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Home My WebLink About05_Winkle Residence CDP_PA2022-121CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT January 26, 2023 Agenda Item No. 5 SUBJECT: Winkle Residence (PA2022-121) ▪Coastal Development Permit SITE LOCATION: 2130 Santiago Drive APPLICANT: Winkle Custom Homes OWNER: Jake Winkle PLANNER: Chelsea Crager, Senior Planner 949-644-3227 or ccrager@newportbeachca.gov LAND USE AND ZONING •General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached) •Zoning District: R-1-6000 (Single-Unit Residential) •Coastal Land Use Plan Category: RSD-A (Single Unit Residential Detached – (0.0 –5.9 DU/AC) •Coastal Zoning District: R-1-6000 (Single-Unit Residential) PROJECT SUMMARY A coastal development permit to allow the demolition of an existing single-family residence and the construction of a new 4,921-square-foot residence and attached 758- square-foot, three-car garage. The project also includes the construction of an in-ground pool, covered, sunken patio, landscaping, hardscaping, drainage, and site walls. The design complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 - 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). 1 Winkle Residence (PA2022-121) Zoning Administrator, January 26, 2023 Page 2 Tmplt: 10/18/21 DISCUSSION Land Use and Development Standards • The subject property is located in the R-1-6000 Coastal Zoning District, which provides for 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 single-family residence. The properties along Santiago Drive are predominantly developed with one- and two-story, single-family residences. The proposed two-story design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development and expected future development. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Upper Newport Bay) 6 feet 6 feet Sides 6 feet 6 feet Rear (Mariners Drive) 6 feet 6 feet Bluff Setbacks (min.) Development Area A Between the front property line and the rear setback line Between the front property line and the rear setback line, principal structures Development Area B Between the rear setback line and the rear property line Between the rear setback line and the rear property line, accessory structures Development Area C All portions of the lot not located in Area A or Area B None Maximum Allowable Site Coverage 60% (5,802 square feet) 47% (4,549 square feet) Parking (min.) 3-car garage 3-car garage Height (max.) 24-foot flat roof 29-foot sloped roof 25-foot, 5.25-inch sloped roof 2 Winkle Residence (PA2022-121) Zoning Administrator, January 26, 2023 Page 3 Tmplt: 10/18/21 Hazards • The property is located within the Bluff Overlay District of the Local Coastal Program Implementation Plan, which establishes special development standards for identified bluff areas of the City. Pursuant to the Bluff Overlay Map B-9A (Upper Newport Bay Bluffs), the property is located on a bluff not subject to marine erosion. Consistent with the Bluff Overlay standards, the proposed principal dwelling, and major accessory structures (including the swimming pool) are located within Development Area A and setback to the 6-foot rear setback line, at least. Minor accessory structures, including walls and minimal grading, are proposed within Development Area B. There is no Development Area C on the subject property. Additionally, the project has been conditioned that all existing, unpermitted improvements located off the property in the bluff area shall be removed. • The lot was previously graded to provide a relatively level building pad for the construction of the original home. The pad sits approximately 68 feet above mean sea level, adjacent to a bluff that descends approximately 50 feet to Upper Newport Bay. A Geotechnical Investigation, dated April 5, 2022, was prepared by Coast Geotechnical, Inc., for the project and found that the proposed grading and construction will not adversely affect the geologic stability of the existing bluff or adjoining properties or structures, provided construction is performed in accordance with report recommendations and sound construction techniques. In addition, the report found that the geologic conditions of the site are favorable concerning the gross stability of the bluff that descends from the subject property to the bay. The site is not susceptible to earthquake-induced liquefaction or land sliding. The report concludes that as the project site is located adjacent to a descending bluff slope, proper drainage design is of critical importance to the stability of the slope and shall be designed by a Licensed Civil Engineer. • The property is in an area known for the potential for seismic activity. 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 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. • A biological assessment was completed on August 15, 2022, by Hamilton Biological Inc. The report found no listed or otherwise sensitive species present and ultimately concluded that the project impacts would be less than significant with the implementation of mitigation measures. The project has been conditioned that all proposed ocean-facing deck railing systems, fences, screen walls, and gates shall use materials designed to minimize bird strikes. 