditioned, a waterproofing curb or other waterproof material is required and
proposed be constructed around the perimeter of the dwelling that would protect
against flooding up to an elevation of 10.9 feet (NAVD 88). Flood shields
(sandbags and other barriers) can be deployed across the openings to protect and
prevent flooding to the structure. The report concludes that the proposed project
will be safe from flooding hazards for the next 75 years with the repaired/reinforced
and raised bulkhead and a flood protection or waterproofing around the structure.
Therefore, the project has been conditioned to repair, reinforce, raise the bulkhead
and include flood protection around the structure up to 10.9 feet (NAVD 88).
• The finished floor elevation of the proposed single-family residence is 9.0 feet
(NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation
standard. The Coastal Hazard Report concludes that the bay water elevation
(currently 7.7 feet NAVD 88) will not exceed the proposed flood protection around
the single-family residence at 10.9 feet (NAVD 88) for the anticipated 75-year life
of the structure.
• The property is in an area known for the potential of seismic activity and liquefaction.
All projects are required to comply with the California Building Code (CBC) and
Building Division standards and policies. Geotechnical investigations specifically
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Mickool Residence CDP (PA2022-0159)
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addressing liquefaction are required to be reviewed and approved prior to the
issuance of a building permit. Permit issuance is also contingent on the inclusion of
design mitigation identified in the investigations. Construction plans are reviewed for
compliance with approved investigations and CBC prior to building permit issuance.
Water Quality
• The property is located adjacent to coastal waters. A construction erosion control
plan and a post-construction drainage system that includes drainage and percolation
features designed to retain dry weather runoff and minor rain event runoff on-site.
Any water not retained on-site is directed to the City’s storm drain system.
• Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan),
due to the proximity of the development to the shoreline and the development
containing more than 75 percent of impervious surface area, a preliminary Water
Quality and Hydrology Plan (WQHP) is required. A preliminary WQMP has been
prepared for the project by Aaron Albertson, September 21, 2022. The WQHP
includes a polluted runoff and hydrologic site characterization, a sizing standard for
BMPs, use of an LID approach to retain the design storm runoff volume on site, and
documentation of the expected effectiveness of the proposed BMPs. Construction
plans will be reviewed for compliance with the approved WQHP prior to building
permit issuance.
• The project design addresses water quality with a construction erosion control plan
and a post-construction drainage system that includes drainage and percolation
features designed to retain dry weather runoff and minor rain event runoff on-site.
Any water not retained on-site is directed to the City’s storm drain system.
Public Access and Views
• The project site is located between the nearest public road and the sea or shoreline.
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 non-
conforming duplex located on a standard R-2 lot with a new single-family residence
and attached junior accessory dwelling unit. 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 (appropriate height, setbacks, etc.) so as not to block or impede existing public
access opportunities.
• The project site is not adjacent to a coastal view road, public access way, or Coastal
Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint
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is on 38th Street on Newport Island approximately 800 feet northwest and the nearest
coastal view road is Newport Boulevard north of Via Lido, approximately 600 feet
northeast. Neither are visible from the site. As currently developed, the existing
property and other residences along Finley Avenue are not located within the view
shed of the park. The residences along Finley Avenue are within the viewshed of
Rivo Alto (bay) and slightly from the Coastal View Road portion of Newport
Boulevard. However, the proposed single-family residence with a junior accessory
dwelling unit complies with all applicable Local Coastal Program (LCP) development
standards and maintains a building envelope consistent with the existing
neighborhood pattern of development. Additionally, the project does not contain any
unique features that could degrade the visual quality of the coastal zone.
• Vertical and lateral access to the Rivo Alto (bay) is available approximately 90 feet to
the south at the terminus of 34th Street where there is a small grass area adjacent to
the bay. There is also vertical and lateral access to the bay 90 feet to the north at the
terminus of 35th Street where the is a small sandy beach adjacent to the bay. The
project does not include any features that would obstruct access along these routes.
• The front of the residence, which is visible from the bay, provides additional setbacks
for the second floor and third floor areas with open decks, providing modulation of
volume. The design includes modulation of volume throughout the structure and low
front site walls that prevent the appearance of the site being walled off from the bay.
Therefore, the project does not have the potential to degrade the visual quality of the
Coastal Zone or result in significant adverse impacts to existing public views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because
it has no potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three (3) single-family residences in urbanized
areas. The proposed project consists of the demolition of one (1)- residential duplex and the
construction of a new 3,285-square-foot, single-family residence including a 463-square-
foot attached junior accessory dwelling unit.
The exceptions to this categorical exemption under Section 15300.2 are not applicable. The
project location does not impact an environmental resource of hazardous or critical concern,
does not result in cumulative impacts, does not have a significant effect on the environment
due to unusual circumstances, does not damage scenic resources within a state scenic
highway, and is not a hazardous waste site, and is not identified as a historical resource.
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PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal Program
[LCP] 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
(Appeal to the Coastal Commission) 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:
LAW/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
7
10-18-2021
RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN
EXISTING DUPLEX AND CONSTRUCT A NEW 3,285-SQUARE-
FOOT, THREE (3)-STORY SINGLE-FAMILY RESIDENCE
INCLUDING AN ATTACHED JUNIOR ACCESSORY DWELLING
UNIT (JADU) AND ATTACHED TWO (2)-CAR GARAGE
LOCATED AT 3407 and 3407 ½ FINLEY AVENUE (PA2022-0159).
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Clifford Mickool, Owner with respect to property located at
3407 and 3407 ½ Finley Avenue, requesting approval of a coastal development permit.
2.The lot at 3407 and 3407 ½ Finley Avenue is legally described as Lot 4 Block 434 of
Canal Section.
3.The applicant proposes a coastal development permit (CDP) to allow the demolition of an
existing duplex and the construction of a new three (3)-story, 3,285-square-foot, single-unit
residence including a 384-square-foot attached junior accessory dwelling unit (JADU). The
proposed development includes an attached 463-square-foot-two (2)-car garage. Project
implementation includes repairing, reinforcing, and raising the existing bulkhead. The
project complies with all applicable development standards and no deviations are
requested. The project includes hardscape, walls, landscaping, and drainage facilities.
4.The subject property is designated Two-Unit Residential (RT) by the General Plan Land
Use Element and is located within the Two-Unit Residential (R-2) Zoning District.
5.The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two Unit Residential (20.0-29.9 DU/AC) (RT-D), and it is located within the
Two-Unit Residential (R-2) Coastal Zoning District.
6.A public hearing was held on November 10, 2022, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). 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, Division 6, Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act (CEQA) Section 15303 under Class 3 (New Construction or
Conversion of Small Structures) because it has no potential to have a significant effect on
the environment.
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2. Class 3 exempts the demolition and construction of up to three (3) single-family
residences in urbanized areas. The proposed project consists of the demolition two
(2)-units (duplex) and the construction of a new 3,285-square-foot, single-family
residence including a 384-square-foot junior accessory dwelling unit and attached 463-
square-foot, two (2)-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 state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 3,387 square feet and the proposed floor area
is 3,285 square feet.
b. The proposed development provides the minimum required setbacks, which are 20
feet along the front property line abutting the Rivo Alto (bay), 3 feet along each side
property line, and 5 feet along the street frontage (Finely Avenue). Portions of the
existing residence that currently encroach up to 4 inches into the north side setback
and 1 inch into the south side setback are proposed to be demolished and the
residence reconstructed for setback conformance.
c. The highest guardrail is less than 24 feet from established grade (9.00 feet
NAVD88) and the highest ridge is no more than 29 feet from established grade,
which comply with the maximum height requirements.
d. The project includes garage parking for a total of two (2) vehicles, complying with
the minimum two (2)-car garage parking requirement for single-family residences
with less than 4,000 square feet of habitable floor area. No additional parking is
required for the JADU.
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2. The project is conditioned to require the recordation of a deed restriction that will prohibit
use of the JADU for short term rentals and will also prohibit the sale of the JADU
separate from the principal dwelling. The project is also conditioned to require the owner
of the Property to reside in either the primary dwelling or in the JADU. Owner occupancy
is not required if the owner is another governmental agency, land trust or housing
organization within the meaning of Government Code 65852.22
3. The neighborhood is predominantly developed with two (2)- and three (3)-story, single-
family and two-family residences. The proposed design, bulk, and scale of the
development is consistent with the existing neighborhood pattern of development.
4. A Coastal Hazards Report and Sea Level Rise Analysis including a Bulkhead Conditions
Report was prepared by PMA Consulting, Inc. dated July 7, 2022, for the project. The
maximum bay water elevation is 7.7 feet NAVD 88 (North American Vertical Datum of
1988 (NAVD 88) and may exceed the current top of bulkhead elevation of 6.23 feet
(NAVD 88) during high tide or storm events. The report analyzes future sea level rise
scenarios assuming a 3.05-foot increase in the maximum water level over the next 75
years (i.e. the life of the structure). Therefore, the sea level is estimated to reach
approximately 10.75 feet NAVD 88 (the likely range for sea level rise over 75-year
design life of the structure based on low risk aversion estimates for sea level rise
provided by the State of California, Sea Level Rise Guidance: 2018 Update).
5. On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities.
The guidelines require that any structure permitted within the years 2021 through 2025
must have a minimum bulkhead elevation of 10.9 feet (NAVD 88) with a design for
adaptability elevation of 14.4 feet (NAVD 88). The project has been conditioned to raise
the bulkhead to an elevation of 10.9 feet (NAVD 88). PMA Consulting, Inc. has confirmed
the bulkhead can be raised up to 14.4 feet NAVD88 if needed without further bayward
encroachment.
6. Once the existing seawall/bulkhead is reinforced/raised per the report’s
recommendations, flooding, wave run-up, and erosion will not significantly impact this
property over the proposed 75-year economic life of the development. As conditioned,
a waterproofing curb or other waterproof material is required and proposed be
constructed around the perimeter of the dwelling that would protect against flooding up
to an elevation of 10.9 feet (NAVD 88). Flood shields (sandbags and other barriers) can
be deployed across the openings to protect and prevent flooding to the structure. The
report concludes that the proposed project will be safe from flooding hazards for the next
75 years with the repaired/reinforced and raised bulkhead and a flood protection or
waterproofing around the structure. Therefore, the project has been conditioned to
repair, reinforce, raise the bulkhead and include flood protection around the structure up
to 10.9 feet (NAVD 88).
