HomeMy WebLinkAbout3.0_2607 Ocean Blvd, LLC Residence_PA2023-0064CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
February 22, 2024
Agenda Item No. 3
SUBJECT: 2607 Ocean Blvd, LLC Residence (PA2023-0064)
▪Coastal Development Permit
▪Variance
SITE LOCATION: 2607 Ocean Boulevard
APPLICANT: Daniel Martinez, Architect
OWNER: 2607 Ocean Blvd, LLC
PLANNER: Joselyn Perez, Associate Planner
949-644-3312, jperez@newportbeachca.gov,
PROJECT SUMMARY
A request for a coastal development permit (CDP) to allow for a 1,490-square-foot
addition and remodel of an existing nonconforming three-story, single-unit dwelling. The
total gross floor area of the residence after the addition will be 3,969 square feet, including
attached garage parking for three cars. The project includes landscape, hardscape, an
in-ground spa, drainage improvements, site walls, and removal of unpermitted
encroachments within the public right-of-way on the slope adjacent to Ocean Boulevard
and within Way Lane. The request also includes a variance from Title 20 (Planning and
Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach
Municipal Code (NBMC) to allow the development to:
a)Exceed the gross floor area limit by approximately 1,104 square feet;
b)Encroach 1 foot, 8 inches into the 10-foot front setback along Ocean Boulevard;
c)Encroach 9 feet, 4 inches into the 10-foot rear setback along Way Lane;
d)Exceed the 24-foot flat roof height limit of the R-1 Zoning District by 3 feet; and
e)Exceed the 29-foot sloped roof height limit of the R-1 Zoning District by 11 inches.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to pursuant to Section 15301 under Class 1 (Existing Facilities) 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 Resolution No. PC2024-003 approving the Coastal Development Permit and
Variance filed as PA2023-0064 (Attachment No. PC 1).
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VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE Single Unit Residential
Detached (RS-D) Single-Unit Residential (R-1) Single-Unit Dwelling
NORTH Two-Unit Residential (RT) Two-Unit Residential (R-2) Single-Unit & Two-Unit
Dwellings
SOUTH RS-D R-1 Single-Unit Dwelling
EAST RS-D R-1 Single-Unit Dwelling
WEST Private Institution (PI) PI Kerckhoff Marine Laboratory
Subject
Property
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INTRODUCTION
Project Setting
The project site is located within an area of Corona del Mar referred to as China Cove.
Shown below in Figure 1, the project site is one of nine sloping properties on Ocean
Boulevard, between Ocean Boulevard and Way Lane, and. is one of three properties that
comprise the 2000 block of Way Lane. The 2000 block is unique to the other sloping
properties because there is an intervening right-of-way, China Cove Ramp, between
Ocean Boulevard and Way Lane. The lots within the 2000 block are irregular in shape
and vary in size. The slope between China Cove Ramp and the project site is referred to
as the Ocean Boulevard public right-of-way.
Figure 1: Properties between Ocean Boulevard and Way Lane
The subject property is approximately 4,257 square feet with an approximately 35-foot
grade difference between the front and rear property lines. It is developed with a 2,479
square-foot, three-story single-unit residence that is concentrated on the eastern side of
Subject
Property
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the property. As shown below in Figure 2, the western side of the property has been left
undeveloped and retains remnant bluff features such as rocky outcroppings.
Figure 2: Undeveloped portion of 2607 Ocean Boulevard, as seen from Way Lane
The existing building is constructed at the rear property line, immediately adjacent to Way
Lane. The building encroaches approximately 1-foot, 11 inches into the 10-foot front
setback on Ocean Boulevard, 10 feet into the 10-foot rear setback along Way Lane, and
10 inches into the 4-foot side setback along the east property line. A portion of the roof
along the southern edge exceeds the 29-foot sloped roof height limit. The structure is
considered nonconforming.
The building maintains three levels from the Way Lane frontage but only one level is
visible from Ocean Boulevard above. The property takes vehicular access from Way
Lane. While the residence does have a garage, it is undersized and does not provide the
minimum code required two-car parking. As such, the residence is also considered
nonconforming due to parking.
There are various private improvements constructed beyond the property line. Figures 3
and 4 below show encroachments within the Ocean Boulevard public right-of-way. Figure
5 shows the building encroachment into the Way Lane public right-of-way.
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`
Figure 3,4, and 5: Ocean Boulevard and Way Lane public right of way encroachments
Within the Ocean Boulevard public right-of-way, there is a freestanding wooden deck,
steps with a handrail, fencing, and landscaping. Within the Way Lane public right-of-way,
a low wall, and a portion of the middle and upper levels of the building extend beyond the
property line.
Property Background
According to County Assessor records, the residence was constructed in 1948; however,
there are no building permits or plans on file with the City for the residence. In 2016, the
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former property owner applied for a coastal development permit and variance (PA2016-
170) to demolish the existing residence and to construct a new, 5,183 square-foot, single-
unit residence. On November 9, 2017, the Planning Commission held a public hearing
and expressed concern at the bulk and overall size of the residence. The former owner
revised the design, and on December 7, 2017, the Planning Commission approved a
modified version of the project that reduced the gross floor area of the residence to 4,807
square feet and reduced the overall height to comply with the R-1 Zoning District limits.
The approval by the Planning Commission was subsequently appealed to the California
Coastal Commission (CCC). On August 10, 2018, the CCC determined that the appeal
raised a substantial issue. Prior to the CCC making a final decision on the project, the
owner withdrew the application and has since sold the property to the current ownership.
The property has been vacant and deteriorating through this period. As shown in Figure
6, lower-level windows have been boarded up due to recent vandalism.
Figure 6: Current condition of the building, with boarded up openings.
Project Description
The applicant requests a coastal development permit (CDP) to allow for a 1,490-square-
foot addition and remodel of the residence. The total gross floor area of the residence
after the addition will be 3,969 square feet, including attached garage parking for three
cars. Figures 7 and 8 show the existing development and a rendering of the proposed
project, as seen from Way Lane.
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Figure 7: Existing development, as seen from Way Lane
Figure 8: Rendering of the project, as seen from Way Lane.
As designed, the project requires a variance from Title 20 (Planning and Zoning) and Title
21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code
(NBMC) to allow the proposed development to exceed the gross floor area limit, encroach
into the front and rear setback, and exceed the base height limits of the R-1 zoning district.
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The project complies with parking requirements, open volume, and the additional height
limit for properties seaward of Ocean Boulevard that requires development to not exceed
the curb height of Ocean Boulevard. A summary of the development is provided in Table
1 and 2.
Table 1, Development Standards – Floor Area, Height, Open Volume, Parking
Standard Required Provided
Floor Area Limit (max.) 2,865 square feet 3,969 square feet
Height Limit (max.)
• Flat
• Sloped
• Top of Curb (Ocean Blvd)
24 feet
29 feet
Not-Higher-Than
27 feet
29 feet, 11 inches
Complies
Open Volume Area (min.) 287 square feet 478 square feet
Parking (min.) 2 spaces 3 spaces
Table 2, Setbacks
Standard Required
Setback
Existing
Encroachment
New
Encroachment
Setbacks (min.)
• Front (Ocean Blvd)
• Side (westerly)
• Side (easterly)
• Rear (Way Lane)
10 feet
4 feet
4 feet
10 feet
1 foot, 11 inches
None
10 inches
10 feet
1 foot, 8 inches
None
No new encroachment
9 feet, 4 inches
Lower Level and Garage
The lower level currently provides an undersized garage, entry foyer, powder bathroom,
and stairs to the upper levels. The entry foyer, powder bath, and stairs will be completely
reconfigured to provide a code compliant, two-car garage. An additional one-car garage
with storage area will be added to the west side of the building. The new entry foyer will
be recessed between the two garages. The project results in a net addition of 71 square
feet of habitable area and 495 square feet of garage at the lower level. The remodeled
floor plan will remove the low wall that currently encroaches into the Way Lane public
right of way. New construction on the lower level will encroach a maximum of 9-feet, 4
inches into the 10-foot rear Way Lane setback. Figure 9 shows the new building
encroachment into the required Way Lane setback in a dashed pattern and existing
building encroachment shaded with a solid green.
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Figure 9: Existing lower-level setback encroachment with new encroachment dashed
Middle Level
The middle level currently provides three bedrooms and one bathroom. The remodeled
floor plan and additional 337 square feet will provide for another bedroom with ensuite
bathroom and a laundry area. It will accommodate the new stair configuration and
elevator, as well as additional storage. The building will be reconfigured at the existing
southwest corner to eliminate the existing encroachment of the structure beyond the
property line and the existing architectural feature that overhangs the Way Lane public
right-of-way will be removed. A small deck is proposed along the Way Lane property line.
The new construction on the middle level will encroach a maximum of 9 feet, 4 inches
into the 10-foot rear Way Lane setback. The adjusted building will be setback one inch
from the property line and the existing side yard encroachment of 10 inches will remain.
Figure 10 shows the new encroachment into the required rear Way Lane setback in a
dashed pattern and the existing building encroachment shaded with a solid blue.
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Figure 10: Existing middle level setback encroachment with new encroachment dashed
Upper Level
The remodel of the upper level and additional 717 square feet of floor area will provide
for a master bedroom with walk in closet and ensuite bathroom, in addition to the existing
kitchen and living room, and reconfigured stairway with elevator. New construction will
encroach a maximum of 1 foot, 8 inches into the 10-foot front Ocean Boulevard setback
and 8 feet, 2 inches into the 10-foot rear Way Lane setback. The existing portions of the
building will maintain the existing encroachments into the front, side, and rear setbacks.
Figure 11 shows the new encroachment into the required Way Lane and Ocean
Boulevard setback in a dashed pattern and the existing building encroachment shaded
with a solid yellow.
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Figure 11: Existing upper-level setback encroachment with new encroachment dashed
Rooftop Level
The existing deck will be removed from the upper level and replaced on the rooftop level.
An elevator will serve the rooftop level along with an exterior stair. A trellis will be
constructed above. While the elevator exceeds the 24-foot height limit for flat roofs, the
elevator shaft size and overall height complies with the exception for elevators provided
in 20.30.060 (Height Limits and Exceptions) subsection (D)(6) of the NBMC. The trellis
will encroach a maximum of 1 foot, 8 inches into the 10-foot front setback along Ocean
Boulevard, in line with the upper-level building encroachment.
As part of the project, the existing roof will be removed and replaced with a modern roof
design. The new roof will eliminate the existing overhang that extends beyond the
property line and into the Way Lane public right-of-way. The new roof will exceed the 29-
foot height limit by 11 inches along the southern edge. A small attic will be created above
the kitchen to provide space for a horizontal HVAC unit. The parapet above the attic will
exceed the flat roof height limit by 3 feet.
Exterior Improvements
There are exterior stairs along the northeast corner of the property that will be protected
in place. There is an existing catwalk on the upper level which will be maintained;
however, access to the upper-level of the home through the catwalk will be eliminated by
changing out the existing door for a window. There are multiple retaining walls in the
eastern side yard that will also be protected in place. New retaining walls that are integral
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to the construction of the principal structure are proposed for the middle level. There are
low retaining walls proposed within the 10-foot front Ocean Boulevard setback. The
retaining wall along Way Lane will be replaced in-kind. An in-ground spa is proposed on
the upper level along with a water feature, small hardscaped patio area, and new
landscaping. The unpermitted encroachments within the Ocean Boulevard public right-
of-way will be removed and the Applicant will be required to restore and maintain the
right-of-way.
A full set of plans is available as Attachment No. PC 2.
DISCUSSION
General Plan & Local Coastal Land Use Plan Consistency
The property is categorized as Single Unit Residential Detached (RS-D) of the Land Use
Element of the General Plan and is categorized as Single Unit Residential Detached –
(6.0 – 9.9 DU/AC) (RSD-B) by the Coastal Land Use Plan (CLUP). Both RS-D and RSD-
B provide for the development of single-unit dwellings. The project will not change the
density of use of the subject property and is consistent with the categorizations.