3 Winkle Residence (PA2022-121) Zoning Administrator, January 26, 2023 Page 4 Tmplt: 10/18/21 • The biological assessment, completed on August 15, 2022, by Hamilton Biological, also found unpermitted encroachments of fences, non-native plantings, and irrigation on the bluff area outside the property line, along the Back Bay frontage. The project has been conditioned that all unpermitted encroachments shall be removed and that the bluff shall be replanted with native vegetation. The project is specifically conditioned that all necessary permits shall be obtained from all appropriate agencies, such as the California Department of Fish and Wildlife, the County of Orange, and/or any other relevant jurisdiction. Water Quality • Pursuant to Newport Beach Municipal Code (NBMC) Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the water and the development containing more than 75 percent of impervious surface area, a Water Quality and Management Plan (WQMP) is required. A WQMP prepared by Civilscapes Engineering, Inc., dated March 10, 2022, will be reviewed and approved by the City’s Engineer Geologist before the issuance of building permits. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for best management practices (BMPs), the use of low-impact development and treatment control approaches to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed best management practices BMPs. • 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 • Santiago Drive is considered the nearest public road paralleling the sea and the project site is located between the said road and the sea along the Upper Newport Bay Bluffs. NBMC Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a standard R-1-6000 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for 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 located approximately 530 feet north of, a Back Bay Loop trailhead, a designated public viewpoint as identified in the Coastal Land Use Plan. The 4 Winkle Residence (PA2022-121) Zoning Administrator, January 26, 2023 Page 5 Tmplt: 10/18/21 viewpoint offers public views to the north, east, and southeast of Upper Newport Bay. The project will replace an existing single-family home with a new single-family home. A site evaluation found that the project site is the seventh property within a row of existing residences originally built in the 1960s. The residence will be no more visible from Upper Newport Bay than the surrounding neighborhood and will not degrade the visual quality of the Coastal Zone or result in significant adverse impacts on public views. The 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 single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 4,921-square-foot residence and an attached 758-square-foot three-car garage. 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. PUBLIC NOTICE Notice of this review was published in the Daily Pilot, mailed to all owners 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. 5 Winkle Residence (PA2022-121) Zoning Administrator, January 26, 2023 Page 6 Tmplt: 10/18/21 APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: CC/cnc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 RESOLUTION NO. ZA2023-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT FOR A NEW TWO (2)- STORY, SINGLE-FAMILY RESIDENCE, AND ATTACHED, THREE (3)-CAR GARAGE LOCATED AT 2130 SANTIAGO DRIVE (PA2022-121) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Jake Winkle, of Winkle Custom Homes, with respect to property located at 2130 Santiago Drive, legally described as Lot 1 of Tract 4224 requesting approval of a coastal development permit. 2. The applicant proposes the demolition of an existing single-family residence and the construction of a new 4,921-square-foot residence and attached 758-square-foot, three (3)-car garage. The project also includes the construction of an in-ground pool, covered, sunken patio, landscaping, hardscaping, drainage, and site walls. The design complies with all applicable development standards and no deviations are requested. 3. The subject property is designated RS-D (Single Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1-6000 (Single-Unit Residential) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-A (Single Unit Residential Detached – 0.0 – 5.9 DU/AC) and it is located within the R-1-6000 (Single-Unit Residential) Coastal Zone District. 5. A public hearing was held on January 26, online via Zoom. A notice of the 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 exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition of up to three (3) single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one (1) single-family residence and the construction of a 4,921-square- foot residence, an attached 758-square-foot, three (3)-car garage. 