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7. The finished floor elevation of the proposed single-family residence is 9.0 feet (NAVD
88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard. The
Coastal Hazard Report concludes that the bay water elevation (currently 7.7 feet NAVD
88) will not exceed the proposed flood protection around the single-family residence at
10.9 feet (NAVD 88) for the anticipated 75-year life of the structure.
8. The property is in an area known for the potential of seismic activity and liquefaction. All
projects are required to comply with the California Building Code (CBC) and Building
Division standards and policies. Geotechnical investigations specifically addressing
liquefaction are required to be reviewed and approved prior to the issuance of building
permits. Permit issuance is also contingent on the inclusion of design mitigation identified
in the investigations. Construction plans are reviewed for compliance with approved
investigations and CBC prior to building permit issuance.
9. The property is located adjacent to coastal waters. A Construction Erosion Control Plan
was provided to implement temporary Best Management Practices (BMPs) during
construction to minimize erosion and sedimentation and to minimize pollution of runoff and
coastal waters derived by construction chemicals and materials. The project design also
addresses water quality through the inclusion of a post-construction drainage system that
includes drainage and percolation features designed to retain dry weather and minor rain
event runoff on-site. Any water not retained on-site is directed to the City’s storm drain
system.
10. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due
to the proximity of the development to the shoreline and the development containing more
than 75 percent of impervious surface area, a preliminary Water Quality and Hydrology
Plan (WQHP) is required. A preliminary WQMP has been prepared for the project by Aaron
Albertson, September 21, 2022. The WQHP includes a polluted runoff and hydrologic site
characterization, a sizing standard for BMPs, use of an LID approach to retain the design
storm runoff volume on site, and documentation of the expected effectiveness of the
proposed BMPs. Construction plans will be reviewed for compliance with the approved
WQHP prior to building permit issuance.
11. Proposed landscaping complies with Implementation Plan Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant
species. Prior to issuance of building permits, the final landscape plans will be reviewed
to verify invasive species are not planted.
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.
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Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline.
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 non-conforming duplex located on a standard R-2
lot with a new single-family residence and attached junior accessory dwelling unit.
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 (appropriate height, setbacks, etc.) so as not to block or
impede existing public access opportunities.
2. Vertical and lateral access to the bay is available approximately 90 feet to the south at the
terminus of 34th Street where there is a small grass area adjacent to the bay. There is also
vertical and lateral access to the bay 90 feet to the north at the terminus of 35th Street
where the is a small sandy beach adjacent to the bay. The project does not include any
features that would obstruct access along these routes.
3. The project site is not adjacent to a coastal view road, public access way, or Coastal
Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on
38th Street on Newport Island approximately 800 feet northwest and the nearest coastal
view road is Newport Boulevard north of Via Lido, approximately 600 feet northeast.
Neither are visible from the site. As currently developed, the existing property and other
residences along Finley Avenue are not located within the view shed of the park. The
residences along Finley Avenue are within the viewshed of Rivo Alto (bay) and slightly
from the Coastal View Road portion of Newport Boulevard. However, the proposed single-
family residence with a junior accessory dwelling unit complies with all applicable Local
Coastal Program (LCP) development standards and maintains a building envelope
consistent with the existing neighborhood pattern of development. Additionally, the project
does not contain any unique features that could degrade the visual quality of the coastal
zone.
4. The front of the residence, which is visible from the bay, provides additional setbacks
for the second floor and third floor areas with open decks, providing modulation of
volume. The design includes modulation of volume throughout the structure and low
front site walls that prevent the appearance of the site being walled off from the bay.
Therefore, the project does not have the potential to degrade the visual quality of the
Coastal Zone or result in significant adverse impacts to existing 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 pursuant to Section
15303 under Class 3 (Construction or Conversion of Small Structures) of the CEQA
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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 (PA2022-0159), 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 Program (LCP) 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 (Appeal to the Coastal Commission) 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 10TH DAY OF NOVEMBER, 2022.
_____________________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Prior to final of building permits, the existing seawall shall be reinforced and capped to
10.90 feet (NAVD 88) and capable to be raised up to 14.4 feet (NAVD 88), in compliance
with the City of Newport Beach Waterfront Project Guidelines and Standards, Harbor
Design Criteria Commercial & Residential Facilities and the recommendations provided
in the Coastal Hazards Report and Sea Level Rise Analysis prepared by PMA
Consulting dated July 7, 2022.
3. Prior to issuance of building permits, a waterproofing curb or similar waterproofing
design feature shall be constructed around the proposed residence as an adaptive flood
protection device up to a minimum of 10.9 feet (NAVD88). Flood shields (sandbags and
other methods) can be deployed across the openings to protect and prevent flooding to
the structure.
4. Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices including the
repair and maintenance, enhancement, reinforcement, or any other activity affecting the
bulkhead, that results in any encroachment seaward of the authorized footprint of the
bulkhead or other shoreline protective device. The agreement shall be binding against
the property owners and successors and assigns.
5. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City’s approval of
development. This letter shall be scanned into the plan set prior to building permit issuance.
6. Prior to the issuance of a building permit, the Junior Accessory Dwelling Unit (JADU)
shall require a deed restriction that prohibits the sale of the JADU separately and
prohibits rental or leasing of the ADU for 30 days or less. The deed restriction will also
require the owner of the Property to reside in either the primary dwelling or in the JADU.
Owner occupancy is not required if the owner is another governmental agency, land
trust or housing organization within the meaning of Government Code 65852.22.
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10-05-2021
7. This approval does not authorize any new or existing improvements (including
landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches,
or the public right-of-way. Any improvements located on tidelands, submerged lands,
and/or lands that may be subject to the public trust shall require a coastal development
permit (CDP) approved by the California Coastal Commission (Coastal Commission).
Prior to the issuance of building permits, the applicant shall provide a copy of said
coastal development permit or CDP waiver or documentation from the Coastal
Commission that subject improvements are not subject to the permit requirements of
the Coastal Act and/or not located within the permit jurisdiction of the Coastal
Commission.
8. 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.
9. This Coastal Development Permit does not authorize any development seaward of the
private property.
10. 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.
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.
11. 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.
12. 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
15
Zoning Administrator Resolution No. ZA2022-###
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10-05-2021
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.
13. 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. Stockpiles 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.
14. 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.
15. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
16. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. Prior to 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.
23. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. Implementation shall be in compliance with the
16
Zoning Administrator Resolution No. ZA2022-###
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10-05-2021
approved CPPP and WQHP/WQMP and any changes could require separate review
and approval by the Building Division.
24. 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.
25. 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.
26. Construction activities shall comply with Section 10.28.040 (Construction Activity—
Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of
noise-generating construction activities that produce noise to between the hours of 7:00
a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are
not allowed on Saturdays, Sundays or Holidays.
27. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
28. 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.
29. 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.
30. This Coastal Development Permit (PA2022-0159) 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.
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Zoning Administrator Resolution No. ZA2022-###
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10-05-2021
31. 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 Mickool Residence including, but not limited to, Coastal Development
Permit (PA222-0159). 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.