The Project is consistent with the following policies of the CLUP:
Table 3- Applicable Polices
Coastal Land Use Plan Policy Consistency
Policy 2.2.5-1 (Nonconforming Structures
and Uses) Legal nonconforming structures
shall be brought into conformity in an equitable,
reasonable, and timely manner as rebuilding
occurs. Limited renovations that improve the
physical quality and character of the buildings
may be allowed. Rebuilding after catastrophic
damage or destruction due to a natural event,
an act of public enemy, or accident may be
allowed in limited circumstances that do not
conflict with other policies and of the Coastal
Land Use Plan.
NBMC Section 21.38.040(H) (Nonconforming
Structures) implements CLUP Policy 2.2.5-1 by
requiring structures that are nonconforming
due to a coastal resource protection
development regulation of Section 21.28.040
(Bluff(B) Overlay District), Section 21.28.050
(Canyon (C) Overlay District), Section
21.30.030 (Natural Landform and Shoreline
Protection), Chapter 21.30A (Public Access
and Recreation), or Chapter 21.30B (Habitat
Protection) to be brought into conformance with
all current development regulations and all
applicable policies of the certified LCP when
proposed development involves the demolition
or replacement of more than 50% of the exterior
walls or foundation of an existing structure. In
this case, the existing structure is not
nonconforming due to the aforementioned
coastal resource protection development
regulations and the project will not remove
more than 50% of the exterior walls or
foundation.
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Table 3- Applicable Polices
Coastal Land Use Plan Policy Consistency
While NBMC Chapter 21.38.040
(Nonconforming Structures) limits the amount
of floor area that can be added to a
nonconforming structure to 50% of the existing
gross floor area, subsection (G)(6) allows for
the square footage to create required
residential parking to be excluded from this
consideration, up to a maximum of 400 square
feet. With the required two-car parking
excluded from the area of addition, the project
only increases the floor area by 44% and
complies the 50% addition limit provided in
NBMC Section 21.38.040(G). The existing
structure’s nonconforming elements may be
retained, and the expansion to the structure is
permitted.
Policy 4.4.1-1 (Coastal Views): Protect and,
where feasible, enhance the scenic and visual
qualities of the coastal zone, including public
views to and along the ocean, bay, and harbor
and to coastal bluffs and other scenic coastal
areas; and
Policy 4.4.1-2 (Coastal Views): Design and
site new development, including landscaping,
so as to minimize impacts to public coastal
views.
Policy 4.4.1-3 (Coastal Views): Design and
site new development to minimize alterations to
significant natural landforms, including bluffs,
cliffs and canyons,
Policy 4.4.1-5 (Coastal Views): Where
feasible, require new development to restore
and enhance the visual quality in visually
degraded areas,
Policy 4.4.1-6 (Coastal Views): Protect public
coastal views from the Ocean Boulevard
roadway segment,
Views were analyzed from various points on
Ocean Boulevard and China Cove Ramp
through site visits and view simulations. While
the project introduces some building mass
within the general viewshed of Ocean
Boulevard, it is minor and visually blends in with
the existing residential development of China
Cove beyond. The Project does not extend the
full width of the lot with the tallest portion of
building sited on the eastern side of the
property, including the portions of roof
requesting the variance. The Project leaves a
portion of the western side of the property
undeveloped. This undeveloped area
combines with the City owned and
undeveloped parcel abutting the property, and
the undeveloped portion of 101 Dahlia Avenue
to create an open view of the ocean from
Ocean Boulevard.
Policy 4.4.3-8 (Other Landforms): Prohibit
development on bluff faces, except private
development on coastal bluff faces along
China Cove was terraced and developed
beginning in the 1930s. Very little of the natural
land remains and the nine sloping properties
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Table 3- Applicable Polices
Coastal Land Use Plan Policy Consistency
Ocean Boulevard, Carnation Avenue and
Pacific Drive in Corona del Mar determined to
be consistent with the predominant line of
existing development or public improvements
providing public access, protecting coastal
resources, or providing for public safety. Permit
such improvements only when no feasible
alternative exists and when designed and
constructed to minimize alteration of the bluff
face, to not contribute to further erosion of the
bluff face, and to be visually compatible with the
surrounding area to the maximum extent
feasible.
Policy 4.4.3-9 (Other Landforms): Where
principal structures exist on coastal bluff faces
along Ocean Boulevard, Carnation Avenue
and Pacific Drive in Corona del Mar, require all
new development to be sited in accordance
with the predominant line of existing
development in order to protect public coastal
views. Establish a predominant line of
development for both principle structures and
accessory improvements. The setback shall
be increased where necessary to ensure
safety and stability of the development
between Ocean Boulevard and Way Lane are
not included in a bluff overlay. Rather, R-1
Coastal Zoning standards apply. There is no
prominent line of development stringline to be
considered.
The project, however, is consistent with
Coastal Land Use Plan (CLUP) Policy 4.4.3-8,
4.4.3-9 and NBMC Section 21.30.030 (Natural
Landform and Shoreline Protection), as the
project has been sited to minimize adverse
impacts on the remnant bluff to the maximum
extent feasible. The project keeps development
on the existing footprint with limited expansion
westward. The project leaves a portion of the
remnant bluff intact along the western side of
the property.
Zoning Code Consistency
The subject property is zoned R-1 (Single-Unit Residential). The project complies with the
R-1 residential development standards, with exception of the requested variance for floor
area, height, and setback encroachments discussed below.
Variance Request
A variance is a request to waive or modify certain standards when, because of special
circumstances applicable to the property, including location, shape, size, surroundings,
topography, or other physical features, the strict application of the development standards
otherwise applicable to the property denies the property owner privileges enjoyed by other
property owners in the vicinity and in the same zoning district. A variance should be
granted to maintain parity between the variance site and nearby properties in the same
zoning district to avoid the granting of special privileges to one property. Below is the
analysis of development standards that the applicant is requesting deviation from:
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i. Floor Area
For properties within Corona del Mar, the maximum allowable floor area is generally 1.5
times the buildable area of the site. The buildable area is defined as the area of a site
excluding the required setback areas. Shown below in Figure 12 are the required
setbacks and the resulting buildable area.
Figure 12: Code required setbacks and resulting buildable area
The buildable area of the subject property is 1,910 square feet, which results in a
maximum allowable floor area limit of 2,865 square feet (buildable area x 1.5). The Floor
Area Ratio (FAR) for the lot is 0.67 (maximum floor area limit divided by lot area). As
illustrated in Table 4 below, the maximum FAR for the property is substantially smaller
than the other eight properties between Ocean Boulevard and Way Lane, where the
maximum FAR can reach 1.0 on more square shaped lots. It is also substantially smaller
than the FAR for a standard rectangular, 30-foot-wide by 118 feet deep, R-1 lot within
Corona del Mar, where a maximum FAR of .95 would be allowed. Table 4 provides a
summary of FARs for surrounding China Cove properties.
Table 4 – FAR comparison of properties between Ocean Boulevard and Way Lane
Address Lot Size (SF) Max. Floor Area
Limit
Resulting FAR
2607 Ocean Blvd
(project)
4,257 2,865 .67
2616 Way Lane 3,428 2,963 .86
2620 Way Lane 7,964 8,403 1.06
2701 Ocean Blvd 5,189 5,206 1
Buildable Area
1,910 SF
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2711 Ocean Blvd 5,268 5,209 .99
2723 Ocean Blvd 7,340 7,576 1.03
2727 Ocean Blvd 7,364 7,470 1.01
2735 Ocean Blvd 6,725 7,004 1.04
2741 Ocean Blvd 10,767 10,500 .98
Typical, R-1 lot 3,540 3,348 .95
ii. Building Setbacks
The Property being disproportionately shallow relative to its width results in a long and
narrow building envelope. The limited lot depth, after applying the 10-foot front and rear
setbacks, results in a building pad that is only 15 to 33 feet deep. Required setbacks
occupy approximately 54% of the property’s lot area, whereas setbacks occupy only 45%
and 31% percent of the two adjacent residences on Way Lane. Properties further east
along Way Lane are also less impacted by setbacks than the project site with setbacks
occupying only 34% of the lot area, on average.
The addition on the upper level is proposed to encroach a maximum of 1 foot, 8 inches
into the front Ocean Boulevard setback where the buildable area is most narrow and
constrained. The long and narrow building envelope presents a hardship that otherwise
prevents a reasonable addition that is in line with the existing building. The project does
not encroach any further than the existing building into the required setbacks.
Vehicular access through an alley is typical in Corona del Mar (CdM). Most regular
shaped properties within CdM abut a 15-foot alley and have a 5-foot rear alley setback
requirement. Properties abutting a 20-foot alley are permitted a 0-foot setback. Although
designated as street, Way Lane essentially functions as an alley for the subject property.
If Way Lane were designated as alley, no rear setback would be required because Way
Lane is 20 feet wide. The proposed encroachment into the Way Lane setback is not visible
from Ocean Boulevard or China Cove Ramp. The existing garage encroachment into the
Way Lane setback has not proven detrimental and is consistent with the garage
encroachment on the abutting property. It is appropriate to construct the new garage near
the Way Lane property line and within the 10-foot Way Lane setback for access to the
property.
iii. Height
Pursuant to Section 20.30.060 (Height Limits and Exceptions), the base height limit for
structures within the R-1 Zoning District is 24 feet for a flat roof and 29 feet for a sloped
roof. Furthermore, Ocean Boulevard is designated as a Coastal View Road within the
General Plan and Local Coastal Program in which public views are protected. NBMC
Section 20.30.060(B) (Height Limits and Exceptions) restricts the height of structures to
below the top of curb height of Ocean Boulevard.
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Section 20.30.050 (Grade Establishment) provides that for lots with greater than 5%
slope, building height shall be measured from a plane established by determining the
elevation of the lot at five evenly spaced points along each of the two side property lines
and connecting each of the points along a side property line with the corresponding point
on the opposite side property line as shown below in Figure 13.
Figure 13 and 14: Grade plane exhibit and height exhibit
The slope drops significantly along the eastern property line, specifically between points
4 and 5 (as shown in left image). The portions of roof that exceed the height limit are
shown on the right, in Figure 14, and are shaded in yellow. These over height elements
generally occur within the steep drop off area described above.
The variance will allow the parapet up to a height of 27 feet, which is 3 feet above the
height limit but less than the 29-foot height limit for sloping roofs. As the project design is
constrained by the existing development, constructing a sloped roof in this location would
hinder the ability to provide a modest sized attic, a common feature in surrounding
residences for housing ductwork and other mechanical equipment. The attic has been
designed to the minimum necessary height required to provide space for a horizontal
heating, ventilation, and air conditioning (HVAC) unit.
The existing sloped roofline exceeds the 29-foot height limit and overhangs the Way Lane
property line. As part of rebuilding the roof, a sloped roof will extend from the parapet
described above and will terminate prior to the property line, eliminating the
encroachment into the public right-of-way above Way Lane. For the new roof to provide
the California Residential Code living area minimum 8-foot plate height on all building
levels, at the lowest point of the lot, the rebuilt roof will still exceed the 29-foot maximum
height limit for a sloping roof by 11 inches. The proposed height is the lowest configuration
that can be used while providing the minimum plate height and maintaining the existing
wall plane. The proposed roofline remedies an encroachment into the public right of way
with minimal demolition of the exterior walls or change to the existing floor plan.
29 feet, 11 inches
27 feet
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The project complies with the Ocean Boulevard top of curb height requirement.