8 Zoning Administrator Resolution No. ZA2023-### Page 2 of 9 10-18-21 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 (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, site coverage, setbacks, height, parking, and Bluff Overlay standards. a. Site coverage is limited to 60 percent (5,802 square feet) of the 9,671-square-foot lot area. The proposed site coverage area is approximately 47 percent (4,549 square feet). b. The proposed development provides the minimum required setbacks, which are 6 feet along the front property line along Santiago Drive, 6 feet along each side property line, and 6 feet along the rear property line along the bluff edge. c. The highest roof ridge is approximately 25 feet, 5.25 inches from the established grade (67.09. feet based on the North American Vertical Datum of 1988 [NAVD88]), less that the 29-foot maximum height limit requirement. d. The project includes garage parking for a total of three (3) vehicles, complying with the minimum three (3)-car garage parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. e. Pursuant to the Bluff Overlay Map B-9A (Upper Newport Bay Bluffs), the property is located on a bluff not subject to marine erosion. Consistent with the Bluff Overlay standards, the proposed principal dwelling, and major accessory structures (including the swimming pool) are located within Development Area A and setback. Minor accessory structures, including walls and minimal grading, are proposed within Development Area B. There is no Development Area C located on the subject property. Additionally, Conditions of Approval numbers 8 and 9 to require the removal 9 Zoning Administrator Resolution No. ZA2023-### Page 3 of 9 10-18-21 of existing, unpermitted improvements located outside the property line on the bluff edge, and the replanting of the bluff edge with native plants. 2. The neighborhood is predominantly developed with one (1)- and two (2)-story, single- family residences. The proposed two (2)-story design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development and expected future development. 3. The lot was previously graded to provide a relatively level building pad for the construction of the original home. The pad sits approximately 68 feet above mean sea level, adjacent to a bluff that descends approximately 50 feet to Upper Newport Bay. A Geotechnical Investigation, dated April 5, 2022, was prepared by Coast Geotechnical, Inc., for the project and found that the proposed grading and construction will not adversely affect the geologic stability of the existing bluff or adjoining properties or structures, provided construction is performed in accordance with report recommendations and sound construction techniques. In addition, the report found that the geologic conditions of the site are favorable with respect to the gross stability of the bluff that descends from the subject property to the bay. The site is not susceptible to earthquake-induced liquefaction or land sliding. The report concludes that as the project site is located adjacent to a descending bluff slope, proper drainage design is of critical importance to the stability of the slope and shall be designed by a Licensed Civil Engineer. 4. The property is in an area known for the potential for seismic activity. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. 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. 6. A biological assessment was completed on August 15, 2022, by Hamilton Biological Inc. The report found no listed or otherwise sensitive species present and ultimately concluded that the project impacts would be less than significant with the implementation of mitigation measures. The project has been conditioned that all proposed ocean-facing deck railing systems, fences, screen walls, and gates shall use materials designed to minimize bird strikes. 7. The biological assessment, completed on August 15, 2022, by Hamilton Biological, also found unpermitted encroachments of fences, non-native plantings, and irrigation on the 10 Zoning Administrator Resolution No. ZA2023-### Page 4 of 9 10-18-21 bluff area outside the property line, along the Back Bay frontage. The project has been conditioned that all unpermitted encroachments shall be removed and that the bluff shall be replanted with native vegetation. The project is specifically conditioned so that all necessary permits shall be obtained from all appropriate agencies, such as the California Department of Fish and Wildlife, the County of Orange, and/or any other relevant jurisdiction. 8. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the water and the development containing more than 75 percent of impervious surface area, a Water Quality and Management Plan (WQMP) is required. A WQMP prepared by Civilscapes Engineering, Inc., dated March 10, 2022, will be reviewed, and approved by the City’s Engineer Geologist before the issuance of building permits. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for best management practices (BMPs), the use of low- impact development and treatment control approaches to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed best management practices BMPs. 9. The project design addresses water quality with a construction erosion control plan and a post-construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 10. Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant and noninvasive species. Prior to the issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 11. The project site is located approximately 530 feet north of a Back Bay Loop trailhead, a designated public viewpoint as identified in the Coastal Land Use Plan. The viewpoint offers public views to the north, east, and southeast of Upper Newport Bay. A site evaluation found that the project site is the seventh property within a row of existing residences originally built in the 1960s. The project will simply replace an existing single- family home with a new single-family home. Project implementation will also remove unpermitted improvements and restore a portion of the bluff to a more natural condition. 