18
Attachment No. ZA 2
Vicinity Map
19
VICINITY MAP
Coastal Development Permit No. PA2022-0159
3407 and 3407 ½ Finley Avenue
Subject Property
Subject Property
20
Attachment No. ZA 3
Project Plans
21
ARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-272414" = 1'-0"A-1SITE PLAN and INFORMATIONMICKOOL RESIDENCE3407 FINLEY AVENUENEWPORT BEACH, CAPROPERTY LINE 28.58'PROPERTY LINE 28.58'PROPERTY LINE 100.00'PROPERTY LINE 100.00'5'-1"3'-1"3'-1"20'-1"3'-1"3'-1"UP (3) 6"RISERS2 % SLOPE2 % SLOPE2 % SLOPEEXISTING ONESTORY RESIDENCEEXISTING TWOSTORY RESIDENCE1.4%SF1.4%SF1.4%SF1.4%SF1.4%SF1.5%SF1.5%SF3.1%SF11 %SF10 %SFPITCH BREAK
3.1%SF3.1%SF3.1%SF5.2 %SF6.16 FS6.16 FS5.2 %SF22'-0"3'-0"16'-0"3'-0"THE PROJECT DATUM USED IS NAVD88RECORD OF SURVEY NOTES1. DUE TO FIELD SURVEY IN-ACCURACY ISSUES, EFFECTIVE DECEMBER 8, 2003 THE BUILDING DEPARTMENT WILL NO LONGER ACCEPT TEMPORARY CORNER MONUMENTS FOR NEW CONSTRUCTION. PERMANENT MONUMENTS WHICH COMPLY WITH SECTION 8772 OF THE CALIFORNIA LAND SURVEYOR'S ACT WILL BE REQUIRED PRIOR TO GRADING OF PROJECT SITE.2. A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL MONUMENT THE PROPERTY CORNERS BEFORE THE START OF GRADING, WITH PERMANENT MONUMENTS.3. BEFORE CERTIFICATE OF OCCUPANCY CAN BE ISSUED BY THE CITY, THE BUILDING DEPARTMENT WILL VERIFY THAT A CORNER OF RECORD OR RECORD OF SURVEY HAS BEEN FILED WITH AND APPROVED BY THE COUNTY SURVEYOR AS REQUIRED BY SECTIONS 8762 and 8773 OF THE CALIFORNIA LAND SURVEYOR'S ACT. A COPY OF THE APPROVED RECORD OF SURVEY OR CORNER RECORD IS REQUIRED TO BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO CALLING FOR FOUNDATION INSPECTION4. THE TOPOGRAPHIC SURVEY SHALL BE STAMPED AND SIGNED BY A STATE LICENSED LAND SURVEYOR OR CIVIL ENGINEER , (LICENSE NUMBER BELOW 33,966).PUBLIC WORKS NOTES1. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB and GUTTER, and ALLEY/STREET PAVEMENT and OTHER IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 - INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL and/or CLEAN OUT and BOX with 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.2. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON STANDARD IMPROVEMENTS LOCATED WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMP[ROVEMENTS SHALL COMPLY with CITY COUNCIL POLICY L-6 and L-18.3. CLEAN OUTS ARE REQUIRED AT INTERVALS OF 100 FEET IN STRAIGHT RUNS, IN BRANCHES EXCEEDING 10 FEET and WHERE THE SUM OF THE ANGLES EXCEEDS 135 DEGREES IN A GIVEN RUN PER CPC 707 and 719.4. THE SEWER CLEAN OUT LOCATED WITHIN THE PUBLIC RIGHT OF WAY SUBJECT TO TRAFFIC SHALL BE INSTALLED WITH A TRAFFIC GRADE BOX and COVER.5. THE EXISTING WATER METER LOCATED WITHIN THE PUBLIC RIGHT OF WAY AT THE DRIVEWAY SHALL BE VERIFIED TO HAVE A TRAFFIC GRADE BOX AND COVER.6. THE DECORATIVE PAVERS WITHIN THE EXISTING UTILITY EASEMENT WILL REQUIRE AN ENCROACHMENT AGREEMENT WITH THE CITY.SOILS GEOLOGIST NOTES THE OWNER SHALL RETAIN A SOILS GEOLOGIST WHO SHALL PERFORM THEFOLLOWING...1. VERIFY THE ASSUMED BEARING CAPACITY OF 1,500 PSF PER THE SOILS REPORT.2. INSPECT AND APPROVE OF AREAS PRIOR TO PLACEMENT OF FILL OR CONCRETE.3. INSPECT, TEST AND APPROVE OF ALL FILL, VERIFYING MINIMUM OF 90% RELATIVE COMPACTION.4. INSPECT AND APPROVE ALL FOUNDATION EXCAVATIONS AND SLAB ON GRADE.5. A FINAL REPORT OF COMPACTION AND INSPECTION SHALL BE PREPARED BY THE SOILS GEOLOGIST and SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR REVIEW AND FINAL APPROVAL.6. NO FILLS SHALL BE PLACED PRIOR TO APPROVAL BY THE SOILS GEOLOGIST.7. THE GENERAL CONTRACTOR SHALL REVIEW THE SOILS REPORT and ABIDE BY ALL RECOMMENDATIONS CONTAINED THERE-IN.8. REFER TO THE "SR" SHEET FOR SOILS REPORT RECOMMENDATIONS.9. A CAL-OSHA PERMIT IS REQUIRED FOR ANY EXCAVATIONS DEEPER THAN 5'-0" and FOR SHORING OR UNDERPINNING.10. CONTRACTOR SHALL NOTIFY THE ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 10 DAYS PRIOR TO THE START OF ANY SHORING or EXCAVATION WORK.11. CONTRACTOR SHALL VERIFY 45 DEGREE MINIMUM EXCAVATION ANGLE FROM THE BOTTOM OF ADJACENT BUILDING FOOTINGS ON NEIGHBORING PROPERTIES.DESIGN PROFESSIONAL IN CHARGETHE REGISTERED DESIGN PROFESSIONAL IN CHARGE SHALL BE RESPONSIBLEFOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BYOTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS FORCOMPATIBILITY WITH THE DESIGN OF THE BUILDING , NBMC 15.02.010, CBCAPPENDIX CHAPTER 1, 106.3.4THE GOVERNING CODES AND STANDARDS FOR THIS PROJECT ARE THE2019 CALIFORNIA BUILDING CODE ; 2019 CBC, 2019 CRC ; 2019 CPC ; 2019 CEC ;2019 CMC ; 2019 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE ( EES )CODES WITH LOCAL AMENDMENTS ; 2019 CALIFORNIA BUILDING STANDARDSCODE ( CAL-GREEN )SITE PLAN NOTES1. POOLS, SPAS, FENCES, WALLS, PATIO COVERS AND OTHER SIMILAR FREE STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ANY WALL and/or FENCE PERMITS SHALL BE REQUIRED TO BE PULLED AT THE SAME TIME THE BUILDING PERMIT IS ISSUED.2. VERIFY UTILITY METER LOCATIONS WITH SOUTHERN CALIFORNIA EDISON and SOUTHERN CALIFORNIA GAS COMPANY PRIOR TO INSTALLING THOSE METERS.3. ALL SITE GATES ARE TO BE CONSTRUCTED OF WOOD MATERIAL WITH DESIGN SELECTED BY THE OWNER. PROVIDE KEY LOCKS AND DEADBOLT AT EACH GATE LOCATION. PROVIDE A $800 ALLOWANCE FOR EACH GATE.4. THE DEMOLITION OF THE EXISTING RESIDENCE REQUIRES A SEPARATE PERMIT FROM THE CITY.5. CONTRACTOR SHALL OBTAIN A HAUL ROUTE PERMIT FROM THE TRAFFIC ENGINEER FOR IMPORT OR EXPORT MATERIALS PRIOR TO THE START OF GRADING WORK.6. ALL NEW UTILITY SERVICE CONNECTORS SHALL BE MADE UNDERGROUND.7. FENCES, HEDGES AND WALLS WITHIN FRONT YARD SETBACKS CANNOT EXCEED 42" FROM EXISTING GRADE AND WITHIN SIDEYARD SETBACKS CANNOT EXCEED 6'-0" FROM EXISTING GRADE.8. ALL BLOCK WALL PERMITS SHALL BE ISSUED AT THE SAME TIME AS THE BUILDING PERMIT.FIRE NOTE THIS PROJECT WILL BE FIRESPRINKLERED PER NFPA 13DA B B R E V I A T I O N SFF ....................... FINISHED FLOORTC ..................... TOP of CURB AT STREETTOC ................. TOP of CURB IN GARAGEFS ..................... FINISHED SURFACEFOS ................. FACE of STUD AT WALLFL ..................... FLOW LINEL&T .................. LICENSE and TAGTW ................... TOP of WALLEXT'G .............. EXISTINGGF .................... GARAGE FLOOR AT DOORSF ..................... SHEET FLOW( XXX ) ........... EXISTING ELEVATIONSLEGAL OWNERCLIFFORD MICKOOL3407 FINLEY AVENUENEWPORT BEACH, CA 92663PH ( 818 ) 634 - 1872LEGAL DESCRIPTIONLOT 4, CANAL SECTION, BLOCK 434. M.M. 4/98BUILDING CODE 3 STORIES OCCUPANCY GROUP IS R-3, U TYPE V-B, and FIRE SPRINKLERED OCCUPANCY GROUP ................................. R3, UDESIGN DATA - ZONE R1SETBACKS BAY FRONT .............. 20'-0" SIDES ............................ 3'-0" STREET FRONT ...... 5'-0"BUILDABLE AREA IS ...................... 1,693.50 S.F.2 TIMES BUILDABLE IS ................. 3,387.00 S.F.OPEN VOLUME REQUIRED IS .15% of 1,693.50 = 254.02 S.F.PROVIDED OPEN SPACE IS 254.05 S.F.MAX 3RD FLOOR FOOTAGE IS 20% of 1,693.50 = 338.70 S.F.NORTH ARROW2ND FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINEUP (3) 6"RISERS2.4%SF2.4%SF2.4%SF2.4%SFV I C I N I T Y M A PSITE PLAN%%5-1"SHEET INDEXA-1 SITE PLANS and INFORMATIONA-2 FLOOR PLANSA-3 STREET FRONT, BAY FRONT and LEFT SIDE ELEVATIONSA-4 RIGHT SIDE ELEVATIONS and SECTIONS A , BA-5 ROOF PLANSF SQUARE FOOTAGE CALCULATIONST-1 TOPOGRAPHIC SURVEYSQUARE FOOTAGE CALCULATIONS1ST FLOOR HOUSE .................................... 1,174.15 S.F.2ND FLOOR HOUSE ................................. 929.58 S.F.3RD FLOOR HOUSE 334.27 S.F.TOTAL HOUSE ................................................ 2,438.00 S.F.JUNIOR ADU UNIT 383.43 S.F.TOTAL LIVABLE .............................................. 