Required Variance Findings
Section 20.52.090.F (Variances - Findings and Decision) of the Zoning Code requires the
Planning Commission to make the following findings before approving a variance:
A. There are special or unique circumstances or conditions applicable to the subject
property (e.g., location, shape, size, surroundings, topography, or other physical
features) that do not apply generally to other properties in the vicinity under an
identical zoning classification;
B. Strict compliance with Zoning Code requirements would deprive the subject
property of privileges enjoyed by other properties in the vicinity and under an
identical zoning classification;
C. Granting of the Variance is necessary for the preservation and enjoyment of
substantial property rights of the applicant;
D. Granting of the Variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties in the vicinity and in the same
zoning district;
E. Granting of the Variance will not be detrimental to the harmonious and orderly
growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to
the public convenience, health, interest, safety, or general welfare of persons
residing or working in the neighborhood; and
F. Granting of the Variance will not be detrimental to the harmonious and orderly
growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to
the public convenience, health, interest, safety, or general welfare of persons
residing or working in the neighborhood
As described above, the project site is disproportionately shallow relative to its width with
a long and narrow building envelope. The required setbacks take up a larger portion of
the property than the other sloped properties on Ocean Boulevard, between Ocean
Boulevard and Way Lane. The resulting lower FAR is less than the surrounding properties
as well as a typical 30-foot-wide by 118-foot-deep Corona del Mar lot. The unusual lot
shape and topography, coupled with the Title 20 (Planning and Zoning) development
standards, create a unique circumstance for this lot that does not generally apply to other
properties in the vicinity under the same R-1 zoning classification.
The proposed encroachments into the setbacks will not affect the flow of light or air to the
adjoining residential property to the east. There are no adjoining residences to the north,
south, or west. The granting of the variance is not anticipated to adversely impact public
views from Ocean Boulevard nor prove detrimental as the proposed structure complies
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with the top of curb height restriction. The sloped roof line exceeding the 29-foot height
limit is not visible from Ocean Boulevard. Views of the parapet from Ocean Boulevard are
limited and blend in with the residential development of China Cove beyond. Additionally,
the project removes tall landscaping that blocks views of the Pacific Ocean and entrance
to the harbor from Ocean Boulevard. Public views are discussed in more detail below
under Title 21 Local Coastal Program Implementation Plan.
To minimize disruption caused by demolition and construction to the nearby residents,
the applicant has submitted a construction management plan (CMP) that has been
reviewed and accepted by the Public Works Department. Implementation of this should
minimize any impact to public access in the vicinity and to maintain street/emergency
access during construction. The CMP is available as Attachment No. PC 3.
Title 21 Local Coastal Program Implementation Plan Consistency
The project site is located within the Coastal Zone. The property is also located within the
CCC Appeal Area and is not eligible for a Waiver for De Minimis Development. With the
granting of the requested variance, the project will comply with applicable residential
development standards including, but not limited to, floor area limitation, setbacks, height,
and parking.
Nonconforming Structure
Section 21.38.040(G) (Nonconforming Structures - Additions) of the Implementation Plan,
which states that a nonconforming structure can be expanded up to 50% of the gross
floor area of the existing structure when the following are true:
A. Does not block or impede public access to and along the sea or shoreline and to
coastal parks, trails, or coastal bluffs;
B. Does not block or impair public views to and along the sea or shoreline or to
coastal bluffs and other scenic coastal areas;
C. Conforms to coastal resource protection development regulations of Section
21.28.040 (Bluff (B) Overlay District), Section 21.28.050 (Canyon (C) Overlay
District), Section 21.30.030 (Natural Landform and Shoreline Protection), Chapter
21.30A (Public Access and Recreation), or Chapter 21.30B (Habitat Protection);
D. Is not located within an area identified as hazardous due to erosional factors or
coastal hazards.
The project site is located approximately 150 feet from the sandy beach known as China
Cove Beach. Lateral access to the beach is provided along Dahlia Avenue and Fernleaf
Avenue. The project has no features that impede access along these routes. There is a
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public bench above the site on Ocean Boulevard. Similarly, the project will not impede
access to the bench. There are no trails through the project site and there is no bluff
access that will be affected or compromised as part of the project’s implementation.
While the existing structure does not block or impair public views, there is an unsightly
antenna mounted on the roof. The antenna will be removed. Otherwise, the existing
structure generally blends in with the view of existing development within China Cove, as
seen from Ocean Boulevard. It does not block public views.
While the project site features natural, rocky, bluff topography, the bluff is a remnant. The
original bluff within China Cove has been altered irreparably and, as such, is not
designated with a bluff overlay. There are no coastal resource protection items that would
need to be remedied by removing the structure. The undeveloped portion of the property
has some native plants but is not designated as an environmentally sensitive habitat area
as shown on Map 4-1 of the CLUP or as defined by NBMC Chapter 21.30B (Habitat
Protection). The site is subject to erosion. A preliminary geotechnical report providing
recommendations for hazard reduction has been approved and accepted by the City’s
Engineering Geologist.
As discussed in Table 3, NBMC Chapter 21.38.040 (Nonconforming Structures) limits the
allowed amount of addition to a nonconforming structure to 50% of the existing gross floor
area. While the proposed project would increase the gross floor area by approximately
60%, NBMC Chapter 21.38.040 (Nonconforming Structures) subsection (G)(6) allows for
the square footage necessary to provide the required residential parking to be excluded
from this consideration, up to a maximum of 400 square feet. The project will improve the
existing nonconforming garage to provide code compliant parking and the 400 square
feet required to provide a two-car garage has been excluded. With the required area for
code compliant parking excluded, the project only increases the floor area by 44% and
complies the 50% addition limit provided in NBMC Section 21.38.040(G). The existing
structure’s nonconforming elements may be retained and the expansion to the structure
is allowed.
View Impact Analysis
Pursuant to Chapter 21.30.100 (Scenic and Visual Quality Protection) of the NBMC, the
project requires a visual impact analysis be prepared to ensure that development be sited
and designed to protect and, where feasible, enhance the scenic and visual qualities of
the coastal zone, including public views to and along the ocean, bay, and harbor and to
coastal bluffs and other scenic coastal areas.
Views were analyzed through site visits and view simulations. Story poles were voluntarily
installed by the applicant to help assess potential view impacts. Figures 15 through 19
below provide views of the proposed project from multiple vantage points along Ocean
Boulevard and China Cove Ramp. The proposed building is outlined in yellow.
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Figure 15: View looking southeast, from China Cove Ramp
Figure 16: View looking straight ahead at the Pacific Ocean, from Ocean Boulevard
Landscaping to be removed
Parapet exceeding height limit
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Figure 17: View looking west, from Ocean Boulevard
Figure 18: View looking southeast, from Ocean Boulevard
Parapet exceeding height limit
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Figure 19: View looking west, from China Cove Ramp
As shown by the visual simulations, the building is within the general viewshed of
development as seen from Ocean Boulevard. New building mass is minor and visually
blends in with the existing residential development of China Cove. The project does not
extend the full width of the lot with the tallest portion of building sited on the eastern side
of the property. The portion of sloped roof requesting the variance is not visible from
Ocean Boulevard or the China Cove Ramp. The parapet, while visible, does not block
views of the Pacific Ocean or the entry to the harbor.
The project leaves a portion of the western side of the property undeveloped. As shown
below in Figure 20, this undeveloped area combines with the City owned, undeveloped,
parcel abutting the property. These areas also combine with the undeveloped portion of
the Kerckhoff Marine Laboratory at 101 Dahlia Avenue to create an open view of the
Pacific Ocean and harbor from Ocean Boulevard, and from the City, provide a bench on
the sidewalk near the intersection of Ocean Boulevard and Dahlia Avenue.
Landscaping & antenna, to be removed
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Figure 20: Undeveloped areas
Additionally, the project will remove tall landscaping, including multiple Yuccas overgrown
with ivy, giant birds of paradise, and other hedges which will open and enhance views of
the ocean beyond. Condition of Approval No. 42 requires the Owner maintain landscaping
at a maximum height of 60 inches so the landscaping at maturity does not impact public
views of the ocean beyond.
Relief from Implementation Plan Development Standards Findings
Pursuant to Section 21.52.090 (Relief from Implementation Plan Development
Standards), the Planning Commission may approve a waiver to a development standard
of the Implementation Plan only after making all of the following findings:
1. Whether or not the development is consistent with the certified Local Coastal
Program to the maximum extent feasible; and
2. Whether or not there are feasible alternatives that would provide greater consistency
with the certified Local Coastal Program and/or that are more protective of coastal
resources.
3. The granting of the variance is necessary due to special circumstances applicable
to the property, including location, shape, size, surroundings, topography, and/or
other physical features, the strict application of the development standards
otherwise applicable to the property denies the property owner privileges enjoyed
by other property owners in the vicinity and in the same coastal zoning district; and
City-owned
bench
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4. The modification or variance complies with the findings required to approve a
coastal development permit in Section 21.52.015(F);
5. The modification or variance will not result in development that blocks or significantly
impedes public access to and along the sea or shoreline and to coastal parks, trails,
or coastal bluffs;
6. The modification or variance will not result in development that blocks or significantly
impairs public views to and along the sea or shoreline or to coastal bluffs and other
scenic coastal areas;
7. The modification or variance will not result in development that has an adverse
effect, either individually or cumulatively, on coastal resources, including wetlands,
sensitive habitat, vegetation, or wildlife species; and
8. The granting of the modification or variance will not be contrary to, or in conflict with,
the purpose of this Implementation Plan, nor to the applicable policies of the certified
Local Coastal Program.
As previously stated, with the granting of the requested variance, the project will comply
with applicable residential development standards including, but not limited to, floor area
limitation, setbacks, height, and parking. The project is sited and designed to concentrate
the building mass and leave a portion of the property with the remnant bluff undeveloped.
The remodeled floor plan will upgrade the existing nonconforming garage to a compliant
garage, will provide an additional surplus parking space, and will add additional storage
space. These larger parking spaces with areas for storage should encourage the use of
the garage for parking, resulting in more available on-street parking for visitors to the
area. The project site does not currently provide access to the coast, coastal park, trail or
bluff, and the project does not propose any features that would block nearby lateral or
vertical access to the coast. Public views are anticipated to be improved as the project
will remove all landscaping and an older TV antenna. Additionally, the project removes
unpermitted encroachments to the public right of way and restores the Ocean Boulevard
public right of way with a plant palette that uses many native varieties and complements
the undeveloped area immediately west to the project site.
With regards to alternatives, the current version of the project provides a reasonable floor
plan that is comparable to the surrounding development within China Cove. The project
is a modest proposal compared to previous requests for the property. Figure 21 below
overlays the current proposal with the development that was proposed in 2016, as seen
from Way Lane. The yellow shading represents the building mass proposed in 2016.
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Figure 21: Exhibit overlaying proposed design over PA2016-170
The project is not contrary to the policies of the CLUP or LCP, as analyzed in Table 3
above. The project meets all requirements to recommend approval as detailed in the facts
in support of the findings provided in Attachment No. PC 1 (Draft Resolution).
Summary
Staff finds the project is consistent with both Title 20 (Planning and Zoning) and Title 21
(Local Coastal Program Implementation Plan), as discussed in the analyses above and
is also consistent with the General Plan and Coastal Land Use Plan.
Due to the project site’s unique shape and topography, staff believes the variance from
floor area, setbacks, and height are warranted and compatible with the character of
nearby properties. The project will only be perceivable as three stories from Way Lane
and will blend in with the existing China Cove development, as seen from Ocean
Boulevard. The proposed encroachments and building size results in an FAR of 0.93,
which is within the range consistent with FAR of other lots in the area. The requested
setback encroachments do not push the existing structure further into the setbacks and
the project remedies a variety of private encroachments beyond the property line. The
project is greatly reduced from the previous proposal in PA2016-170 and will result in
more open, enhanced views of the Pacific Ocean from Ocean Boulevard by removing tall
landscaping while leaving a portion of the lot undeveloped. This undeveloped area will
further help to create an open view of the ocean from Ocean Boulevard.