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. Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea along the Upper Newport Bay Bluffs. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable 11 Zoning Administrator Resolution No. ZA2023-### Page 5 of 9 10-18-21 relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a standard R-1-6000 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for 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. Santiago Drive is considered the nearest public road paralleling the sea and the project site is located between the said road and the sea along the Upper Newport Bay Bluffs. NBMC Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a standard R-1-6000 lot with a new single- family residence. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for 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. 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 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves coastal development permit (PA2022-121), subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF JANUARY, 2023. _____________________________________ Ben Zdeba, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2023-### Page 6 of 9 10-18-21 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 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. Swimming pools shall be of double wall construction with and sub drains between the walls and leak detection devices or an equivalent method. 3. The only allowed grading within Development Area B is limited to superficial grading for at-grade structure only. No excessive grading shall be permitted in Development Area B. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter the sensitive habitat, receiving waters, or storm drains or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. 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 (1) or two (2) short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 13 Zoning Administrator Resolution No. ZA2023-### Page 7 of 9 10-18-21 7. Prior to the issuance of a building permit, the Applicant shall submit a final site plan where all proposed bluff-facing deck railing systems, fences, screen walls, and gates utilize materials designed to minimize bird strikes. Such materials may consist, all or in part, of wood; wrought iron; frosted or partially frosted glass, Plexiglas, or other visually permeable barriers that are designed to prevent the creation of a bird strike hazard. Clear glass or Plexiglas shall not be installed unless they contain UV reflective glazing that is visible to birds or appliqués (e.g. stickers/decals) designed to reduce bird strikes by reducing reflectivity and transparency are also used. 8. Prior to the building permit final, the Applicant shall remove all existing, unpermitted encroachments outside the confines of the private property along the bluff edge, including, but not limited to, fences, non-native vegetation, and permanent irrigation systems. Prior to the removal of these encroachments, all required permits and/or authorizations shall be obtained by all appropriate jurisdictions (e.g., Department of Fish and Wildlife, County of Orange, and/or other relevant agencies). Replanting with native vegetation along the bluff edges in compliance with the recommendations of the biological assessment shall be required as a part of the aforementioned permit unless alternative restoration is directed by an appropriate agency. 9. Permanent irrigation systems shall not be permitted outside the property along the bluff edge. Temporary irrigation systems may be permitted if required as part of compliance with Condition of Approval No. 8. 10. 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. 11. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 12. 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. 13. Trash and debris shall be disposed of in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 14. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 14 Zoning Administrator Resolution No. ZA2023-### Page 8 of 9 10-18-21 15. The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 16. The Applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused the revocation of this Coastal Development Permit. 17. 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 are detrimental to the public health, and welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 18. Prior to the issuance of building permits, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 19. Prior to the issuance of building permits, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. 20. 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. 21. Prior to issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 22. Prior to the issuance of building permits, the final WQMP shall be reviewed and approved by the Building Division. The implementation shall comply with the approved CPPP and WQMP and any changes could require separate review and approval by the Building Division. 