2,821.43 S.F.GARAGE 463.25 S.F.TOTAL STRUCTURAL ...................................... 3,284.68 S.F.2ND FLOOR MASTER DECK ............................. 141.14 S.F.2ND FLOOR ADU DECK ..................................... 112.91 S.F.3RD FLOOR OPEN DECK ............................... 407.53 S.F.3RD FLOOR OPEN COVERED DECK 206.71 S.F.TOTAL DECKS ALL AREAS ..................... 868.29 S.F.3RD FLOOR OPEN COVERED DECK ..... 206.71 S.F.3RD FLOOR ROOM 334.27 S.F.TOTAL 3RD FLOOR COVERAGE ............. 540.98 S.F.3RD FLOOR COVERAGE ................................ 31.9%DOWNRAMPUP8.63 FS8.63 FS8.63 FS8.63 FS7.36 FS7.36 FS7.36 FS7.36 FS16'-1"3'-0"EXISTINGNEIGHBORSBULKHEADEXISTINGNEIGHBORSBULKHEAD3'-0"TO FOSTO FOSTO FOSTO FOSTO FOSTO FOS3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK3'-0"SETBACK20'-0"SETBACK5'-0"SETBACKCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.PLANTERPLANTERPLANTEREXT'G WALLEXT'G WALLEXT'G WALLEXT'G WALLEXT'G WALLEXT'G WALLNEW WALLNEW WALLNEW WALLTHIS NEW WALL AT SIDE TO BE+42" HIGH MAX. ABOVE THELOWEST ORIGINAL EXISTING FSof ( 6.48 FS ), SEE TOPO or NEWTOP of ELEVATION AT 9.98 TW9.98 TWTHIS NEW WALL AT SIDE TO BE+42" HIGH MAX. ABOVE THELOWEST ORIGINAL EXISTING FSof ( 6.42 FS ), SEE TOPO or NEWTOP of ELEVATION AT 9.92 TW9.92 TW9.92 TW9.92 TWNEW WALLNEW WALLNEW WALLPLANTING AREAS TO RECEIVEARCTOSTAPHYLOS SONOMAMANZANITA PLANTING, A DROUGHTTOLERANT PLANT.PLANTING AREAS TO RECEIVEARCTOSTAPHYLOS SONOMAMANZANITA PLANTING, A DROUGHTTOLERANT PLANT.PROPERTY LINE WALLWALL.028SCALE: 1"=1'-0"1LOWEST NEIGHBORSFINISHED SURFACEELEVATION of+ 6.77 FSSIDE PROPERTY LINELOCATION MAY VARYAPPROXIMATE EXISTINGFINISHED SURFACE ofEXISTING PATIONEW PATIO FINISHEDSURFACE 8.95 FSMAX.MAX. HGT of NEW WALL+42" ABOVE ORIGINAL FSREINFORCEDCONCRETE WALL andFOOTING6"(2) #4 BARSAT TOP(2) #4 BARSAT BOTTOM#4 BARS AT 24"O.C. VERTICAL andHORIZONTAL4" AGGREGATEBASE#3 BARS AT 18" O.C. E.W.NEIGHBORS PROPERTYPROJECT SITE3407 FINLEY AVENUE1A-11A-1LANDSCAPED AREA IS + 85 S.FHARDSCAPED AREA IS + 1,135 S.F.1ST FLOOR SLAB ELEVATION ...................... 9.00TOP of AGGREGATE BASE ........................... 8.00TOP of PAD BELOW AGGREGATE ............ 7.6722
ARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-272414" = 1'-0"A-2FLOOR PLANSPROPERTY LINE 28.58'PROPERTY LINE 28.58'PROPERTY LINE 100.00'PROPERTY LINE 100.00'5'-1"3'-1"20'-1"PROPERTY LINE 28.58'PROPERTY LINE 28.58'PROPERTY LINE 100.00'PROPERTY LINE 100.00'3'-1"20'-1"20'-1"6.50 FSNEED (4)6" RISERSOPEN VOLUME = 254.02 SF3RD FLOOR 338.70 SFOPEN SPACE = 141.14 SFENTRYDININGISLAND9.00 FS7.00 FS19'-0"ISLAND7.00 FSNEED 112.91 OPEN SPCE-26.42sf- 89.61 sfBATH #3UPUPDN9.00 FS48" REFERFREEZERVSDWRECYSK48" CTOPw/ HOODWCLLLLLSKREFERCTOPWCWCWCWASHERDRYERSSOPEN TO ABOVEMASTERBEDROOMSITTINGHALLMASTERBATHW.I.C.BEDROOM #2BATH #2SERVICEHALLHALLBATHSTUDIO/ JR. ADUMINI-KIT6'-3"22'-7"4'-11"1'-4"2 CAR GARAGEKITCHENLIVING ROOM17'-9"ELEV.ELEV.3'-1"GEMSEATLINENDESKSTORAGEBELOWSTAIRSSTEPDOWNSHOWERVAN.CABSCABSCABSCABSCABSCABSCABSDNPROPERTY LINE 28.58'PROPERTY LINE 28.58'20'-1"13'-0"-26.42OPENINGOPENING3'-0"3RD FLOOR DENDNWCLELEV.PROPERTY LINE 28.58'PROPERTY LINE 28.58'PROPERTY LINE 100.00'PROPERTY LINE 100.00'3'-1"3'-1"BATH #37' PLATE28"REF.SINKCT7.50 FS3'-7"11'-7"16'-8"1ST FLOOR PLAN2ND FLOOR PLAN3RD FLOOR PLANCOATSLINENTUB andSHOWER88" DIAGONAL TVSECTIONAL GARAGE DOOR9'-6" HIGH x 16'-0" WIDE 30"OVENSBROOMCLOSETUP4'-6"3'-0"AC CONDNO. 1PANTRY18"1'-0"2'-612"SEATPAIR OF 24"WIDE DOORS ?UPNORTH ARROW11'-0"11'-312"3'-1"STAIRWELL8'-1112"8'-8"AA-4BA-4AA-4BA-4OPEN DECK AREAOPEN COVEREDDECK AREA5'-1"3'-1"TO FOSTO FOS3'-0"SETBACK3'-0"SETBACK20'-0"SETBACK5'-1"3'-1"TO FOSTO FOS3'-0"SETBACK3'-0"SETBACK20'-0"SETBACK5'-1"3'-1"TO FOSTO FOS3'-0"SETBACK3'-0"SETBACK20'-0"SETBACKTO FOSTO FOSTO FOS5'-0"SETBACK5'-0"SETBACK5'-0"SETBACKTO FOS3'-0"SETBACKTO FACE of STUDTO FACE of STUDTO FACE of STUDUP (3) 6"RISERSDOWNRAMPUP8.63 FS8.63 FS8.63 FS8.63 FS7.36 FS7.36 FS7.36 FS7.36 FSEXISTINGNEIGHBORSBULKHEADEXISTINGNEIGHBORSBULKHEADA B B R E V I A T I O N SFF ....................... FINISHED FLOORTC ..................... TOP of CURB AT STREETTOC ................. TOP of CURB IN GARAGEFS ..................... FINISHED SURFACEFOS ................. FACE of STUD AT WALLFL ..................... FLOW LINEL&T .................. LICENSE and TAGTW ................... TOP of WALLEXT'G .............. EXISTINGGF .................... GARAGE FLOOR AT DOORSF ..................... SHEET FLOW( XXX ) ........... EXISTING ELEVATIONSVACUUMCLOSET3'-0"ARMOIREMICKOOL RESIDENCE3407 FINLEY AVENUENEWPORT BEACH, CA15'-0"MIN. TO ROOF LINE36" WIDE JUNIORADU ACCESSDOOR23
ARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-272414" = 1'-0"A-3FRONT ELEVATION, BAY FRONT ELEVATION and LEFTSIDE ELEVATION9'-0"8'-1"( 6.26 TC )( 5.58 FL )
( 6.28 TC )( 5.61 FL )( 6.27 TC )( 5.65 FL )( 6.30 TC )( 5.69 FL )10'-6"8'-1"6'-8"3'-6"9'-0"8'-1"3'-512"7'-6"8'-0"9'-0"8'-1"10'-6"8'-1"3'-478"5'-8"TOP PLATEOPENING HGTTOP of GUARD2ND FFTOP PLATEWINDOW HGT1ST FFTOP PLATETOP of GUARDTOP PLATE2ND FFOPENING HGTTOP of CURB2ND FFTOP PLATE1ST FFTOP PLATETOP PLATETOP PLATE6'-8"3'-6"TOP PLATE2ND FFTOP PLATE2ND FFTOP of GUARDTOP of GUARDWINDOW andDOOR HGTWINDOW andDOOR HGTTYPICAL SLOPINGROOF MATERIALCOMPOSITIONSHINGLESTYPICAL STANDINGSEAM ROOFMATERIALTYPICAL SIDINGTYPICALSIDINGTYPICALBOARD andBATTENALLOW 2" forROOF MATERIALALLOW 2" forROOF MATERIALLAMINATED GLASSGUARDSLAMINATEDGLASS GUARDLINE of FINISHEDSURFACE IN SIDEYARDSLOPE of GARAGE FLOORINSIDE GARAGETOP of CURBAT STREET5'-0"22'-5"3'-1"28'-7"3'-1"TO FOSLOT WIDTHTO FOS20'-0"SETBACKSETBACK100'-0"(3) 6 INCH RISERSLOT LENGTHSIDEPROPERTYLINEFRONTPROPERTYLINE29'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 38.0024'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 33.0029'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 38.0024'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 33.002"2"2"ESTABLISHED GRADE9.00 ELEVATIONESTABLISHED GRADE9.00 ELEVATION2ND F.F.9'-0"8'-1"3'-6"TOP ofGUARDTOP PLATE1ST F.F.8'-0"22'-5"6'-8"3'-6"3'-1"28'-7"TOP PLATEOPENINGTOP ofGUARDD & W HGT7'-6"TYPICALSIDINGALLOW 2" forROOF MATERIALLAMINATEDGLASS GUARDSFOLDING DOOR SYSTEM BY"COVER GLASS" with TGLAMINATEDGLASS GUARDSFOLDING DOORSYSTEM BY "COVERGLASS" with TG3'-1"TO FOSLOT WIDTHTO FOSSIDEPROPERTYLINESIDEPROPERTYLINE29'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 38.0024'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 33.002"ESTABLISHED GRADE9.00 ELEVATIONSTREET FRONT ELEVATIONBAY FRONT ELEVATIONLEFT SIDE ELEVATION3407TYPICALSIDINGTYPICALSIDINGTYPICAL STANDINGSEAM ROOFMATERIALTYPICAL STANDINGSEAM ROOFMATERIALTYPICAL STANDINGSEAM ROOFMATERIALHEIGHTCERTIFICATIONREQUIREDESTABLISHED GRADEELEVATION IS 9.0F I R E A S S E M B L Y N O T E S1. EXTERIOR WALLS AT EACH SIDE of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION.2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 & GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2)3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3S I D I N G N O T E ALL HORIZONTAL SIDING SHALL BE A "JAMES HARDIE" PRODUCT. INSTALL SMOOTH "HARDIEPLANK SIDING" over 12" THICK DENSGLASS over " TYVEK " MEMBRANE PER C.B.C. SIDING SHALL BE RECEIVE A PAINTED FINISH. SIDING IS SMOOTH FINISH with 7" EXPOSURE TO WEATHERD O O R and W I N D O W N O T E S ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6” WIDE STRIP of “BT” MEMBRANE WHICH IS PLACED over THE WINDOW and DOOR FRAME FLANGES ON ALL SIDES.A D D R E S S N O T E THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE STREET FRONT SIDE of THE RESIDENCE PER N.B.M.C. SECTIONF L A S H I N G N O T E S ALL ROOF TO ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWEDT R I M N O T E S ANY ROOF OVERHANGS PARALLEL TO THE SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1 - HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS.ELEVATION ABBREVIATIONSF.S. ...................................... FLOOR SHEATHINGF.F. ........................................FINISHED FLOOR, ACTUALLY 1ST FLOOR SLAB ELEVATIONFOS ................................... FACE of STUDHGT. ................................... HEIGHTT.C. ..................................... TOP of CURBF.L. ...................................... FLOW LINEEXT'G ................................ EXISTINGMLLW................................ MEAN LOW LOW WATERELEVATION ABBREVIATIONSF.S. ...................................... FLOOR SHEATHINGF.F. ........................................FINISHED FLOOR, ACTUALLY 1ST FLOOR SLAB ELEVATIONFOS ................................... FACE of STUDHGT. ................................... HEIGHTT.C. ..................................... TOP of CURBF.L. ...................................... FLOW LINEEXT'G ................................ EXISTINGMLLW................................ MEAN LOW LOW WATERTYPICALSIDINGTYPICALBOARD andBATTENTYPICALBOARD andBATTENTYPICALBOARD andBATTENTYPICALSIDINGTYPICALBOARD andBATTENTYPICALBOARD andBATTENTYPICALBOARD andBATTENTYPICALBOARD andBATTENBAYFRONTPROPERTYLINETOP of EXISTINGBULKHEAD VARIESfrom 6.22 TO 6.31( 6.23 FS )LOWE
ST
(7.75 TW)EXISTING BRICKPLANTERS TO BEREMOVED42"MAXIMUM 42" HGT LIMITABOVE NATURAL GRADETOP of NEW BULKHEAD and STAIRLANDING AT 10.90 NAVD888.67 FS8.96 FSEXISTING DOCKGANG PLANKNEW WOOD FRAMED STEPS,12" TREADS with 7 12" RISERS42"36"MICKOOL RESIDENCE3407 FINLEY AVENUENEWPORT BEACH, CATGTGTGTGTG TG TG TG TG TG TGTGTGTGTGTGTGTGTGTGTGTG TGSLIDERSLIDER7'-438"9'-6"EGRESSWINDOWEGRESSWINDOW3'-0"EGRESSWINDOWTOP of SECTIONALGARAGE DOORTOP of GARAGECURB AT 9.024'-0"29'-0"24'-0"29'-0"24'-0"29'-0"SECTIONALGARAGE DOORFLOW LINE AT STREET9.009.009.0020'-0"15'-0"SETBACK SETBACK TO ROOF24
ARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-272414" = 1'-0"A-4RIGHT SIDE ELEVATION, SECTIONS A and B9.0 1st floor7.5 landing10'-6"8'-1"6'-8"3'-6"9'-0"8'-1"TOP PLATEWINDOW HGTTOP of GUARD2ND FFTOP PLATE9.0 1st floorTYPICAL SIDINGTYPICALSIDINGALLOW 2" forROOF MATERIALALLOW 2" forROOF MATERIALLAMINATEDGLASS GUARDSNEW PATIO SLOPESAT 2% AWAY fromRESIDENCELINE of FINISHEDSURFACE IN SIDEYARDLINE of FINISHEDSURFACE IN SIDEYARDSLOPE of GARAGE FLOORINSIDE GARAGE5'-0"20'-0"SETBACKSETBACKLOT LENGTH100'-0"BAYFRONTPROPERTYLINEFRONTPROPERTYLINE29'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 38.0024'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 33.0029'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 38.0024'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 33.00TOP PLATE2ND FFTOP PLATE1ST FF2"2"ESTABLISHED GRADE9.00 ELEVATIONRIGHT SIDE ELEVATIONTYPICAL STANDINGSEAM ROOFMATERIALTYPICAL STANDINGSEAM ROOFMATERIALTYPICAL SLOPINGROOF MATERIALCOMPOSITIONSHINGLESHEIGHTCERTIFICATIONREQUIREDESTABLISHED GRADEELEVATION IS 9.0F I R E A S S E M B L Y N O T E S1. EXTERIOR WALLS AT EACH SIDE of HOUSE and GARAGE IF SPRINKLERED SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION.2. NO OPENINGS SHALL BE PERMITTED IN THE EXTERIOR WALLS, INCLUDING VENTS. of GROUP R-3 & GROUP U OCCUPANCIES WHERE THE EXTERIOR WALL IS CLOSER THAN 3 FEET TO THE PROPERTY LINE. TABLE R 302.1(1) and TABLE R 302.1.(2)3. ONE HOUR WALL ASSEMBLIES SHALL EXTEND FROM THE FOUNDATION UP TO THE UNDERSIDE OF THE ROOF ABOVE. R 302.3S I D I N G N O T E ALL HORIZONTAL SIDING SHALL BE A "JAMES HARDIE" PRODUCT. INSTALL SMOOTH "HARDIEPLANK SIDING" over 12" THICK DENSGLASS over " TYVEK " MEMBRANE PER C.B.C. SIDING SHALL BE RECEIVE A PAINTED FINISH. SIDING IS SMOOTH FINISH with 7" EXPOSURE TO WEATHERD O O R and W I N D O W N O T E S ALL DOOR and WINDOW FRAMES SHALL RECEIVE A 6” WIDE STRIP of “BT” MEMBRANE WHICH IS PLACED over THE WINDOW and DOOR FRAME FLANGES ON ALL SIDES.A D D R E S S N O T E THE STREET ADDRESS NUMBERS SHALL BE SIZED and LOCATED ON THE STREET FRONT SIDE of THE RESIDENCE PER N.B.M.C. SECTIONF L A S H I N G N O T E S ALL ROOF TO ROOF and/or WINDOW, DOOR, DECK, ETC. FLASHINGS SHALL BE SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWEDT R I M N O T E S ANY ROOF OVERHANGS PARALLEL TO THE SIDE PROPERTY LINES and LOCATED WITHIN 5 FEET OF THE SIDE PROPERTY LINES ARE REQUIRED TO BE CONSTRUCTED WITH 1 - HOUR FIRE RESISTIVE CONSTRUCTION. SEE ARCHITECTURAL DETAILS.ELEVATION ABBREVIATIONSF.S. ...................................... FLOOR SHEATHINGF.F. ........................................FINISHED FLOOR, ACTUALLY 1ST FLOOR SLAB ELEVATIONFOS ................................... FACE of STUDHGT. ................................... HEIGHTT.C. ..................................... TOP of CURBF.L. ...................................... FLOW LINEEXT'G ................................ EXISTINGMLLW................................ MEAN LOW LOW WATER5'-1"TO FOSTYPICALBOARD andBATTENTYPICALSIDINGTYPICALBOARD andBATTENTYPICALBOARD andBATTENTYPICALSIDINGTOP of EXISTINGBULKHEAD VARIESfrom 6.22 TO 6.31( 6.23 FS )LOWEST(7.75 TW)EXISTING BRICKPLANTERS TO BEREMOVED42"MAXIMUM 42" HGT LIMITABOVE NATURAL GRADETOP of NEW BULKHEAD and STAIRLANDING AT 10.90 NAVD888.63 FS8.96 FSEXISTING DOCKGANG PLANKNEW WOOD FRAMED STEPS,12" TREADS with 7 12" RISERS42"36"9'-0"8'-1"6'-8"3'-312"6'-8"9'-0"8'-1"6'-8"2"1'-318"1'-318"RAKE WALLHEIGHT VARIES3'-1"3'-1"22'-5"KITCHENBEDROOM #2HALLSERVICEBATH #3DENTOP PLATETOP PLATETOP PLATETOP PLATETOP PLATETOP PLATETOP PLATE1ST FLOOR FS1ST FLOOR FS2ND FLOOR FS2ND FLOOR FS3RD FLOOR FSDOOR HGTWINDOW HGT3RD FLOOR FSSIDEPROPERTYLINESIDEPROPERTYLINE12" MAT SLAB over4" AGGREGATETO FOSTO FOSTYP. 2 x 6STUD WALLTYP. 2 x 6STUD WALLTYP. 2 x 6STUD WALLTYP. 2 x 6STUD WALLTYP. 2 x 4STUD WALLTYP. 2 x 6STUD WALLTYP. 2 x 6STUD WALLTYP. ROOF SHT'G2 x 8 RAFTER JOISTSper FRAMINGESTABLISHED GRADE9.00 ELEVATIONSECTION BSECTION AMICKOOL RESIDENCE3407 FINLEY AVENUENEWPORT BEACH, CA28'-7"TGTGTGTGTGTGTGEGRESSWINDOWNEIGHBORSFIN. SURFACENEIGHBORSFIN. SURFACETYP.WINDOW29'-0" MAXIMUM ROOF HEIGHT LIMITABOVE 9.0 ESTABLISHED GRADEELEVATION24'-0" HEIGHT LIMIT ABOVE 9.0ESTABLISHED GRADE ELEVATION29'-0" MAXIMUM ROOF HEIGHT LIMITABOVE 9.0 ESTABLISHED GRADEELEVATION24'-0" HEIGHT LIMIT ABOVE 9.0ESTABLISHED GRADE ELEVATIONESTABLISHED GRADE9.00 ELEVATION2'-8"CLOSED CELL FOAMINSULATION BETWEEN2 x 8 RAFTER JOISTSCLOSED CELL FOAMINSULATION BETWEEN2 x 8 RAFTER JOISTS1 18" FLOORSHEATHING1 18" FLOORSHEATHINGTYP. PERIMETERFOOTING14" TJI FLOORJOISTS per FRM'GTYPICAL CABINETSper PLANSTYP.DOORS14" TJI FLOORJOISTS per FRM'G24'-0"29'-0"EXISTING CURBAT STREET9.009.006'-1078"NEW TOPof WALL12.50MECHANICALDUCTS9'-0"8'-1"2"8'-1"2'-214"1'-318"3'-312"1'-318"6'-11"1'-318"3'-978"3'-1138"3'-1"3'-1"22'-5"2 CAR GARAGEADU/BATHJUNIOR ADUBEDROOMATTICTOP PLATETOP of MECHWELLATTIC FSTOP PLATETOP PLATETOP of CURBTOP PLATETOP PLATE2ND FLOOR FS2ND FLOOR FSLESS THAN6 FOOTWALLS and ROOFPLANES BEYONDTYP. ROOF SHT'GTYPICAL 2 x 6 RAFTERSTYP. 2 x 4STUD WALLSTAIRWELL TREADSand RISERS14" DEEP TRUSSJOISTS per FRM'GGARAGE CURB AT 9.0MSL MINIMUM12" MAT SLAB over4" AGGREGATESIDEWALK perSITE PLANSIDEPROPERTYLINESIDEPROPERTYLINETO FOSTO FOSFLOOR SHT'GTYP. 2 x 6STUD WALLTYP. 2 x 4STUD WALLTYP. 2 x 4STUD WALL29'-0" FINISHED ROOF HEIGHTLIMIT ABOVE ESTABLISHEDGRADE ELEVATION of 38.0024'-0" HEIGHT LIMIT ABOVEESTABLISHED GRADEELEVATION of 33.00ESTABLISHED GRADE9.00 ELEVATION3'-6"35'-0" MINIMUM TO ROOF25