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One letter in opposition to the project was received prior to the printing of the staff report.
The letter does not provide basis for the opposition. The letter is available as Attachment
No. PC 4.
Alternatives
1. The Planning Commission may suggest specific changes that are necessary to
alleviate any concerns. If the requested changes are substantial, the item could be
continued to a future meeting. Should the Planning Commission choose to do so, staff
will return with a revised resolution incorporating new findings and/or conditions.
2. If the Planning Commission believes that there are insufficient facts to support the
findings for approval and a denial action is more appropriate, staff would recommend
a continuance to prepare a resolution reflecting this course of action.
Environmental Review
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Chapter 3 because it has no potential to have a significant effect on
the environment.
Section 15301 authorizes additions to existing structures provided that the addition is less
than 10,000 square feet, the project is in an area where all public services and facilities are
available to allow for maximum development permissible in the General Plan, and the area
in which the project is located is not environmentally sensitive. The project will add total of
1,466 square feet to an existing single-unit dwelling where all utilities are currently provided
by the City. Further the proposed development is not within an environmentally sensitive
area.
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 hearing was published in the Daily Pilot, mailed to all owners of property
and occupants 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 meeting, 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.
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Prepared by:
Submitted by:
BMZ/jp
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Project Plans
PC 3 Construction Management Plan
PC 4 Correspondence
01/18/23
30
Attachment No. PC 1
Draft Resolution with Findings
and Conditions
31
INTENTIONALLY BLANK PAGE32
RESOLUTION NO. PC2024-003
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL
DEVELOPMENT PERMIT AND VARIANCE FOR FLOOR AREA,
HEIGHT, AND SETBACK ENCROACHMENTS TO ALLOW A
REMODEL AND 1,490-SQUARE-FOOT ADDITION TO AN
EXISTING SINGLE-UNIT RESIDENCE LOCATED AT 2607
OCEAN BOULEVARD (PA2023-0064)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Daniel Martinez, Architect (Applicant), on behalf of property
owner 2607 Ocean Blvd, LLC (Owner), concerning property located at 2607 Ocean
Boulevard, and legally described as a portion of Block 0-32 of Corona Del Mar, in the City
of Newport Beach, County of Orange, State of California, as per map recorded in Book 3,
Pages 41 and 42 of Miscellaneous Maps, in the Office of the County Recorder of said
county (Property), requesting approval of a variance, a coastal development permit, and a
coastal variance.
2. The Applicant proposes an addition and remodel to an existing three-story, single-unit,
dwelling (Project). The Project includes landscape, hardscape, an in-ground spa,
drainage improvements, site walls, and removal of unpermitted encroachments within
the public right-of-way on the slope adjacent to Ocean Boulevard and within Way Lane.
The Project requires a coastal development permit (CDP) to allow for this 1,490 square
foot addition and variance from Title 20 (Planning and Zoning) and Title 21 (Local Coastal
Program Implementation Plan) of the Newport Beach Municipal Code (NBMC) to allow the
proposed development to exceed the gross floor area limit, encroach 9-feet, 4 inches into
the 10-foot rear setback along Way Lane, encroach 1-foot, 8 inches into the 10-foot front
setback along Ocean Boulevard, and, exceed the base height limits of the R-1 Zoning
District.
3. The Property is categorized as Single-Unit Residential Detached (RS-D) by the Land Use
Element of the General Plan and is located within the Single-Unit Residential (R-1) Zoning
District.
4. The Property is located within the Coastal Zone. The Coastal Land Use Plan category is
Single-Unit Residential Detached – 6.0–9.9 DU/AC (RSD-B) and the Coastal Zoning
District is Single-Unit Residential (R-1).
5. While the Property is located within the boundaries of the Categorical Exclusion Order, as
amended in 2018 (CE-5-NPB-16-1-A1) by the California Coastal Commission, and a
single-unit development is categorically excluded from obtaining a CDP, the Project does
not conform to all development standards within Title 21 (Local Coastal Program
Implementation Plan) of the NBMC; therefor, a CDP is required.
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6. A public hearing was held on February 22, 2024, in the Council Chambers at 100 Civic
Center Drive, Newport Beach, California. A notice of the time, place, and purpose of the
hearing was given in accordance with the California Government Code Section 54950
et seq. (Ralph M. Brown Act) and Chapters 20.62 and 21.62 (Public Hearings) of the
NBMC. Evidence, both written and oral, was presented to and considered by, the
Planning Commission at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The Project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the California Code of Regulations,
Title 14, Division 6, Chapter 3 (CEQA Guidelines), because it has no potential to have a
significant effect on the environment.
2. 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.
3. Section 15301 authorizes additions to existing structures provided that the addition is
less than 10,000 square feet, the project is in an area where all public services and
facilities are available to allow for maximum development permissible in the General
Plan, and the area in which the project is located is not environmentally sensitive. The
Project will add a total of 1,466 square feet to an existing single-unit dwelling where all
utilities are currently provided by the City. Further, the Project is not within an
environmentally sensitive area.
SECTION 3. REQUIRED FINDINGS.
Variance
In accordance with Section 20.52.090(F) (Variances – Findings and Decision) of the NBMC,
the following findings and facts in support of such findings are set forth:
Finding:
A. There are special or unique circumstances or conditions applicable to the subject
property (e.g., location, shape, size, surroundings, topography, or other physical
features) that do not apply generally to other properties in the vicinity under an identical
zoning classification.
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Facts in Support of Finding:
1. The Property is approximately 4,257 square feet and slopes from Ocean Boulevard
down to Way Lane with an approximate 35-foot grade difference.
2. The Property is one of nine total residences located in a row with sloped topography
along Ocean Boulevard, between Ocean Boulevard and Way Lane.
3. The Property is irregularly shaped and 110 feet wide but shallow, with a depth ranging
from 35 to 53 feet. The properties to the east are not nearly as shallow as the Property
with lot depths ranging from 53 feet to 86 feet.
4. The Property being disproportionately shallow relative to its width results in a long and
narrow building envelope. The limited lot depth, after applying the 10-foot front and rear
setbacks, results in a sloping building pad that is only 15 to 33 feet deep. Required
setback areas occupy approximately 55% of the Property’s lot area, whereas setbacks
occupy only approximately 42% and 30% of the two adjacent residences on Way Lane.
Properties further east along Way Lane are also less impacted by setbacks with
setbacks occupying only 34% of the lot area, on average.
5. The Property has unique topographical features present within the western portion of
the lot, including remnants of a coastal bluff. The rocky topography further limits feasible
building placement.
6. The unusual lot shape and site topography, coupled with the Title 20 (Planning and
Zoning) development standards, create a unique circumstance for this lot that does not
generally apply to other properties in the vicinity under the same (Single Unit Residential
R-1) zoning classification.
Finding:
B. Strict compliance with Zoning Code requirements would deprive the subject property of
privileges enjoyed by other properties in the vicinity and under an identical zoning
classification.
Facts in Support of Finding:
1. The strict application of development standards, including setbacks and floor area limit,
to this constrained lot result in a buildable area of 1,910 square feet and a maximum
allowable gross floor area of 2,865 square feet. This is significantly diminished
compared to the other properties along Way Lane that are within the same zoning district
and have buildable areas upwards of 3,000 square feet and maximum floor area limits
greater than 4,5000 square feet.
2. Given vehicular access through an alley is typical in Corona del Mar and most properties
in the area have a 5-foot rear alley setback requirement, Way Lane essentially functions
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as an alley for the Property. If it were designated as alley, Table 2-2 (Development
Standards for Single-Unit Residential Zoning Districts) of Chapter 20.18.030
(Residential Zoning Districts General Development Standards) of the NBMC would
require no rear setback because Way Lane is 20 feet wide. The existing garage
encroachment into the Way Lane setback has not proven detrimental and is similar to
the garage encroachment on the abutting property. It is reasonable to construct the new
garage near the Way Lane property line and within the 10-foot Way Lane setback for
access to the Property.
Finding:
C. Granting of the variance is necessary for the preservation and enjoyment of substantial
property rights of the Applicant.
Facts in Support of Finding:
1. As described above, the Property is uniquely constrained. Without granting the variance,
the Property owner would only be allowed to construct a 2,865 square-foot residence,
for a maximum floor area ratio (FAR) of .67. The maximum FAR for the Property is
substantially smaller than the other eight properties on Way Lane. Maximum FAR can
exceed 1.0 on more square shaped lots, such as 2723 and 2727 Ocean Boulevard. It is
also substantially smaller than what could be constructed on a rectangular, 30 foot wide
by 118 feet deep, R-1 lot within Corona del Mar, where a maximum FAR of .95 would
typically be allowed.
2. When comparing the Property lot with the eight other sloped lots between Ocean
Boulevard and Way Lane that are in the same zone, the other lots can accommodate
larger homes. All but one, 2616 Way Lane, could build a home exceeding 5,000 square
feet.
3. The addition on the upper level is proposed to encroach a maximum of 1 foot, 8 inches
into the front Ocean Boulevard setback where the buildable area is most narrow and
constrained. The long and narrow building envelope presents a hardship that would
otherwise prevent a reasonable addition that is in line with the existing building.
3. The existing sloped roof will be removed. As part of the rebuild, a small attic area will be
created. The parapet at this attic location will exceed the 24-foot height limit for flat roofs
within the R-1 Zoning District. The variance will allow the parapet up to a height of 27
feet, which is 3 feet above the height limit but less than the 29-foot height limit for sloping
roofs. As the Project design is constrained by the existing development, constructing a
sloped roof would hinder the ability to provide a modest sized attic, a common feature
in surrounding residences for housing ductwork and other mechanical equipment. The
attic has been designed to the minimum necessary height required to provide space for
a horizontal heating, ventilation, and air conditioning (HVAC) unit.
4. The existing roofline overhangs the Way Lane property line. As part of rebuilding the
roof, a new sloped roof will extend from the parapet described above and will terminate
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prior to the property line, eliminating the encroachment into the public right of way above
Way Lane. For the new roof to provide the California Residential Code living area
minimum 8-foot plate height on all building levels, the rebuilt roof will exceed the 29-foot
maximum height limit for sloping roofs by 11 inches at the lowest point of the lot. The
proposed roof line remedies an encroachment into the public right of way with minimal
demolition of the exterior walls or change to the existing floor plan.
Finding:
D. Granting of the variance will not constitute a grant of special privilege inconsistent with
the limitations on other properties in the vicinity and in the same zoning district.
Facts in Support of Finding:
1. Approval of the variance request allows the Owner to add 1,490 square feet of floor area
for a total residence of 3,969 square-feet, including garage areas. This residence is
consistent in size to the identically zoned surrounding properties. It also is comparable
in size to other properties where discretionary setback encroachments were approved.
For example, the residence at 2711 Ocean Boulevard is allowed 6,047 square feet,
including garage, and was approved through a variance for maximum floor area, height,
and setback encroachments.
2. The lower level of the residence will provide an entry foyer, powder room, stairs, and
elevator, along with garage parking for three vehicles and storage. The middle level of
the residence will provide two bedrooms, mechanical and storage areas, and common
space along with a small exterior deck and will accommodate the new stairs and
elevator. The upper level of the residence will provide a kitchen, living room, powder
bathroom, and master bedroom with ensuite bathroom and walk in closets along with
stairs and elevator. The rooftop level provides access to the limited front yard space.
The development is not excessive compared to surrounding properties.
Finding:
E. Granting of the variance will not be detrimental to the harmonious and orderly growth of
the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working
in the neighborhood.
Facts in Support of Finding:
1. The proposed setbacks will not affect the flow of light or air to adjoining residential
properties. The setback encroachments along the easterly Property line are existing and
new encroachments are limited to the front and rear setback. There are no adjacent
properties along the property lines for which the new encroachments are requested.