23. Prior to the issuance of building permits, the Applicant shall submit a revised 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. The plans shall conform with NBMC Section 21.30.030(C)(3) (Natural Landform and Shoreline Protection), 21.28.040 (Bluff (B) Overlay District), and 21.30.075 (Landscaping). 24. 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 15 Zoning Administrator Resolution No. ZA2023-### Page 9 of 9 10-18-21 be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 25. Prior to the issuance of the building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 26. 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. 27. This Coastal Development Permit (PA2022-121) 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. 28. 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 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 Winkle Residence including, but not limited to, a coastal development permit (PA2022-121). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s 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 the such proceeding. The Applicant shall indemnify the City for all of the City's costs, attorneys' fees, and damages, which the 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. 16 Attachment No. ZA 2 Vicinity Map 17 VICINITY MAP Coastal Development Permit (PA2022-121) 2130 Santiago Drive Subject Property Subject Property Trailhead/Public Viewpoint Trailhead/Public Viewpoint 18 Tmplt: 10/18/21 Attachment No. ZA 3 Project Plans 19 '1:''13523(57</,1( 3523(57</,1( 3523(57</,1( 3523(57</,1( $'-$&(175(6,'(1&((;,67,1*9(*(7$7,21%/8))&$57$1'(0*$5$*()6 (175<5(6,'(1&()6 6 :1 :1 :6 : $&$&$03(/(&75,&$/3$1(/:0322/81'(56(3(5$7(3(50,7&21&5(7(&21&5(7(3/$17(53/$17(53/$17(5%5,&.%5,&.%5,&.%5,&.785)%/2&.785)%/2&.785)%/2&.(&21&6,'(:$/.(&21&6,'(:$/.(&21&6,'(:$/.(&21&6,'(:$/.(&21&6,'(:$/.,59,1($9(6$17,$*2'5&/3/$17(53/$17(53/$17(5322/(48,3%5,&.5,'*( 5,'*( 5,'*( 5,'*( 5,'*( 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7<3522)($9('(7$,/9(17('522) 819(17('522)($9('(7$,/$7&$7+('5$/&(,/,1* 6.</,*+7'(7$,/ 6,',1*'(7$,/7<3 67$1',1*0(7$/522),1*'(7$,/ 0(7$/522),1*'(7$,/ 67$,55(48,5(0(176 +$1'5$,/5(48,5(0(176 *8$5'5$,/&211(&7,21'(7$,/ &+,01(<9(17'(7$,/ 7<3:,1'2:3(1(75$7,21'(7$,/7<3:,1'2:3(1(75$7,21'(7$,/ *5281',1*'(7$,/ 21'(0$1':$7(5+($7(5'(7$,/ :,1'2:-$0%7<3 :,1'2:6,//7<331 '1:'/$1'6&$3(/(*(1'(;,67,1*725(0$,11(:75((61(:658%6""""3/$17,1,7,$/62/($(8523$($:,/621,,)58,7/(662/,9(75((63(&,0(175((66,=(47<3/$17,1*/,67 7$// :,'(3(5(11,$/6,=(47<2((8*(1,$6<=*,803$1,&/$780*$/+('*(6,=(47<)08+/(1%(5*,$5,*(16'((5*5$66*$/1785)$1'27+(5664)7$57,),&,$/785)3(50($%/(785)%/2&.3(50($%/(:,7+$57,),&,$/785)'(&20326('*5$1,7(3(50($%/(&21&5(7(1213(50($%/(%5,&.1213(50($%/(322/1213(50($%/(%8,/',1*)22735,171213(50($%/(3/$17(53(50($%/( 7$// :,'( 7$// :,'(0,6&:$//61213(50($%/(3523(57</,1( 3523(57</,1( 3523(57</,1( $'-$&(175(6,'(1&(&$57$1'(0*$5$*((175<5(6,'(1&(6 :1 :$&$&$03(/(&75,&$/3$1(/*0:0$57,),&,$/785)322/&21&5(7(%5,&.%5,&.%5,&.(&21&6,'(:$/.(&21&6,'(:$/.(&21&6,'(:$/.(&21&6,'(:$/.(&21&6,'(:$/.,59,1($9(322/(48,35,'*( 5,'*( 5,'*( 5,'*( 1'5,9(:$<$3352$&+/,1(2)67)/225/,1(2)67)/2252(1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))&29(5('3$7,2)6 $57,),&,$/785)$&2+$&216758&7,21:1,1('5/$*81$1,*8(/&$3+(0$,/2]DOPHQGDUH]#JPDLOFRP6FDOH3URMHFWQXPEHU'DWH'UDZQE\&KHFNHGE\3/$1635(3$5('%<5(9'(6&5,37,21'$7(&/,(176+((71$0( $0/3/$17,1*3/$16$17,$*2'5,9(1(:3257%($&+&$6$17,$*25(6,'(1&($XWKRU&KHFNHU 3/$17,1*3/$1,668(727$/3(50($%/(685)$&(VTIW727$/1213(50($%/(685)$&(VTIW/276,=(VTIW727$//$1'6&$3($5($VTIW32 30.0 5.4 20.1 CF.W. 1.4 GUTTER 6.0 4.0 N39 48’30"W 105.00’ N39 48’30"W 120.00’ D=90 00’00" L=23.56’ R=15.00’ RON MIEDEMA No. 4653 EXP. 9/30/23 33 PRECISE GRADING PLANFOR WINKLE RESIDENCE2130 SANTIAGO DRIVENEWPORT BEACH, CA 92660JOB NO.DATESHEET NO.REVISIONS22006NO. REVISION DATESHEET NO. OF 411/14/202228052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115 info@civilscapes.comG:\Projects\22006 2130 Santiago Dr, NB\DWG\22006.GRADING.dwg1C1TITLE SHEET1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC.6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES.8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS.12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE.GENERAL NOTESCITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGEC1 TITLE SHEETC2 GRADING PLANC3 STORM DRAIN PLANC4 CONSTRUCTION POLLUTION PREVENTION PLANSHEET INDEX2130 SANTIAGO DRIVENEWPORT BEACH, CA 92660APN: 117-604-01PRECISE GRADING PLANWILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COMCIVIL ENGINEER1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY.3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT.6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS.7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN.8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY.9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006.10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION.11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS.12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW:13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS.14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR.17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE.19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS.21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER.22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS.23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION.24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED.26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES.27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.NOTES