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ARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-272414" = 1'-0"A-5ROOF PLANPROPERTY LINE 28.58'PROPERTY LINE 28.58'AC CONDENSER LOCATION INMECH WELL. HVAC CONTRACTORTO PROVIDE SEPARATE PERMITFOR AC CONDENSER with SOUNDCALCULATIONS AS A DEFERREDSUBMITTAL3:123:123:123:123:123:123:124:124:124:124:123:121:126:126:126:12AC CONDSLOPE14" : FOOT3RD FLOOR OUTLINE3RD FLOOR OUTLINE3RD FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINE2ND FLOOR OUTLINESTAIRWELL OUTLINESTAIRWELL OUTLINERIDGERIDGERIDGERIDGEVALL
E
Y VALLEYRIDGERIDGERIDGE2ND FLOOR DECK OUTLINE20'-0"15'-112"5'-0"25"12"25"12"30"12"21"37"18"37"25"12"37"25"12"37"25"12"37"37"25"12"37"3212"12"12"12"3"12"12"6'-1112"5'-1"3"12"18"6'-1112"3'-812"4'-9"5'-1112"3'-812"12"12"12"12"3"30"30"SLOPE1:12SLOPE1:12SLOPE1:12TYPICAL SLOPINGROOF MATERIALTYPICAL SLOPINGROOF MATERIALTYPICAL SLOPINGROOF MATERIALTYPICAL SLOPINGROOF MATERIALTYPICAL SLOPINGROOF MATERIAL3RD FLOOR ATTIC VENTILATION CALCULATIONSATTIC SPACE IS APPROX. 440 SQ. FEET = 2.93 MINIMUM SQ. FEET OF VENT DIVIDED BY 150 AREA REQUIREDUSE ( 4 ) ROOF VENTS of 12 of AN 18" DIAMETER RADIUSSED COPPER ROOF VENTof .88 S.F. EACH AT 4 X .88 = 3.53 S.F. of VENTILATION WHICH EXCEEDS THE MINIMUMREQUIREMENT of 2.93 S.F. SEE ROOF PLAN for LOCATIONS.NOTE1. VENT OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH WITH 18" MINIM TO 14" MAXIMUM MESH OPENINGS OR ARCHITECT APPROVED ALTERNATE,2134ONE of FOUR 2NDFLOOR ATTIC VENTSTOP of RIDGE SHT'GAT 26.00' ABOVEESTABLISHED GRADEELEVATION = 35.00TOP of RIDGE SHT'GAT 28.83' ABOVEESTABLISHED GRADE= 37.83 ELEVATIONTOP of RIDGE SHT'GAT 28.83' ABOVEESTABLISHED GRADE= 37.83 ELEVATIONACTUAL TOP of WOOD CAP RAIL IS IS23'-1 12" ABOVE THE ESTABLISHED GRADEELEVATION of 9.00 = 32.12 FEET.MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of9.00 or 33.00 ELEVATIONACTUAL TOP of WOOD CAP RAIL IS IS23'-1 12" ABOVE THE ESTABLISHED GRADEELEVATION of 9.00 = 32.12 FEET.MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of9.00 or 33.00 ELEVATIONACTUAL TOP of ALUM CAP RAIL IS23'- 5" ABOVE THE ESTABLISHED GRADEELEVATION of 9.00 = 32.41 FEET.MAXIMUM ALLOWED HEIGHT IS 24'-0"ABOVE THE ESTABLISHED GRADE of9.00 or 33.00 ELEVATIONTOP of SLOPING ELEVATORSHAFT ROOF IS 4.75' x 5.95'IN AREA = 28.26 SQ. FEET90# CAP SHEET ROOFMATERIAL over ELEVATORSHAFT SLOPES ONE INCHper FOOTROOF PLANTYPICAL SLOPINGROOF MATERIALTOP of RIDGE SHT'GAT 28.83' ABOVEESTABLISHED GRADE= 37.83 ELEVATIONTOP of RIDGE SHT'GAT 23.75' ABOVEESTABLISHED GRADEELEVATION = 32.75NORTH ARROWFIRE NOTES1. EXTERIOR WALLS AT SIDES of HOUSE SHALL BE of ONE HOUR FIRE RESISTIVE RATED CONSTRUCTION. APPLY STUCCO FINISHES AS REQUIRED PER CBC TO ACHIEVE ONE HOUR FIRE RESISTIVE CONSTRUCTIONR O O F P L A N N O T E S1. ALL STANDING SEAM ROOF MATERIAL SHALL BE A CLASS "A" FIRE RATED STANDING SEAM ROOF MATERIAL BY "CUSTOM-BILT METALS" SERIES CS100 with A COLOR of " GREY ". STANDING SEAM IS 1 INCH HIGH. ESR REPORT # 19002. ALL 3RD ALL NEW SLOPING ROOF MATERIALS ON 2ND and 3RD FLOOR SLOPING ROOFS SHALL BE A CLASS "A" RATED COMPOSITION SHINGLE ROOF MATERIAL BY "CERTAINTEED CORPORATION " with A COLOR of " GREY ". ESR REPORT # 13893. MAXIMUM ROOF MATERIAL WEIGHT PER SQUARE FOOT = 10 POUNDS.4. ALL FLAT ELEVATOR ROOF AREA FINISHED MATERIALS SHALL BE AN ELASTOMERIC ROOF MEMBRANE FINISH BY "POLYCOAT PRODUCTS" APPLIED ROOF SHEATHING PER MANUFACTURE'S RECOMMENDATIONS. ESR # 2785. SLOPE ALL FLAT ROOF AREAS AT ONE INCH PER FOOT MINIMUM UNLESS NOTED OTHERWISE ON THE ROOF PLAN. COLOR SHALL BE "GREY".5. ALL 3RD FLOOR DECK AREA FINISHED MATERIALS SHALL BE A CLASS "A" FIRE RATED ELASTOMERIC ROOF MEMBRANE FINISH BY "PLI - DECK PRODUCTS" APPLIED over DECK SHEATHING PER MANUFACTURE'S RECOMMENDATIONS. ESR # 2097. SLOPE ALL DECK AREAS AT 14" PER FOOT MINIMUM UNLESS NOTED OTHERWISE ON THE ROOF PLAN.COLOR SHALL BE "GREY".6 ALL ROOF TO ROOF or ROOF TO WALL FLASHING SHALL BE STAINLESS STEEL. NO GALVANIZED IRON IS ALLOWED.7. ALL ATTIC VENTS SHALL BE LOCATED PER THE ROOF PLAN WITH BETWEEN 18" MINIMUM TO 14" SQUARE MAXIMUM SCREEN MESH.HEIGHTCERTIFICATIONREQUIREDESTABLISHED GRADEELEVATION IS 9.0MICKOOL RESIDENCE3407 FINLEY AVENUENEWPORT BEACH, CABA-6AA-6BA-6AA-612"3:123:123:12RIDGEVALLEYVALLEYVALLEYVALLEY3:123:12RIDGE15'-0"CLEAR TO ROOFSETBACKSETBACK27
ARCHITECTJohn T. Morgan Jr.18682 Beachmont AvenueNorth Tustin, CA 92705ph (714) 730-2723 fax (714) 730-272414" = 1'-0"SFSQUARE FOOTAGE CALCULATIONSPROPERTY LINE 28.58'PROPERTY LINE 28.58'PROPERTY LINE 100.00'5'-1"3'-1"3'-1"20'-1"PROPERTY LINE 28.58'PROPERTY LINE 28.58'PROPERTY LINE 100.00'PROPERTY LINE 100.00'5'-1"3'-1"3'-1"20'-1"20'-1"6.50 FSENTRYDINING19'-0"BATH #3UPUPUPDN48" REFERFREEZERVSDWRECYSK48" CTOPw/ HOODWCLLLLLSKREFERCTOPWCWCWCWASHERDRYERSSOPEN TO ABOVEMASTERBEDROOMSITTINGHALLMASTERBATHW.I.C.BEDROOM #2BATH #2SERVICEHALLHALLBATHSTUDIO/ ADUMINI-KIT6'-3"22'-7"4'-11"1'-4"2 CAR GARAGEKITCHEN17'-9"ELEV.ELEV.3'-1"3'-1"GEMSEATLINENDESKSTEPDOWNSHOWERVAN.CABSCABSCABSCABSCABSCABSCABSDNPROPERTY LINE 28.58'13'-0"-26.42OPENINGOPENING3'-0"3RD FLOOR DENDNWCLELEV.PROPERTY LINE 28.58'PROPERTY LINE 28.58'PROPERTY LINE 100.00'PROPERTY LINE 100.00'3'-1"3'-1"BATH #37' PLATE24"REF.SINKCT3'-7"11'-7"16'-8"1ST FLOOR PLAN2ND FLOOR PLAN3RD FLOOR PLANLINEN1'-6"3'-4"2'-8"2'-6"TUB andSHOWER88" DIAGONAL TV 30"OVENSBROOMCLOSETUPAC CONDNO. 1PANTRY18"1'-0"2'-612"SEATPAIR OF 24"WIDE DOORS ?UPNORTH ARROWSQUARE FOOTAGE CALCULATIONS1ST FLOOR HOUSE .................................... 1,174.15 S.F.2ND FLOOR HOUSE ................................. 929.58 S.F.3RD FLOOR HOUSE 334.27 S.F.TOTAL HOUSE ................................................ 2,438.00 S.F.ACC. DWELLING UNIT 383.43 S.F.TOTAL LIVABLE .............................................. 2,821.43 S.F.GARAGE 463.25 S.F.TOTAL STRUCTURAL ...................................... 3,284.68 S.F.2ND FLOOR MASTER DECK ............................. 141.14 S.F.2ND FLOOR ADU DECK ..................................... 112.91 S.F.3RD FLOOR OPEN DECK ............................... 407.53 S.F.3RD FLOOR OPEN COVERED DECK 206.71 S.F.TOTAL DECKS ALL AREAS ..................... 868.29 S.F.3RD FLOOR OPEN COVERED DECK ..... 407.53 S.F.3RD FLOOR ROOM 334.27 S.F.TOTAL 3RD FLOOR COVERAGE ............. 741.80 S.F.3RD FLOOR COVERAGE ................................ 31.9%- 89.61 sf3'-1"22'-5"3'-1"50'-1012"3'-5"23'-1112"22'-5"3'-7"8'-11 12"22'-5"3'-1"3'-1"22'-5"12'-212"50'-10 12" x 22'-5" = 1,140.44 SFLESS ENTRY .......... - 8.00 SFPLUS KITCHEN + 41.71 S.F.1ST FLOOR LIV. ...... 1,174.15 SF3'-5" x 12'-2 12"= 41.71 SF50'-1012"4'-0"2'-0"4' X 2' = 8 SFREMOVED23'-11 12" x 22'-5" ............ 537.06 SFLESS KITCHEN .......... - 41.71 SFLESS EXTR STAIRS - 32.10 SFGARAGE .................... 463.25 SF8'-11 12" x 3'-7" = -32.10 SF3'-0"22'-7"3'-0"6'-3"5'-0"5'-0"22'-7"3'-0"3'-0"15'-712"18'-10"3'-7"3'-3"6'-712"3'-3"12'-212"5'-412"4'-11"5'-412"4'-11"5'-0"5'-0"ADU FOOTAGE15'-7 12" x 18'-10" = 294.27 SFPLUS ................. +21.53 SFPLUS STAIRS + 67.63 SFADU UNIT ....... 383.43 SF3'-3" x 6'-7 12"= 21.53 SF18'-1012" x 3'-7"= 67.63 SF5'-4 12" x 4'-11"= -26.42 SF5'-4 12" x 4'-11"= -26.42 SF3'-3" x 12'-2 12"= 39.67 SF3'-9"12'-11"4'-8"5'-7"3'-9" X 4'-8"= - 17.50 SF12'-11" X 5'-7"= -72.11 SFSTAIR AREA OUT= - 89.61 SF6'-3"44'-1012"44'-10 12" x 22'-5" = 1,005.94 SFLESS STAIRS............ - 89.61 SFPLUS BEDRM #2 .... + 39.67 SFLESS ELEV -26.42 SF2ND FLR HOUSE ... 929.58 SF22'-5"OPEN VOLUME AREA6'-3" x 22'-7" = 141.14 SF20'-0"OPEN VOLUME AREA5'-0" x 22'-7" = 112.91 SFTHE OPEN VOLUME AT 2ND FLOOR IS..MASTER DECK .............................. 141.14 SFADU DECK ....................................... 112.91 SFTOTAL PROVIDED IS.................. 254.05 SFREQUIRED OV IS ........................ 254.02 SF2ND FLOOR HOUSE IS 929.58 SFADU UNIT IS .......................383.43 SF1ST FLOOR HOUSE IS 1,174.15 SFGARAGE IS ....................... 