2. The Project includes removing unpermitted encroachments in the public right of way
adjacent to Ocean Boulevard. The unpermitted encroachments include a staircase from
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Ocean Boulevard to the subject property, an observation deck, and landscaping. The
Project will restore the sloped right of way area with a planting palette that matches the
undeveloped area to the west of the project site. The landscape plans have been
reviewed and accepted by the Public Works Department.
3. The Project has been designed with articulation and modulation so it will not appear
overly large from Way Lane below. The Project also removes existing eave
encroachments from the public right-of-way above Way Lane and a wall that encroaches
into Way Lane, which should help pull back the building massing as seen from Way
Lane.
4. The granting of the variance is not anticipated to adversely impact public views from
Ocean Boulevard or prove detrimental as the proposed structure complies with the top
of curb height restriction. The sloped roof line exceeding the 29-foot height limit is not
visible from Ocean Boulevard and views of the parapet from Ocean Boulevard are
limited. Additionally, the Project removes and replaces tall landscaping and a TV
antenna that blocks views of the Pacific Ocean and entryway to the harbor from Ocean
Boulevard.
5. A Visual Impact Analysis was prepared for the Project. Fact 6b in Support of Finding G
below is hereby incorporated by reference.
6. To minimize disruption caused by demolition and construction to the nearby residents,
the Applicant has submitted a construction management plan that has been reviewed
and accepted by the Public Works Department. Implementation of this should minimize
any impact to public access in the vicinity and to maintain street/emergency access
during construction.
Finding:
F. Granting of the variance will not be in conflict with the intent and purpose of this section,
this Zoning Code, the General Plan, or any applicable specific plan.
Facts in Support of Finding:
1. Granting the variance request would not increase the density beyond what is planned
for the area, should not result in additional traffic, parking, or demand for other services;
and should not adversely impact the designated public views from Ocean Boulevard as
it adheres to the top-of-curb height restrictions.
2. The existing development encroaches 1 foot, 11 inches into the front setback along
Ocean Boulevard,10 feet into the rear setback along Way Lane, and 10 inches into the
easterly side setback. The development also currently exceeds the height limit along the
southern edge of the building. The dwelling is considered a nonconforming structure due
to these encroachments and exceedances. Additionally, the garage on the lower level
is undersized and does not provide the required two-car parking. The structure is
considered nonconforming for parking.
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3. The Project expands the residence to 3,969 square feet. While the Project increases the
gross floor area of the existing nonconforming structure by 60%, NBMC Chapter
20.38.040 (Nonconforming Structures) allows for the square footage of the required
residential parking to be excluded from consideration, up to a maximum of 400 square
feet when a two-car garage is required. With the now compliant two-car parking
excluded from the area of addition, the Project only increases the floor area by 44% and
complies the 50% addition limit provided in NBMC Section 20.38.040(G).
4. The Property is not located within a specific plan area.
Coastal Development Permit
In accordance with Subsection 21.52.015(F) (Coastal Development Permits - Findings and
Decision) of the NBMC, the following findings and facts in support of such findings as set forth:
Finding:
G. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The Property is located within the Coastal Zone. The Property is categorized as Single
Unit Residential Detached – (6.0 – 9.9 DU/AC) (RSD-B) by the Coastal Land Use Plan
(CLUP) and is located within the Single-Unit Residential (R-1) Coastal Zoning District.
The Project consists of an existing single-unit residence with a proposed addition and
remodel and will not change the residential density of the single-unit residence.
2. The Property is located within a row of uniquely oriented residences which are
constructed against a steep slope, between Ocean Boulevard and Way Lane. This row
of residences is predominantly developed with three-story, single-unit, residences. The
proposed design, bulk, and scale of the development are consistent with the existing
neighborhood pattern of development.
3. The existing three-story dwelling was constructed in the 1940s. The dwelling features
an entry foyer and garage on the lower level, three bedrooms, one bathroom, and
mechanical space/storage on the middle level, a kitchen, and living room on the upper
level. The upper level also provides exterior deck space. The existing dwelling
encroaches 10 inches into the east side setback, 10 feet into the rear Way Lane setback
and extends beyond the property line, and encroaches 1 foot, 11 inches into the front
Ocean Boulevard setback. The dwelling also exceeds the height limit along the southern
edge of the building. The dwelling is considered a nonconforming structure. Additionally,
the garage on the lower level is undersized and the structure is also considered
nonconforming for parking.
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4. The Project will add 71 square feet of habitable area and 495 square feet of garage at
the lower level, 337 square feet to the middle level, and 717 square feet to the upper
level for a total addition of 1,490 square feet.
5. With the granting of the requested variance, the Project will comply with applicable
residential development standards including, but not limited to, floor area limitation,
setbacks, height, and parking.
a. The maximum floor area limitation granted by the variance would be 3,969 square
feet and the proposed floor area is 3,969 square feet.
b. As approved by this variance, the Project will encroach 9-feet, 4 inches into the
required 10-foot rear setback along Way Lane, and 1-foot, 8 inches into the 10-foot
front setback along Ocean Boulevard and will provide the required 4-foot westerly
side setback. The existing structure encroaches 10 inches within the easterly side
setback.
c. The height of the Project is below the curb line of Ocean Boulevard, as required
for development on the bluff side of Ocean Boulevard. The parapet above the
kitchen exceeds the base 24-foot height limit for flat elements and the roofline
along the southern edge of the building exceeds the 29-foot maximum height limit
for sloped roofs within the R-1 Zoning District. The variance will allow the parapet
up to a height of 27 feet and the roofline at the southern edge to a height of 29
feet, 11 inches.
d. A minimum of 287 square feet of open volume area is required and the project
provides 478 square feet of open volume area.
e. The Project will remodel the existing garage and will add additional garage area,
providing parking for a total of three vehicles. This exceeds the minimum two-car
garage parking requirement for single-family residences with less than 4,000
square feet of habitable floor area.
6. The Project is consistent with the following policies of the CLUP:
a. Policy 2.2.5-1 (Nonconforming Structures and Uses): Legal nonconforming
structures shall be brought into conformity in an equitable, reasonable, and timely
manner as rebuilding occurs. Limited renovations that improve the physical quality
and character of the buildings may be allowed. Rebuilding after catastrophic
damage or destruction due to a natural event, an act of public enemy, or accident
may be allowed in limited circumstances that do not conflict with other policies and
of the Coastal Land Use Plan.
The Project is consistent with CLUP Policy 2.2.5-1 and Section 21.38.040(G)
(Nonconforming Structures - Additions) of the Implementation Plan, which states
that a nonconforming structure can be expanded up to 50% of the gross floor area
of the existing structure, if the nonconforming structure is consistent with the
following: 1) does not impede public access to and along the sea or shoreline and
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to coastal parks, trails, or coastal bluffs; 2) does not block or impair public views
to and along the sea or shoreline or to coastal bluffs and other scenic coastal
areas; 3) conforms to coastal resource protection development regulations of
NBMC Sections 21.28.040 (Bluff (B) Overlay District), 21.28.050 (Canyon (C)
Overlay District), 21.30.030 (Natural Landform and Shoreline Protection), 21.30A
(Public Access and Recreation), or Chapter 21.30B (Habitat Protection).
The Property does not currently impede public access. The Project site is not
located within the Bluff or Canyon Overlay Districts, does not affect habitat area,
and is consistent with all objective standards of Section 21.30.030 (Natural
Landform and Shoreline Protection.) and Chapter 21.30A (Public Access and
Recreation). The Project will remove overgrown landscaping and enhance views.
NBMC Section 21.38.040(H) implements CLUP Policy 2.2.5-1 by requiring
structures that are nonconforming due to a coastal resource protection
development regulation of Section 21.28.040 (Bluff (B) Overlay District), Section
21.28.050 (Canyon (C) Overlay District), Section 21.30.030 (Natural Landform
and Shoreline Protection), Chapter 21.30A (Public Access and Recreation), or
Chapter 21.30B (Habitat Protection) to be brought into conformance with all
current development regulations and all applicable policies of the certified Local
Coastal Program when proposed development would involve demolition or
replacement of more than 50% of the exterior walls, or foundation of an existing
structure. In this case, the existing structure is not nonconforming due to the
aforementioned coastal resource protection development regulations, nor will the
Project remove more than 50%of the exterior walls or foundation.
While the Project increases the gross floor area of the structure by 60%, NBMC
Chapter 21.38.040 (Nonconforming Structures) allows for the square footage of
the required residential parking to be excluded from consideration, up to a
maximum of 400 square feet. With the now compliant two-car parking excluded
from the area of addition, the Project only increases the floor area by 44% and
complies the 50% addition limit provided in NBMC Section 21.38.040(G). The
existing structure’s nonconforming elements may be retained and expansions are
permitted to the structure pursuant to NBMC Section 21.38.040(G).
b. Policy 4.4.1-1 (Coastal Views): Protect and, where feasible, enhance the scenic
and visual qualities of the coastal zone, including public views to and along the
ocean, bay, and harbor and to coastal bluffs and other scenic coastal areas; and
Policy 4.4.1-2 (Coastal Views): Design and site new development, including
landscaping, so as to minimize impacts to public coastal views.
Policy 4.4.1-3 (Coastal Views): Design and site new development to minimize
alterations to significant natural landforms, including bluffs, cliffs and canyons,
Policy 4.4.1-5 (Coastal Views): Where feasible, require new development to
restore and enhance the visual quality in visually degraded areas,
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Policy 4.4.1-6 (Coastal Views): Protect public coastal views from the Ocean
Boulevard roadway segment,
The Project site is located between the first public roadway and the sea, on a slope
that descends from Ocean Boulevard and the Chian Cove Ramp to Way Lane
below, adjacent to a coastal view road, and contains a significant natural landform
as there is an existing bluff remnant. Pursuant to NBMC chapter 21.30.100
(Scenic and Visual Quality Protection), the Project requires a visual impact
analysis be prepared to ensure that development is sited and designed to protect
and, where feasible, enhance the scenic and visual qualities of the coastal zone,
including public views to and along the ocean, bay, and harbor and to coastal
bluffs and other scenic coastal areas.
Views were analyzed from various points on Ocean Boulevard and China Cove
Ramp through site visits and view simulations. While the Project introduces some
building mass within the general viewshed taken from Ocean Boulevard, it is minor
and visually blends in with the existing residential development below Ocean
Boulevard. The Project does not extend the full width of the lot. The tallest portion
of building is sited on the eastern side of the property, including the roof elements
requesting the variance. The Project leaves a portion of the western side of the
Property undeveloped. This undeveloped area combines with the City owned,
undeveloped, parcel abutting the Property, at the top of China Cove Ramp and
the undeveloped portion of the property at 101 Dahlia Avenue to create an open
view of the Pacific Ocean from Ocean Boulevard.
Section (D) 21.30.100 (Scenic and Visual Quality Protection) of the NBMC
requires development be sited and designed to minimize impacts to public coastal
views and improve views where feasible and subsection (E) requires development
be sited in a way that minimizes alternation to natural landforms, such as the bluff
face. As discussed above, the project incorporates the siting and design
requirements by concentrating the Project and leaving a portion of the Property
undeveloped.
Additionally, the Project will remove tall landscaping, including multiple yuccas
overgrown with ivy, giant birds of paradise, and other tall shrubs which will open
and enhance views of the ocean beyond. In accordance with Section (F)
21.30.100 (Scenic and Visual Quality Protection) of the NBMC, Condition of
Approval No. 42 requires the Owner maintain landscaping at a maximum height
of 42 inches so the landscaping at maturity does not impact public views of the
ocean beyond.
c. Policy 4.4.3-8 (Other Landforms): Prohibit development on bluff faces, except
private development on coastal bluff faces along Ocean Boulevard, Carnation
Avenue and Pacific Drive in Corona del Mar determined to be consistent with the
predominant line of existing development or public improvements providing public
access, protecting coastal resources, or providing for public safety. Permit such
improvements only when no feasible alternative exists and when designed and
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constructed to minimize alteration of the bluff face, to not contribute to further
erosion of the bluff face, and to be visually compatible with the surrounding area
to the maximum extent feasible.