TO OWNER, CONTRACTOR, & ARCHITECTEARTHWORK QUANTITIES1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE.3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED.7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE.9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING.10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT.11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION.14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING.15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.GRADING NOTES1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER.2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF.3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON.4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL.EROSION CONTROL NOTESSITE ADDRESS: 2130 SANTIAGO DR., NEWPORT BEACHAPN: 117-604-01GENERAL PLAN LAND USE: RS-D SINGLE UNIT RESIDENTIAL DETACHEDZONING DISTRICT: R-1-6000 SINGLE-UNIT RESIDENTIALCOSTAL ZONE: YESSITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.CC&R'S1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT.2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE 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 ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY.5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES.6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.PUBLIC WORKS NOTESARCHITECTOHA CONSTRUCTION31234 W. NINE DRIVELAGUNA NIGUEL, CA 92677951.990.4834RAW CUT 430 CUBIC YARDSRAW FILL0CUBIC YARDSNET 430 CUBIC YARDS (EXPORT)NOTE:SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE GRADING.NO SCALEVICINITY MAPRdM SURVEYING INC.RON MIEDEMA L.S. 465332016 LAKE FOREST DR. #409LAGUNA HILLS, CA 92653949.858.2924SURVEYOR34 IRVINE AVENUESANTIAGO DRIVEPROPOSED RESIDENCEFF=68.00FF=68.00FF=68.00FF=68.00FF=68.00FS=67.83FS=67.83FS=67.83FS=67.24GFF=67.28POOLTC=67.83AC ACACGFF=67.50FS=67.83FF=68.00FS=67.83FF=68.00FS=67.83GBGBGBGBGBGB GB FF=68.00FS=67.83GFF=67.65PROPOSED RESIDENCESIDENCEFF=68.00FFFF=68.00F=600000000=60080FF 68666FF 68FF=68.00FF=68.00FF=68.00FF=68.00FF=68.00FF=68.00FS=67.83FS=67.83FS=67.83FS=67.83FS=67.83FS=67.83GFF=67.28GFF=67.28POOLLLTC=67.83GFF=67.50GFF=67.50FS=67.83FS=67.83FF=68.00FF=68.00FS=67.83FS=67.83FF=68.00FF=68.00FS=67.83FS=67.83GBGBGBGBGBGBGBGBGBGBGBGB GBGB FF=68.00FF=68.00FS=67.83FS=67.83GFF=67.65GFF=67.65FACE OF PROP. BLDG WALLFF=68.00P/LEXISTINGGROUNDEXISTING WALL TO BE REMOVEDAND REPLACED PER ARCH. PLANEXISTING STREET IMPROVEMENTSTO REMAINSECTION A-ASCALE: 1"=4'FOUNDATION PER STRUCTURALPLAN DETAIL AA/SD-2FACE OF PROP. BLDG WALLFF=68.00EXISTINGGROUNDP/LEXISTINGFENCEWALL AND FENCEPER ARCH. PLANSECTION B-BSCALE: 1"=4'FOUNDATION PER STRUCTURALPLAN DETAIL R/SD-2AFACE OF PROP. BLDG WALL FF=68.00EXISTINGGROUNDP/LEXISTINGBUILDING(ADJACENTNEIGHBOR)EXISTING WALLTO REMAIN PERARCH. PLANSECTION C-CSCALE: 1"=4'FOUNDATION PER STRUCTURALPLAN DETAIL A/SD-2FACE OF PROP. BLDG WALL FF=68.00EXISTINGGROUNDP/LSECTION D-DSCALE: 1"=4'GRADE BEAM PER STRUCTURALPLAN DETAIL D/SD-22C2GRADING PLANPRECISE GRADING PLANFOR WINKLE RESIDENCE2130 SANTIAGO DRIVENEWPORT BEACH, CA 92660JOB NO.DATESHEET NO.REVISIONS22006NO. REVISION DATESHEET NO. OF 411/14/202228052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115 info@civilscapes.comG:\Projects\22006 2130 Santiago Dr, NB\DWG\22006.GRADING.dwgCONSTRUCTION NOTESHARDSCAPE PER ARCHITECT'S PLAN.DRIVEWAY PER ARCHITECT'S PLAN.PLANTER AREA PER ARCHITECT'S PLAN.WALL OR FENCE PER ARCHITECT'S PLAN.CONSTRUCT FLOWLINE PER DETAIL HEREON.RECONSTRUCT DRIVEWAY APRON PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 162.IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD 502. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD 406.CONSTRUCT NEW GAS SERVICE AND METER PER GAS COMPANY'S STANDARDS AND SPECIFICATIONS.CONSTRUCT NEW ELECTRIC SERVICE AND METER PER ELECTRIC COMPANY'S STANDARDS AND SPECIFICATIONS.4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GREY GRATE.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL ON SHEET C3.CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL ON SHEET C3.CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLANS AND PER DETAIL HERON.123456789101112131420TOP OF WALLFINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINTLEGENDINVERTTOP OF GRATEFINISHED FLOOR ELEVATIONTWFSFLFGGBHPINVTGFFTOP OF COPING OR TOP OF CURBTCGARAGE FINISHED FLOORGFFEXISTING GRADEEG EXISTING SPOT ELEVATION( )TOP OF RETAINING WALLTRWTOP OF SLOPETOPTOP OF RAILINGTRTOP OF STEMWALLTSHARDSCAPE PER ARCH. PLANALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR.***ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.***********NATURAL GRADENGHARDSCAPE/LANDSCAPEPER PLANFLOWLINE DETAILNO SCALE1. CONTRACTOR SHALL USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIORTO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:http://www.newportbeachca.gov/home/showdocument?id=17395. PROOF OF CERTIFIEDDELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.2. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING.3. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS ANDDURING REMOVAL OF SHORING.TRENCH AND EXCAVATION NOTEPROPERTY LINE AND LIMIT-OF-WORKOREXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6(102.6)PROPOSED WALLBUILDING STEMWALLTOP OF GATEGATEFINISHED FLOOR/ADJACENT GRADE DETAILNO SCALEFINISHED SURFACEFINISHED FLOORFINISHED GRADEFINISHED FLOOR* VERTICAL DISTANCE MAY BE REDUCED PROVIDED THAT WOODFRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ONEXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE ORPRESERVATIVE-TREATED WOOD IN ACCORDANCE WITH 2019CALIFORNIA BUILDING CODE SECTION 2301.11 AND UPWA U1.**** CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUMSEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACEPER CBC SECTION 2301.11*****MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PERCALIFORNIA BUILDING CODE SECTION 1804.3. CONTRACTOR SHALLNOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS******35 IRVINE AVENUESANTIAGO DRIVEPROPOSED RESIDENCEFF=68.00FF=68.00POOLTC=67.83AC ACACPROPOSED RESIDENCESIDENCEFF=68.00FFFF=68.00F=600000000=60080FF 68666FF 68POOLLLTC=67.833C3STORM DRAIN PLANPRECISE GRADING PLANFOR WINKLE RESIDENCE2130 SANTIAGO DRIVENEWPORT BEACH, CA 92660JOB NO.DATESHEET NO.REVISIONS22006NO. REVISION DATESHEET NO. OF 411/14/202228052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115 info@civilscapes.comG:\Projects\22006 2130 Santiago Dr, NB\DWG\22006.GRADING.dwg3-INCH PVC DOWNSPOUTDRAIN PIPE PER STORM DRAIN PLAN4-INCH ELBOW 1/4 BEND4-INCH PVC RISER WITHDOWNSPOUT INSIDE RISER PIPECLAMPS AROUND RISER PIPE (TYP)PROP. BUILDINGWALLDOWNSPOUT CONNECTION DETAILNO SCALENDS SPEE-D BASIN DETAILNO SCALE2% MIN3/4" CRUSHED ROCK OR APPROVEDEQUAL (REVIEW GEOTECHNICALRECOMMENDATIONS IN THE SOILSREPORT TO VERIFY)DRAIN PIPE PER PLANCOMPACTED BACKFILLPER GEOTECHNICALRECOMMENDATIONSCOMPACTED BEDDINGPER GEOTECHNICALRECOMMENDATIONSNATIVE OR RE-COMPACTED SUBGRADE4" MIN4" MIN4" MINNDS #101 OR #201SPEE-D BASINOR APPROVEDEQUALNDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUALVARIES2% MINNDS ATRIUM OR FLAT GRATETG ELEVPER PLANINV ELEVPER PLANSLOPE PER PLANCONSTRUCTION NOTES4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GREY GRATE.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3.FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL ON SHEET C3.CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL ON SHEET C3.FURNISH & INSTALL 4-INCH SCH-40 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.CONSTRUCT PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL HEREON. CONTRACTOR SHALL SCHEDULESOILS ENGINEER TO REVIEW INFILTRATION TRENCH GRADING, EXCAVATION, AND INSTALLATION PER NOTESSHOWN HEREON.CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWINGSTD 184.FURNISH & INSTALL 4-INCH PERFORATED PVC SUBDRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.1-1/2" DIA. FORCEMAIN; CONNECT TO PUMP DISCHARGE.111213141516171819TOP OF WALLFINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINTLEGENDINVERTTOP OF GRATEFINISHED FLOOR ELEVATIONTWFSFLFGGBHPINVTGFFTOP OF COPING OR TOP OF CURBTCGARAGE FINISHED FLOORGFFEXISTING GRADEEG EXISTING SPOT ELEVATION( )TOP OF RETAINING WALLTRWTOP OF SLOPETOPTOP OF RAILINGTRTOP OF STEMWALLTSHARDSCAPE PER ARCH. PLANNATURAL GRADENGPROPERTY LINE AND LIMIT-OF-WORKOREXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6(102.6)PROPOSED WALLBUILDING STEMWALLLANDSCAPE OR HARDSCAPESURFACE PER PLAN3" COVER MINIMUM4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM3/4" CRUSHED ROCKWRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC;PROVIDE 4" MINIMUMOVERLAP AT TOP OF TRENCHINFILTRATION AREANO SCALE36 IRVINE AVENUESANTIAGO DRIVEPROPOSED RESIDENCEFF=68.00FF=68.00POOLTC=67.83AC ACACPROPOSED RESIDENCESIDENCEFF=68.00FFFF=68.00F=600000000=60080FF 68666FF 68POOLLLTC=67.834C4CONSTRUCTION POLLUTION PREVENTION PLANPRECISE GRADING PLANFOR WINKLE RESIDENCE2130 SANTIAGO DRIVENEWPORT BEACH, CA 92660JOB NO.DATESHEET NO.REVISIONS22006NO. REVISION DATESHEET NO. OF 411/14/202228052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115 info@civilscapes.comG:\Projects\22006 2130 Santiago Dr, NB\DWG\22006.GRADING.dwg1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8.2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND.3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. NOTES:GRAVEL BAG DETAILNO SCALEAEROSION CONTROL CONSTRUCTION NOTESINSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6INLET PROTECTION PER DETAIL HEREONABAREA DRAIN INLET PROJECTIONNO SCALEB1. INCASE OF EMERGENCY, CALL ENGINEER AT: 949-464-81152. A STAND-BY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THERAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITEAND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OFEMERGENCY DEVICES WHEN RAIN IS IMMINENT.3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BYTHE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERETHEY ARE NO LONGER REQUIRED.4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAYFROM THE TOP OF THE SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILSAND DEBRIS THAT MAY CREATE A POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BESTABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS.5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACHRAINSTORM AND BE DISPOSED OF