463.25 SF35'-112"15'-012"20'-1"7'-7"2'-3"14'-6"4'-212"14'-8"19'-812"5'-8"7"12'-012"17'-112"2'-3" x 7'-7"= +17.06 SF5'-7" x 7" =- 3.25 SF14'-6" x 19'-8 12" = 285.77 SFPLUS KIT .......... + 17.06 SFLESS .................. - 3.25 SFPLUS + 61.11 SFLESS ELEV - 26.42 SF3RD FLOOR .... 334.27 SF4'-2" x 14'-8"= 61.11 SFOPEN COVERED DECK17'-2" x 12'-0 12" = 206.71 SF3RD FLOOR HOUSE IS 334.27 SFOPEN COVERED DECK IS 206.71 SFTOTAL OPEN COV DECK and 3RDFLOOR ROOM IS ............... 540.98 SF540.98 SF DIVIDED BY 2ND and 3RDFLOOR ROOF AREAS of1,693.50 SF = ........... 31.9 %OPEN DECK ........... 407.53 SFCOVERED DECK 206.71 SFLIVING ROOM18'-1012"TO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSTO FOSA B B R E V I A T I O N SFF ....................... FINISHED FLOORTC ..................... TOP of CURB AT STREETTOC ................. TOP of CURB IN GARAGEFS ..................... FINISHED SURFACEFOS ................. FACE of STUD AT WALLFL ..................... FLOW LINEL&T .................. LICENSE and TAGTW ................... TOP of WALLEXT'G .............. EXISTINGGF .................... GARAGE FLOOR AT DOORSF ..................... SHEET FLOW( XXX ) ........... EXISTING ELEVATIONSMICKOOL RESIDENCE3407 FINLEY AVENUENEWPORT BEACH, CA28
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GARAGE7.00 GFF6.50 PAD2-STORY RESIDENCE9.00 FF8.50 PAD2.4%2.4%1.4%3.1%1.5%3.1%3.1%10 %3.1%1.5%1.4%1.4%1.4%1.4%3.6%3.6%2 %2 %(6.28 TC)(5.63 FL)6.42 FS2.4%9.00 FS9.00 FF8.98 FS9.00 FF8.98 FS8.95 TG8.22 INV8.95 FSTOP STEP7.45 FSBOT STEP8.95 TG8.45 INV7.36 FS10.95 TW10.95 TW10.95 TW10.95 TW7.23 FS20.5'54.3'5.1'19.8'4.8'10.2'12.2'13.1'3.1'
16.0'10.68 FSTOP STEP8.63 FS8.63 FS8.95 FS8.70 TG8.70 TG7.90 INV8.70 TG8.20 INV7.00 FSTOP STEP10%6.50 GFF6.42 FS2.4%2.4%6.35 TG11111121312131213121312131213771515145101016999999662233336.40 FS6.40 TG3EXISTING CONCRETEPROPOSED CONCRETELANDSCAPINGPROPERTY LINECENTERLINEPROPOSED STORM DRAINPROPOSED SPOT ELEVATIONEXISTING SPOT ELEVATIONEXISTING BUILDINGPROPOSED BUILDING WALLPROPOSED INFILTRATION TRENCHSTORM DRAIN SLOPESURFACE GRADIENTPROPOSED TRENCH DRAINPROPOSED SITE WALLLEGEND165.22 FSCONSTRUCTION NOTESINSTALL SPEE-D CHANNEL DRAIN BY NDS.CONSTRUCT 1.5' WIDE AND 1.5' DEEP GRAVEL INFILTRATION TRENCH PER DETAIL 2, SHEET C-03.INSTALL 4" SCHEDULE 40 PVC DRAIN PIPENOT USEDINSTALL 3" SCHEDULE 40 PVC DRAIN PIPE CURB CORE DRAIN PER NEWPORT BEACH STD. 184-L.SEE DETAIL 6, SHEET C-03. PIPING TO BE INSTALLED PERPENDICULAR TO CURB FACECONNECT 4" SCHEDULE 40 PIPE TO PERFORATED PIPE AT TOP OF INFILTRATION TRENCH PERELEVATIONS ON THIS SHEETSEE GRADING AND PAD SECTION RECOMMENDATIONS PER THE SOILS REPORT AND STRUCTURALFOUNDATION PLAN. SEE DETAIL 5, SHEET C-03NOT USEDINSTALL PVC WYE CONNECTIONREPAIR SIDEWALK IN RW WITH 4" THICK CONCRETE SIDEWALK IN RW PER NEWPORT BEACH STD.180-LCONSTRUCT 4" THICK CONCRETE PAVEMENT ON PRIVATE PROPERTY. REINFORCEMENT TO BE #3REBAR AT 18" O.C., E.W. CENTERED IN SLAB. CONTROL JOINTS TO BE PROVIDED AT A MAX.SPACING OF 8 FT 0.C., E.W. FOR SLABS AND 6 FT FOR SIDEWALKS. SEE DETAIL 4, SHEET C-03INSTALL DOWNSPOUT CONNECTION TO UNDERGROUND STORM DRAIN SYSTEM PER DETAIL 7,SHEET C-03.INSTALL 4" OLDCASTLE FLOGARD DOWNSPOUT FILTER ON DOWNSPOUT . SEE DETAIL 8, SHEETC-03. SEE ARCHITECTURAL PLANS FOR INSTALLATION LOCATION.INSTALL 6" AREA DRAIN IN HARDSCAPE PER DETAIL 3, SHEET C-03.CONSTRUCT 42" SITE CMU WALL PER SEPARATE ARCHITECTURAL PLANS. WALL TO BE CENTEREDON PROPERTY LINE.INSTALL CONCRETE STEPS. SEE DETAIL 1, SHEET C-03.1234GENERAL NOTES1. CONTRACTOR TO VERIFY THE LOCATION AND DEPTH OF EXISTING UTILITIES BEFOREANY CONSTRUCTION IS TO START. CONTRACTOR TO CONTACT CIVIL ENGINEER IF ANYDISCREPANCIES BETWEEN ELEVATIONS AND LOCATIONS OF EXISTING UTILITIES.2. CONTRACTOR TO CONFIRM PAD ELEVATION WITH CURRENT SOILS REPORT IN THEFIELD.3. ANY WALL GREATER THAN 36" HIGH IN THE PUBLIC RIGHT-OF-WAY TO BE DEMOLISHED.4. ALL LANDSCAPING WITHIN PUBLIC RIGHT-OF-WAY MUST HAVE A MAXIMUM GROWTHCHARACTERISTIC OF 36". GRAVEL IS NOT PERMITTED IN THE RIGHT-OF-WAY.5. NO PERMANENT STRUCTURES CAN BE BUILT WITHIN THE LIMITS OF THE PUBLICUTILITY EASEMENT.567891011121314STORMWATER BMP NOTEPER THE CITY OF NEWPORT BEACH DRAINAGE STANDARD OF 15 LFOF 2'X1.5' INFILTRATION TRENCH REQUIRED PER 2,000 SF OF IMPERVIOUS SURFACE.SITE AREA IS 3000 SF WITH THE MAJORITY OF THE SITE BEING COMPOSED OFIMPERVIOUS SURFACE.REQUIRED LF OF STANDARD INFILTRATION TRENCH = 23 FTTRENCHES PROVIDED: (2) - 18 LF (1.5'-W X 1.5'-D) ON THE SIDE YARD FRONTAGE ARE PROVIDED.DUE TO TRENCHES BEING PLACED ON THE SIDE YARD THE WIDTH OF THE TRENCH WAS REDUCED TO1.5' AND THE LENGTH INCREASED TO 18' TO ACHIEVE THE REQUIRED VOLUME.FLOGARD DOWNSPOUT FILTERS: (6) TOTAL ON ALL DOWNSPOUT FILTERS FROM THE ROOF RUNOFFFOR PRETREATMENT.CITY OF NEWPORT BEACH GRADING NOTES 2. A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO STARTOF THE SUB-GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWINGPEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER,SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES.REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.GENERAL1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACHMUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIALREQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE.3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THECONSTRUCTION PERIOD.4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAYTHROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS;AND NO WORK ONSUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLEDPER SECTION 10-28 OF THE NBMC.6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE ATALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING ANDPROTECTING UTILITIES.8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVEMEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIESDURING THE GRADING OPERATION.10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BEAPPROVED BY THE CITY TRAFFIC ENGINEER ANDPROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGAND SLOPED AREAS.12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLEEROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMESSHALL RESULT IN A "STOP WORK" ORDER.13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTICSCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUESHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORMDRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THESITE.REQUIRED INSPECTIONS1. A PRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TOSTART 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.GRADING NOTES PERTAINING TO PROJECT3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVECOMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILSENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET INVERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTIONEFFORT APPLIED TO THE FILL AREAS.4.AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED ANDAPPROVED 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 ANYADDITIONAL FILLS ARE ADDED.7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE ANDBACKFILLED AND APPROVED BY THE SOILS ENGINEER.9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE ANDGRADE.10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENTRELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DIVISION MAYREQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATETESTING.11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DIVISION.12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THENBMC.13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATIONDISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENTTO THE BUILDING DIVISION FOR APPROVAL.FORMS\GENERAL GRADING SPECIFICATIONS 04/19/13 314. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILLOBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DIVISION PRIORTO CONSTRUCTION.15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE ANDADJACENT STRUCTURES UPON COMPLETION.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 TESTING AGENCYFINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADINGPLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON INCHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FORCORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.NUMBERDATEREVISIONSAPP'V'DBENCHMARK:LDRXXXCHECKED BY:DRAWN BY:DATE:PLANS PREPARED BY:AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/2307/11/2022THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGEBENCHMARK DISC STAMPED "3s-45-99," SET IN THE TOP NORTHERLYCORNER OF A 4 FT X 8 FT CONCRETE CATCH BASIN, LOCATED IN THEEASTERLY CORNER OF THE INTERSECTION OF MACARTHUR BLVD ANDSAN JOAQUIN HILLS ROAD.ELEVATION = 251.76 (NAVD 88')07/11/2022MICKOOL RESIDENCE3407 FINLEY AVENUENEWPORT BEACH, CA 92663SHEETOFDEVELOPER:15CUT/FILL QUANTITIESOVER-EXCAVATION: 300 CYASSUMING 3' DEPTH FOR BLDG. AND 1' FOR RECOMPACTION DEPTH FORHARDSCAPE IMPROVEMENTSCUT: 0 CYFILL: 30 CYIMPORT: 30 CYTHESE ARE ENGINEERING ESTIMATES ONLY. CONTRACTOR TO CONDUCTTHEIR OWN TAKE-OFFS FOR BIDDING.BLDGBUILDINGBBBOTTOM OF BASINBSBOTTOM OF STEPBWBOTTOM OF WALLBFBOTTOM OF FOOTINGBSBOTTOM OF STEPCFCURB FACECY CUBIC YARDSDIADIAMETERDIMDIMENSIONEXEXISTINGEWEACH WAYFFFINISH FLOORFGFINISH GRADEFLFLOW LINEFSFINISH SURFACEFTGFOOTINGGB GRADE BREAKHHEIGHTHPHIGH POINTHORIZHORIZONTALINVINVERTMAXMAXIMUMMINMINIMUMOCON CENTERPERFPERFORATEDPLPROPERTY LINEPTPOINTTBTOP OF BASINTCTOP OF CURBTFTOP OF FOOTINGTGTOP OF GRATETSTOP OF STEPTYPTYPICALTWTOP OF WALLVERTVERTICALWWIDTHABBREVIATIONS:161. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT AND OTHERIMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTIONCOMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMEDSUBSTANDARD, A NEW 1 - INCH2. WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEAN OUT AND BOX WITH LIDWILL 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 WORKSHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.2. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON STANDARDIMPROVEMENTS LOCATED WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.3. AN APPROVED ENCROACHMENT AGREEMENT IS REQUIRED FOR WORK ACTIVITIES LOCATEDWITHIN THE PUBLIC RIGHT OF WAY.4. 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 ENGINEERING CONTRACTOR.5. ALL WORK RELATED TO WASTER WATER IN THE PUBLIC RIGHT OF WAY SHALL BE PERFORMED BYA C-34 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR.PUBLIC WORKS NOTES29
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211111111112222 %2 %1.4%1.4%1.4%1.4%1.4%3.6%3.6%10%2.4%2.4%12NUMBERDATEREVISIONSAPP'V'DBENCHMARK:LDRXXXCHECKED BY:DRAWN BY:DATE:PLANS PREPARED BY:AARON M. ALBERTSONR C E 65513 EXP 9/30/2307/11/2022THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGEBENCHMARK DISC STAMPED "3s-45-99," SET IN THE TOP NORTHERLYCORNER OF A 4 FT X 8 FT CONCRETE CATCH BASIN, LOCATED IN THEEASTERLY CORNER OF THE INTERSECTION OF MACARTHUR BLVD ANDSAN JOAQUIN HILLS ROAD.ELEVATION = 251.76 (NAVD 88')07/11/2022MICKOOL RESIDENCE3407 FINLEY AVENUENEWPORT BEACH, CA 92663SHEETOFDEVELOPER:DRY SEASON REQUIREMENTS (MAY - SEPTEMBER)1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALLOPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTIONFOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON.2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BEINSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON.THESE BMPS's MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMP FAILS, IT MUSTBE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DOSO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THECIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUSTBMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION.3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BEADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPsPRIOR TO A PREDICTED RAINSTORM.4. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BEADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPsPRIOR TO A PREDICTED RAINSTORM.5. A DISTURBED AREA THAT IS NOT COMPLETED BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA)SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION ANDSEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIAL IS NOT SUFFICIENT FOR THESEAREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY B E DEPLOYED. THIS INCLUDES ALLBUILDING PADS, UNFINISHED ROADS, AND SLOPES.6. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARYTO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENTSEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROMEROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPsARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF HIS REQUIREMENT.WET SEASON REQUIREMENT (OCTOBER - APRIL)1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED.2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAININLETS.3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED.4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BEIMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTIONMATERIALS.5. APPROPRIATE NON-STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATIONOF STORM WATER FROM CONSTRUCTION ACTIVITIES.6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBYSEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THESITE WITHIN 48 HOURS OF A PREDICTED STORM EVEN (A PREDICTED STORM IS DEFINED AS AFORECASTED, 50% CHANCE OF RAIN).7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITEPERIMETER, SITE SLOPES AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENTSEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREASTHAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION ORESTABLISHED VEGETATION STABILIZATION BMPs AS DESCRIBED IN ITEM H ARE NOT CONSIDERED TO BE"EXPOSED" FOR PURPOSES OF THIS REQUIREMENT.8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULDCOMMENCE AS SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETED FOR ANY PORTION OF THE SIT.STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVEBEEN COMPLETED.GRAVEL BAG DETAILANOT TO SCALEA12"SECTION A-AA3" MIN.OPENINGBETWEENBAGS TOPROWINLET PROTECTIONBNOT TO SCALENEW CATCHBASINGRAVEL BAGSPER DETAIL "A",THIS SHEETFILTERFABRICCONSTRUCTION NOTES:1GRAVEL BAG BARRIER PER CASQA DETAIL SE-6, SEEDETAIL A, THIS SHEETGRAVEL BAG INLET PROTECTION PER CASQA DETAILSE-10. SEE DETAIL B, THIS SHEET.PERFORM STREET SWEEPING AND VACUUMING DAILY23LEGENDXCONSTRUCTION NOTE FOR BMP DESIGNATION IN CALIFORNIASTORMWATER BMP HANDBOOK - CONSTRUCTIO, LATEST EDITIONBY THE CALIFORNIA STORMWATER QUALITY ASSOCIATIONGRAVEL BAGSGRAVEL BAG INLET PROTECTION30
NUMBERDATEREVISIONSAPP'V'DBENCHMARK:LDRXXXCHECKED BY:DRAWN BY:DATE:PLANS PREPARED BY:AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/2307/11/2022THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGEBENCHMARK DISC STAMPED "3s-45-99," SET IN THE TOP NORTHERLYCORNER OF A 4 FT X 8 FT CONCRETE CATCH BASIN, LOCATED IN THEEASTERLY CORNER OF THE INTERSECTION OF MACARTHUR BLVD ANDSAN JOAQUIN HILLS ROAD.ELEVATION = 251.76 (NAVD 88')07/11/2022MICKOOL RESIDENCE3407 FINLEY AVENUENEWPORT BEACH, CA 92663SHEETOFDEVELOPER:1CONCRETE STEP DETAIL2INFILTRATION PIT DETAILAREA DRAIN DETAIL344" CONCRETE SIDEWALK DETAILBUILDING SLAB SECTION FROM SOILS REPORT 5DRAIN PIPE OUTLET. STD-184-L6DOWNSPOUT CONNECTION DETAIL7FLOGARD DOWNSPOUT FILTER-FG-DS4A831
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