Policy 4.4.3-9 (Other Landforms): Where principal structures exist on coastal
bluff faces along Ocean Boulevard, Carnation Avenue and Pacific Drive in Corona
del Mar, require all new development to be sited in accordance with the
predominant line of existing development in order to protect public coastal views.
Establish a predominant line of development for both principle structures and
accessory improvements. The setback shall be increased where necessary to
ensure safety and stability of the development.
The Project is located within an area of Corona del Mar referred to as China Cove.
China Cove was terraced and developed beginning in the 1930s. Very little of the
natural land remains and the nine bluff sloping side properties between Ocean
Boulevard and Way Lane are not included in a bluff overlay. There is no prominent
line of development stringline to be considered. As the Property is not located
within a bluff or canyon overlay, nor is it in a planned community, Section
21.30.030 defaults the setback requirements for the property as required by the
development standards for that coastal zoning district. In this case, the property
is in the R-1 Coastal Zoning District, which requires a 10-foot front setback
pursuant to Setback Map S-10B. Therefore, the property is subject to the
development standards of the R-1 coastal zoning district and not the Bluff Overlay
district, as it was specifically excluded from the overlay.
The Project, however, is consistent with CLUP Policy 4.4.3-8, 4.4.3-9 and NBMC
Section 21.30.030 (Natural Landform and Shoreline Protection), as the project has
been sited to minimize adverse impacts on the remnant bluffs to the maximum
feasible extent. The project concentrates on development within the existing
footprint with limited expansion westward. The project leaves a portion of the
remnant bluff intact along the western side of the property.
7. A Preliminary Geotechnical Study has been prepared by Harrington Geotechnical
Engineering, Inc. toney Millar Consultants, Inc., dated February 10, 2023. The Project
has been designed consistent with the recommendations in the studies. Additionally, the
structural engineers and contractors have developed a constructability plan that details
the approach to demolition, excavation, and monitoring to minimize and eliminate
potential impacts.
8. Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection) of the NBMC,
requires the Owner to agree with the City waiving any potential right to protection to
address situations in the future in which the development is threatened with damage or
destruction by coastal hazards (e.g., waves, erosion, and sea level rise). This requirement
is included as a condition of approval that will need to be satisfied before the final building
permit inspection, respectively.
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9. The Owner will also be required to acknowledge any hazards present at the site and
unconditionally waive any claim to damage or liability against the decision authority,
consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning and
Development Standards). This requirement is included as a condition of approval that will
need to be satisfied before the issuance of building permits, respectively.
10. 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 before 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 before building permit issuance.
11. The Property is located approximately 285 feet from 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 from 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.
12. Under Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC, due to the
proximity of the development to the shoreline and the development containing more than
75% of impervious surface area, a Water Quality Management Plan (WQMP) is required.
A preliminary WQMP has been prepared for the Project by Commercial Development
Resources dated, November 21, 2023. The WQMP includes a polluted runoff and
hydrologic site characterization, a sizing standard for BMPs, the use of a Low Impact
Development “LID” approach to retain the design storm runoff volume on-site, and
documentation of the expected effectiveness of the proposed BMPs.
13. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. 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:
H. 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 Property is located between the first public road and the sea. Section 21.30A.040
(Determination of Public Access/Recreation Impacts) of the NBMC requires that the
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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 remodels and
adds floor area to an existing single-unit residence, consistent with the existing
neighborhood pattern of development. 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.
2. Lateral access to the coast is provided approximately 185 feet to the east of the Project
site, along Fernleaf Avenue. Vertical access to the coast is provided at the sandy beach,
at the Fernleaf Avenue street-end. The project does not include any features that would
impede access along these routes. All improvements will be constructed at a height below
the adjacent curb line of Ocean Boulevard, as required by NBMC Chapter 21.30.060
(Height Limits and Exceptions) subsection 4, thereby protecting any views from this
public road, and maintaining visual access to this coastal resource Visual access of the
coast provided from the land side of Ocean Boulevard would not be affected by the project.
In accordance with Section 21.52.090 (Relief from Implementation Plan Development
Standards) of the NBMC, the Planning Commission may approve a waiver to a development
standard of the Implementation Plan only after making all of the following findings:
Finding:
I. The Planning Commission has considered the following:
i. Whether or not the development is consistent with the certified Local Coastal
Program to the maximum extent feasible; and
ii. Whether or not there are feasible alternatives that would provide greater consistency
with the certified Local Coastal Program and/or that are more protective of coastal
resources.
Facts in Support of Finding:
1. Constructing the proposed residence with the required 10-foot setbacks along Ocean
Boulevard and Way Lane diminishes livable area which the existing and surrounding
residences currently enjoy. Without encroaching into the setbacks, the proposed
residence would have constrained, potentially unusable, floor plans with difficulty
accessing lower levels.
2. The Project does not negatively impact coastal resources and results in more open
views to the ocean beyond. Furthermore, the Project concentrates the building on the
eastern side of the property, leaving the rocky, bluff remnant, on the western side of the
property unaltered.
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Finding:
J. The granting of the variance is necessary due to special circumstances applicable to the
property, including location, shape, size, surroundings, topography, and/or other
physical features, the strict application of the development standards otherwise
applicable to the property denies the property owner privileges enjoyed by other property
owners in the vicinity and in the same coastal zoning district.
Fact in Support of Finding:
Facts in Support of Finding A above are hereby incorporated by reference.
Finding:
K. The variance complies with the findings required to approval a coastal development
permit in NBMC Section 21.52.015(F).
Fact in Support of Finding:
Facts in Support of Findings G and H above are hereby incorporated by reference.
Finding:
L. The variance will not result in development that blocks or significantly impedes public
access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs.
Facts in Support of Finding:
1. The Project site does not currently provide public access to the shore, coastal parks,
trails, or coastal bluffs.
2. Facts in Support of Finding H above are hereby incorporated by reference.
Finding:
M. The variance will not result in development that blocks or significantly impairs public
views to and along the sea or shoreline or to coastal bluffs and other scenic coastal
areas.
Fact in Support of Finding:
Fact 5 in Support of Finding E and Facts in Support of Finding G and H above are hereby
incorporated by reference.
Finding:
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N. The variance will not result in development that has an adverse effect, either individually
or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation,
or wildlife species.
Facts in Support of Finding:
1. The site is not identified as an environmentally sensitive area as shown on Map 4-1 of
the CLUP or as defined by NBMC chapter 21.30B (Habitat Protection). The Project will
remove invasive plants found within the Ocean Boulevard right of way and on the
Property and will replace them with drought tolerant and native plants that complement
the undeveloped area to the west of the Property. The planting pallet has been reviewed
and accepted by the City’s Public Works Department.
2. Fact 2 in Support of Finding I above is hereby incorporated by reference.
Finding:
O. The granting of the variance will not be contrary to, or in conflict with, the purpose of this
Implementation Plan, nor to the applicable policies of the Local Coastal Program.
Fact in Support of Finding:
Facts in Support of Finding G and H above are hereby incorporated by reference.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) 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 Planning Commission of the City of Newport Beach hereby approves the coastal
development permit and variance, subject to the conditions outlined 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 by 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.
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PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF FEBRUARY, 2024.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Curtis Ellmore, Chair
BY:_________________________
Tristan Harris, Secretary
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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. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
3. 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
variance and Coastal Development Permit.
4. The variance and Coastal Development Permit shall expire unless exercised within 24
months from the date of approval as specified in Section 20.54.060 (Time Limits and
Extensions) and 21.54.060 (Time Limits and Extensions), unless an extension is otherwise
granted by the Community Development Director.
5. This variance and Coastal Development Permit may be modified or revoked by the
Planning Commission should they determine 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.
6. Any expansion in the area or other modification to the approved plans shall require
subsequent review by the Planning Division and potential amendment to this approval
or the processing of a new application.
7. Demolition beyond the approved scope of work requires planning division review and
approval before the commencement of work. Approval of revisions to project plans is not
guaranteed. Any changes in the current scope of work may require the entire structure to
be demolished and redeveloped in conformance with the current NBMC Development
Standards for Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program
Implementation Plan).
8. After demolition and before framing, the architect of record shall certify that less than 50%
of exterior walls have been removed and will require replacement. The architect of record
shall provide the applicable documentation to the Community Development Director for
review. If it is determined that 50% or more of exterior walls have been removed during
construction, all project work shall cease and the project shall be subject to applicable
requirements of the Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program
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Implementation Plan) which may include, but are not limited to, a Coastal Development
Permit and/or other discretionary application. The Applicant understands that this may
result in project delays or denial, and possible economic hardship.
9. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans before issuance of the
building permits.
10. 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 to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
11. 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.
12. Prior to the 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 Permit
file. The plans shall be identical to those approved by all City departments for building
permit issuance. The approved copy shall include architectural sheets only and shall be
reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements
approved by this variance and Coastal Development Permit and shall highlight the
approved elements such that they are readily discernible from other elements of the
plans.
13. Prior to the issuance of a building permit, the Applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant and noninvasive plantings and water efficient irrigation practices, and
the plans shall be approved by the Planning Division.
14. All landscape materials and irrigation systems shall be maintained by 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.
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15. 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.
16. 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.
17. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
18. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. 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.
19. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
20. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
21. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or leasing agent.
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22. 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.
23. To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold
harmless the 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 2607 Ocean Blvd, LLC Residence including, but not
limited to, a variance and coastal development permit filed as PA2023-0064. 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 the Applicant, City,
and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the
City for all the City’s costs, attorneys’ fees, and damages that which City incurs in enforcing
the indemnification provisions outlined in this condition. The Applicant shall pay to the City
upon demand any amount owed to the City under the indemnification requirements
prescribed in this condition.
Fire Department
24. An NFPA 13D fire sprinkler system is required for this development.
Building Division
25. The Applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required before the issuance of a building permit.
26. The Applicant shall employ the following best available control measures (BACMs) to
reduce construction-related air quality impacts:
Dust Control
• Water all active construction areas at least twice daily.
• Cover all haul trucks or maintain at least two feet of freeboard.
• Pave or apply water four times daily to all unpaved parking or staging areas.
• Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
• Cover or water twice daily any on-site stockpiles of debris, dirt, or other dusty
material.
• Suspend all operations on any unpaved surface if winds exceed 25 mph.
52
Planning Commission Resolution No. PC2024-003
Page 21 of 22
Emissions
• Require 90-day low-NOx tune-ups for off-road equipment.
• Limit allowable idling to 30 minutes for trucks and heavy equipment
Off-Site Impacts
• Encourage carpooling for construction workers.
• Limit lane closures to off-peak travel periods.
• Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off-site.
• Sweep access points daily.
• Encourage receipt of materials during non-peak traffic hours.
• Sandbag construction sites for erosion control.
Fill Placement
• The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10% soil moisture content in the top six-
inch surface layer, subject to review/discretion of the geotechnical engineer.
27. Before the issuance of a building permit, the Applicant shall prepare and submit a Water
Quality Management Plan (WQMP) for the proposed project, subject to the approval of
the Building Division and Code and Water Quality Enforcement Division. The WQMP
shall provide appropriate Best Management Practices (BMPs) to ensure that no
violations of water quality standards or waste discharge requirements occur.
28. A list of “good housekeeping” practices will be incorporated into the long-term post-
construction operation of the site to minimize the likelihood that pollutants will be used,
stored, or spilled on the site that could impair water quality. These may include frequent
parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful
fertilizers or pesticides, and the diversion of stormwater away from potential sources of
pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list
and describe all structural and non-structural BMPs. In addition, the WQMP must also
identify the entity responsible for the long-term inspection, maintenance, and funding for
all structural (and if applicable Treatment Control) BMPs.