PROPERLY.6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICEEXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTEREACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUSTCOMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS.7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAINPOLLUTANTS WITHIN THE SITE IS LEFT TO THE DISCRETION OF THE FIELD ENGINEER. ADDITIONALDEVICES AS NEEDED SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ONSITE.8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMBER 1 ANDAPRIL 15 OF THE FOLLOWING YEAR WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL.9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO THE MODIFIED, ASNEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THE DEVICES IS THERESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRESENTING CHANGES MUST BE SUBMITTEDFOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL.10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF NON-STORM WATER FROMTHE PROJECT SITE AT ALL TIMES.11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BETRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGECOURSES, OR WIND.12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTEDFROM BEING TRANSPORTED FROM THE SITE BY THE FORCED OF WIND OR WATER.13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITHTHEIR LISTING AND ARE NOT CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVEDSTORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANEDUP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTOTHE DRAINAGE SYSTEM.14. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHERDRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTILTHEY CAN BE DISPOSED OF AS SOLID WASTE.15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICESAND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE OFQUARTER INCH OR MORE OF PREDICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. ACONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED ATTHE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIESOF THE SELF-INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST).16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVEREDRECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND.17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC.THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTSFROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UPIMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS.18. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED SO ASTO INHIBIT EROSION BY WIND AND WATER.19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS.20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS.EROSION CONTROL NOTES(MINIMUM BMP REQUIREMENTS FOR CONSTRUCTION ACTIVITIESFOR ALL DEVELOPEMENT CONSTRUCTION PROJECTS)WM-1MATERIAL DELIVERY AND STORAGEPROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THE AREA.WM-2MATERIAL USEHAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, SOLVENTS, PAINTS, AND OTHERCOMPOUNDS MUST BE PROPERLY HANDLED IN ORDER TO REDUCE THE RISK OFPOLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURESFOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYEESTHAT APPLY SUCH MATERIALS.WM-4SPILL PREVENTION AND CONTROLIDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALLPROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILLBE CLEANED AND PROPERLY DISPOSED OF.WM-5SOLID WASTE MANAGEMENTPROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FORREGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT.CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATERPOLLUTION AND PREVENT WIND DISPERSAL.WM-6HAZARDOUS WASTE MANAGEMENTHAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE ANDFEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANYSPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE.WM-7CONTAMINATED SOIL MANAGEMENTPREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROMCONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTINGPRE-CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, ANDREMEDIATING CONTAMINATED SOIL PROMPTLY.WM-8CONCRETE WASTE MANAGEMENTSTORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT INDESIGNATED AREAS AWAY FROM DRAINS , DITCHES, STREETS, AND STREAMS.CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, ANDDISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALLCONCRETE WASTE.WM-9SANITARY/SEPTIC WASTE MANAGEMENTUNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARYSEWER FACILITIES ON-SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTHAGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED ORDISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS.TC-1STABILIZED CONSTRUCTION ENTRANCEA STABILIZED ENTRANCE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURETHAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY.MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT.SUCH STABILIZATION MAY BE OF ROCK OR PAVED.SE-1SILT FENCESILT FENCE OR STRAW WATTLE MAY BE USED IN LIEU OF GRAVEL BAGS.SE-3SEDIMENT TRAPALL AREA DRAINS SHALL BE RAISED OR TRENCHED PER DETAILS HEREON UNTIL AREA ISSTABILIZED.SE-8GRAVEL BAGSERODED SETTLEMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTERTHE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAVED AT THE SOLE DISCRETION OFTHE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT.BMP FACTS SHEET37