29. The Applicant shall submit a Request for Alternate Material or Method of Construction
during plan check for the emergency escape and rescue openings (EERO) serving
Bedroom 4 because the 3rd floor projects over the egress path from the opening.
30. Where new building footings are proposed adjacent to existing retaining walls, new
footings shall be founded at least as deep as the existing retaining wall footings, or
analyses of the existing retaining walls for the new footing surcharge loads will be
required.
31. If the ratio of construction cost to market value for the existing dwelling equals or
exceeds 50%, the entire building shall comply with the code provisions for new
construction (NBMC 15.02.060).
53
Planning Commission Resolution No. PC2024-003
Page 22 of 22
Public Works Department
32. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
33. All existing private, non-standard improvements within the public right-of-way and/or
extensions of private, non-standard improvements into the public right-of way fronting
the development site shall be removed.
34. An encroachment permit and encroachment agreement are required for the restoration
of the slope area between the property line and curb along the Ocean Boulevard right
of way.
35. All existing encroachments along the Way Lane frontage shall be removed. All new walls
shall be constructed entirely on private property including footings.
36. Driveway slopes shall comply with City Standard 167-A. Garage finish floor shall be a
minimum of 6-inches higher than the Way Lane flow line.
37. A new sewer clean out shall be installed on the existing sewer lateral per City Standard
406.
38. The Applicant shall reconstruct the existing broken and/or otherwise damaged concrete
curb, gutter and sidewalk panels along Ocean Boulevard and Way Lane.
39. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right of-way could be
required at the discretion of the Public Works Inspector.
40. All improvements shall comply with sight distance requirement City Standard 110-L.
41. Prior to Issuance of a Building Permit: A final Construction Management Plan shall be
submitted for review and approval by the City Traffic Engineer and Community
Development Director.
42. Landscaping within the Ocean Boulevard setback is limited to a maximum height of 60
inches to preserve views from Ocean Boulevard.
43. The Owner shall maintain all landscaping, including landscaping installed to restore the
slope area between the property line and curb along the Ocean Boulevard right of way.
54
Attachment No. PC 2
Project Plans
55
INTENTIONALLY BLANK PAGE56
OCEAN BLVD RESIDENCE
2607 OCEAN BVLD, CORONA DEL MAR, CALIFORNIA REVISIONSSHEETDATESCALEJOBVICINITY MAPOCEAN BLVDRESIDENCE2607 OCEAN BLVDCORONA DEL MAR,CALIFORNIA3 02.01.24 CDP 357
OCEAN BOULEVARDFERNLEAF RAMPWAY LANEN49°24'40"W 55.15'N29°22'52"W 49.66'N50°11'19"E 53.37'
N40°35'12"E 35.61'N49°24'46"W 110.71'DAHLIA AVENUE
ROOFDECK54.85F.SEXISTINGNATURALGRADE TOREMAINEXISTING BLDG ENVPROPOSED BLDG ENVEXISTING BLDG ENVPROPOSED BLDG ENVSKYSKYPATIO(N)54.5 F.S.62.0 TOW59.2 N.G.58.2 TOW55.2 N.G.SPA57.6 TOW54.6 N.G.CONC54.25F.S.54.0 TC53.5 F.G.53.5 TC53.0 F.G.PLNT52.25 F.G.PLANTERPLANTERPLANTERFLATROOF58.34FLATROOF63.753:12SLOPE3:12
SLOPE FLATROOF56.0FLAT ROOF 55.10
62.8 TORTRELLIS3:12SLOPETRASH(E)REMOVE & REPLACEEXISTING CMU IN KINDNEW CONC DRIVETO SINGLE CARGARAGE39.62 TOW39.1 F.G.31.2 TOW25.2 F.G. (E)NEW CONCDRIVE TO (E)2 CARGARAGEPROPOSEDADDITION BLW(SHADED)MIDDLE LVLDECK O'HG (N)EXISTING BLDGFOOTPRINTPROJECTED CONTOUR(PRE 1947 BLDGPERMIT)74.22 FL74.85 TCNAVD 8875.48 FL76.14 TCNAVD 8873.15 FL73.81 TCNAVD 8867.15 FL67.80 TCNAVD 8859.8 E.G.35.12 TOW27.13 F.S.EXISTING DECK & CATWALKTO BE REMOVED, (DASHED)EXISTING DECK & CATWALKTO BE REMOVED, (DASHED)EXISTING (3) STORYRESIDENCE(HATCHED)55.0 TORTRELLIS BLW58.84 @PARAPET58.24 @PARAPET / RAILSTAIR DN TOMAIN LVL54.5 TOW54.25 N.G.ENCROACHMENT PERMIT SCOPE OF WORK:· EXISTING STEPS, PAVING & LOOKOUT PLATFORM TO BE REMOVED.· PROVIDE REMEDIAL GRADING TO AREA AS NECESSARY TO ENSURE SMOOTHFEATHERED OUT CONTOURS CONSISTENT WITH ADJACENT GRADES.· INSTALL JUTE MESH IN ALL AREAS. INSTALL PER MANUFACTURERSRECOMMENDATIONS.· AREA TO BE IRRIGATED WITH SEPARATE VALVE & TIED INTO 2607OCEAN BLVD. RESIDENT'S CONTROLLER PER PUBLIC WORKS REQUIREMENTSUNTIL THE LANDSCAPE ESTABLISHES ITSELF AS ADROUGHT TOLERANT LANDSCAPE FEATURE SHEET LP-1.0A1.0SITE PLAN & PROJECT DESCRIPTION
OCEAN BLVD RESIDENCE
2607 OCEAN BVLD, CORONA DEL MAR, CALIFORNIA REVISIONSSHEETDATESCALEJOBUPPER LEVEL FLOOR PLANOWNERPROJECT ADDRESSMIKE BOLLENBACKEROCEAN BLVD LLC8141 2ND STREETDOWNEY, CALIFORNIA 90241818.631.03892607 OCEAN BLVDCORONA DEL MAR, CA 92625LEGAL DESCRIPTIONA PORTION OF BLOCK 0-32 OF CORONA DEL MAR TRACT, MM 3/41-42 AS SHOWN ON RECORD OFSURVEY 2009-1150, RSB 238 / 24, COUNTY OF ORANGE, CALIFORNIAAP# 052-041-05PROJECT DESCRIPTION - SCOPE OF WORK1. RENOVATE EXISTING 3 STORY RESIDENCE1.1. COMPLETE REMODEL OF ALL LEVELS1.2. MODIFY EXISTING GARAGE TO PROVIDE COMPLIANT CLEAR PARKING FOR (2) CARS AT ALLEYLEVEL.1.3. RELOCATE HOUSE ENTRY FROM UPPER LEVEL 3RD FLOOR TO LOWER 1ST FLOOR ALLEY BELOW.1.3.1. REMOVE APPROXIMATELY 130 SQFT FROM EXISTING LOWER LEVEL ENTRY FOYER.1.4. ADD ADDITIONAL (1) CAR GARAGE AT ALLEY LEVEL.2. ADD BEDROOM SUITE AT UPPER LEVEL 3RD FLOOR.3. CONSTRUCT ROOF DECK AND LANDSCAPE / HARDSCAPE IMPROVEMENTS AT REAR YARD NATURALGRADE.LOCATIONEXISTING REMOVE PROPOSEDTOTAL 1ST LEVEL (ALLEY) 213 SQFT -130 SQFT 71 SQFT 154 SQFT2ND LEVEL (MIDDLE) 904 SQFT - 337 SQFT1241 SQFT3RD LEVEL (UPPER) 986 SQFT - 717 SQFT1703 SQFTTOTALS (HABITABLE) 2103 SQFT -130 SQFT 1125 SQFT3098 SQFTGARAGE: 376 SQFT - 495 SQFT 871 SQFTDECK (MIDDLE)-- 102 SQFT 102 SQFTDECK (UPPER) 553 SQFT -553 SQFT 0 SQFT 0 SQFTDECK (ROOF)-- 553 SQFT 553 SQFTTOTAL DECKS: -553 SQFT 553 SQFT 655 SQFTTOTAL HABITABLE: 3098 SQFTTOTAL GARAGE: 871 SQFTFAR TOTAL 3969 SQFTBUILDABLE AREA WITHIN ZONING SETBACKS: 1910 SQFTFLOOR AREA RATIO: 1910 X 1.5 = 2865 SQFT MAXIMUMBUILDABLE AREA RELATIVE TO PROPOSED SETBACKS: 3029 SQFT- FRONT = 8
'-0"- REAR = 0'-0" (EXISTING LEGAL NON-CONFORMING)- SIDE (PROJECT EAST) = 3'-1" (EXISTING LEGAL NON-CONFORMING)SIDE (PROJECT WEST) = 7'-7" (AVG LOT WITH 106.25' X 10% = 10'-8") 10'-8" TL S.B. - 3
'-1" (EASTS.B.) = 7'-7"PROPOSED FLOOR AREA RATIO: 3029 X 1.5 = 4543.5 SQFT MAXIMUMF.A.R.SITE AREA: 4257 SQFTFLOOR AREA RATIO: 3969 / 4257 = .93LOT COVERAGEBUILDING FOOTPRINT AT EAVE & DECK PROJECTIONS: 1965 SQFTCOVERAGE: FOOTPRINT1965 SQFT / SITE 4257 SQFT = 46%PROJECT SQUARE FOOTAGEPROJECT CONSULTANTSZONE:R-1OCCUPANCY:R-3 / UTYPE OF CONSTRUCTION: V-B, SPRINKLEREDAPPLICABLE CODES: 2021 CRC, 2021 CBC, CMC, CEC, CGBC, CITY OF NEWPORT BEACH ZONINGORDINANCE (NBMC)PROJECT DATASHEET INDEX3358
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM(NPDES) NOTESCALIFORNIA GREEN BUILDING STANDARDS CODE - POLLUTANTCONTROLBEST MANAGEMENT PRACTICES (BMP)SITE EROSION, DRAINAGE AND DUST CONTROL MEASURESSAFETY FENCESTABILIZED CONSTRUCTION ENTRANCEWATTLES½¾¾½SEDIMENT TRAP½½DEWATERING½DUST CONTROLA1.2.0BMPS & POLLUTANT CONTROL MEASURES
OCEAN BLVD RESIDENCE
20 OCEAN BVLD, CORONA DEL MAR, CALIFORNIA REVISIONSSHEETDATESCALEJOB59
A1.2.1CITY OF NEWPORT BEACH - MINIMUM CONSTRUCTION REQUIREMENTS
OCEAN BLVD RESIDENCE
2 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOB60
4'-0"SIDE S.B.10'-0" FRONT YARD S.B.10'-0" REAR YARD S.B.4'-0"SIDE S.B.ELEVUPPER FLR (E)8'-4" PROPOSED8'-1" EXISTINGCONDITIONUPPER FLR (N)4'-9"UPPER (N)2'-9"LWR (N)0'-1" MID LVLADJUSTED0'-5"MID &UPPER (E)0'-8"MIDDECK0'-10"LWRGARAGE2'-4"UPPER (N)5'-5"MIDDLE (N)3'-2"UPPER (E)4'-7"LOWER (E)5'-2"MIDDLE ADJUSTEDEXISTING CONDITIONSPROPOSED SCOPE OF WORKPROPOSED SCOPE OFWORK LOWER LEVEL FOOTPRINT (N)MIDDLE LEVELFOOTPRINT (N)UPPER LEVELFOOTPRINT (N)UPPER LEVELFOOTPRINT (N)MIDDLE LEVELFOOTPRINT (N)LOWER LEVELFOOTPRINT (N)UPPER LEVEL FOOTPRINT (E)LOWERLEVELFOOTPRINT(E)UPPER &MIDDLELEVELFOOTPRINT(E)W A Y L A N EW A Y L A N EELEVMIDDLE FLR (N)MIDDLE FLR (E)LOWER LEVELFOOTPRINT (E)MIDDLE LEVELFOOTPRINT (E)UPPER LEVELFOOTPRINT (E)W A Y L A N EW A Y
L
A N EMIDDLE LEVEL DECK (N)UPPER LEVEL FOOTPRINT (E)LOWERLEVELFOOTPRINT(E)UPPER &MIDDLELEVELFOOTPRINT(E)LOWER LEVEL FOOTPRINT (N)UPPER LEVELFOOTPRINT (N)UPPER LEVELFOOTPRINT (N)MIDDLE LEVELFOOTPRINT (N)LOWER LEVELFOOTPRINT (N)UPPER LEVEL FOOTPRINT (E)LOWERLEVELFOOTPRINT(E)UPPER &MIDDLELEVELFOOTPRINT(E)MIDDLE LEVELFOOTPRINT (N)10'-0" FRONT YARD S.B.10'-0" REAR YARD S.B.4'-0"SIDE S.B.8'-4" PROPOSED8'-1" EXISTINGCONDITION4'-9"UPPER (N)2'-9"LWR (N)0'-1" MID LVL
ADJUSTED
0'-5"
MID &UPPER (E)
0'-8"
MID
DECK
0'-10"
LWR
GARAGE
2'-4"UPPER (N)
5'-5"MIDDLE (N)3'-2"UPPER (E)4'-7"LOWER (E)5'-2"MIDDLE ADJUSTEDEXIST
ING CONDIT
IONSPROPOSED SCOPE OF WORKPROPOSED SCOPE OF
WORK 4'-0"SIDE S
.B.ELEVLOWER FLR (N)LOWER FLR (E)UPPER LEVEL FOOTPRINT (E)LOWERLEVELFOOTPRINT(E)UPPER &MIDDLELEVELFOOTPRINT(E)LOWER LEVELFOOTPRINT (E)MIDDLE LEVELFOOTPRINT (E)UPPER LEVELFOOTPRINT (E)LOWER LEVEL FOOTPRINT (N)UPPER LEVELFOOTPRINT (N)UPPER LEVELFOOTPRINT (N)MIDDLE LEVELFOOTPRINT (N)LOWER LEVELFOOTPRINT (N)W A Y L A N EW A Y L A N
EMIDDLE LEVELFOOTPRINT (N)10'-0" FRONT YARD S.B.10'-0" REAR YARD S.B.4'-0"SIDE S.B.8'-4" PROPOSED8'-1" EXISTINGCONDITION4'-9"UPPER (N)2'-9"LWR (N)0'-1" MID LVL
ADJUSTED
0'-5"MID &UPPER (E)
0'-8"
MIDDECK
0'-10"LWRGARAGE
2'-4"UPPER (N)
5'-5"
MIDDLE (N)3'-2"UPPER (E)4'-7"LOWER (E)5'-2"MIDDLE ADJUSTEDEXISTING CONDITIONSPROPOSED SCOPE OF WORKPROPOSED SCOPE OFWORK4'-0"SIDE S.B.AR1.0PROJECT SETBACK ANALYSISPROJECT SETBACK ANALYSISNOTESOCEAN BLVD RESIDENCE
207 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBLOWER LEVELLOWER LEVELLOWER LEVEL2261
WALK-IN#1WALK-IN#2PWDRLVL 3KITCHENPANTRYLIVINGROOMPRIMARYBDRMPRIMARYBATHELEVWCSTAIRWELLA3177.8SQFTB338.7SQFTC369.4SQFTD381.3SQFTF3243.3SQFTE3106.9SQFTG3125.7SQFT(E)H3775.0SQFT(E)I385.2SQFT(E)UPPER LEVELV2165.7SQFTV2226.4SQFTBDRM#2GUESTSUITEWCSHWRDECKBATH#2GAMEROOMELEVLAUNDRYMECH /STOR (E)STAIRWELLA27.2SQFTB238.2SQFTC2246.8SQFTD244.9SQFTDECK102.1SQFTH2107.0SQFT(E)I261.2 SQFT(E)E2 7.4 SQFT (E)J2587.2SQFT(E)MIDDLE LEVELG2116.7SQFT(E)F224.8SQFT(E)GUESTBATHSTORAGEGUESTSHWRTUBGUESTWALK-INGARAGE#2ENTRYFOYERELEVGARAGE#1MECHPWDRLVL 1STORAGESLOPEDCRAWLSPACESTAIRWELLG1GARAGE8.8SQFTG2GARAGE67.8SQFTG3GARAGE347.7SQFTG5GARAGE375.6SQFTB2161.8SQFT(E)A1 14.8 SQFTLOWER LEVELB151.0SQFT(E)46.6SQFT(REMOVE)12.9SQFT(R)G4GARAGE70.8SQFT70.8SQFT(R)A3B3C3D3E3F3G3H3I3A2B2C2D2E2F2G2A1B1G1G2G3G4H2I2J2D1D2V1V2B2G5AR2.0PROJECT SQUARE FOOTAGE ANALYSIS SQUARE FOOTAGE TABLEOCEAN BLVD RESIDENCE
2607 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBPROJECT SQUARE FOOTAGE ANALYSISSQUARE FOOTAGE TOTALS2233362
WALK-IN#1WALK-IN#2PWDRLVL 3KITCHENPANTRYLIVINGROOMPRIMARYBDRMPRIMARYBATHELEVWCSTAIRWELLBDRM#2GUESTSUITEWCSHWRDECKBATH#2GAMEROOMELEVLAUNDRYMECH /STOR (E)STAIRWELLGUESTBATHSTORAGEGUESTSHWRTUBGUESTWALK-INGARAGE#2ENTRYFOYERELEVGARAGE#1MECHPWDRLVL 1STORAGESTAIRWELLAR2.1EXTERIOR WALL REMOVAL ANALYSIS UPPER LEVEL1OCEAN BLVD RESIDENCE
2 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBEXTERIOR WALL REMOVAL ANALYSISMIDDLE LEVELLOWER LEVEL163
WALK-IN#1WALK-IN#2PWDRLVL 3KITCHENPANTRYLIVINGROOMPRIMARYBDRMPRIMARYBATHELEVWCSTAIRWELLBDRM#2GUESTSUITEWCSHWRDECKBATH#2GAMEROOMELEVLAUNDRYMECH /STOR (E)STAIRWELLGUESTBATHSTORAGEGUESTSHWRTUBGUESTWALK-INGARAGE#2ENTRYFOYERELEVGARAGE#1MECHPWDRLVL 1STORAGESTAIRWELLAR2.1EXTERIOR WALL REMOVAL ANALYSIS UPPER LEVEL1OCEAN BLVD RESIDENCE
2 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBEXTERIOR WALL REMOVAL ANALYSISMIDDLE LEVELLOWER LEVEL164
ROOFDECKELEVSTORBLWSPADESTINATIONPATIOEXTSTAIR58.2 TOW55.2 N.G.62.0 TOW59.2 N.G.57.6 TOW54.6 N.G.OPENVOLUMEAREABUILDINGENVELOPEAR2.2EXTERIOR OPEN VOLUME PLAN
OCEAN BLVD RESIDENCE
2607 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBEXTERIOR OPEN VOLUME PLAN2265
AR3.0 SITE MASSING MODELS
OCEAN BLVD RESIDENCE
0 OCEAN BVLD CORONA DEL MAR CALI)ORNIA REVISIONSSHEETDATESCALEJOBWAY LANE - SOUTHEAST VIEW - GROUND LEVELWAY LANE - SOUTHWEST VIEW - GROUND LEVELWAY LANE - SOUTHEAST VIEW - BIRDSEYEWAY LANE - SOUTHWEST VIEW - BIRDSEYEOCEAN BLVD - NORTHEAST VIEW - BIRDSEYE66
AR3.1STRING LINE VISUAL IMPACT ANALYSIS
OCEAN BLVD RESIDENCE
OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBCHINA COVE RAMP - VIEW LEFT OF PROPERTYCHINA COVE RAMP - VIEW RIGHT OF PROPERTYOCEAN BLVD - VIEW AT LEFT OF PROPERTYOCEAN BLVD - VIEW AT RIGHT OF PROPERTYOCEAN BLVD - VIEW AT CENTER OF PROPERTY67
FERNLEAF RAMPWAY LANEP157.95 E.G.(81.95=24')(85.95=29')P251.10 E.G.(75.10=24')(80.10=29')P343.80 E.G.(67.80=24')(72.80=29')P433.70 E.G.(57.70=24')(62.70=29')P523.55(47.55=24')(52.55=29')P525.57 E.G.(49.57=24')(54.57=29')P430.55 E.G.(54.55=24')(59.55=29')P336.37 E.G.(60.37=24')(65.37=29')P243.05 E.G.(67.05=24')(72.05=29')P154.15(78.15=24')(83.15=29")40.17 BASE64.17 MAX FLAT62.83 TRELLIS32.38 BASE61.38 PITCHED50.87 LOW EAVE23.88 BASE52.88 PITCHED53.78 EAVEFLAT ROOF58.34ELEVATORPARAPET63.75(AREA =29 SQFT)FLAT ROOF56.0FLATROOF55.10ROOFDECK54.85 F.S.62.83 TOPOF TRELLIS31.85 BASE55.85 FLAT58.84 PARAPET3:12
SLOPE
3:12SLOPE 3:12SLOPE31.85 BASE55.85 FLAT58.84 PARAPET34.28 BASE58.28 MAX FLAT58.84 PARAPET36.74 BASE60.74 MAX FLAT58.24 PARAPET42.79 BASE 066.79 MAX FLAT62.83 TRELLIS33.70 BASE62.70 PITCHED58.80 T0R38.77 BASE62.77 MAX FLAT63.75 PARAPET33.70 BASE62.70 PITCHED553.62 EAVE25.77 BASE54.77 PITCHED53.78 EAVE28.53 BASE57.53 PITCHED50.87 LOW EAVEROOFDECK54.85 F.S.46.18 BASE75.18 PITCHED53.62 EAVE43.59 BASE72.59 PITCHED58.80 T0RUPPER LEVELFOOTPRINT (N)UPPER LEVELFOOTPRINT (N)UPPER LEVELFOOTPRINT (E)WAY LANESKYLGTSKYLGT 54.00 TOP OFTRELLIS BLW58.84PARAPET58.24PARAPET /GUARDRAIL56.84PARAPET /GUARDRAILAR4.0PROPERTY HEIGHT LIMITATIONS
OCEAN BLVD RESIDENCE
2607 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOB3D HEIGHT ANALYSISSITE - HEIGHT PLANE REFERENCE68
WAY LANEP157.95 E.G.(81.95=24')(85.95=29')P251.10 E.G.(75.10=24')(80.10=29')P343.80 E.G.(67.80=24')(72.80=29')P433.70 E.G.(57.70=24')(62.70=29')P523.55(47.55=24')(52.55=29')P525.57 E.G.(49.57=24')(54.57=29')P430.55 E.G.(54.55=24')(59.55=29')P336.37 E.G.(60.37=24')(65.37=29')P243.05 E.G.(67.05=24')(72.05=29')P154.15(78.15=24')(83.15=29")40.17 BASE64.17 MAX FLAT62.83 TRELLIS32.38 BASE61.38 MAX PITCHED50.87 LOW EAVE23.88 BASE52.88 MAX PITCHED53.78 EAVEFLAT ROOF58.34ELEVATORPARAPET63.75(AREA =29 SQFT)FLAT ROOF56.0FLATROOF55.10ROOFDECK54.85 F.S.62.83 TOPOF TRELLIS31.85 BASE55.85 FLAT58.84 PARAPET3:12
SLOPE
3:12
SLOPE 3:12SLOPE31.85 BASE55.85 FLAT58.84 PARAPET34.28 BASE58.28 MAX FLAT58.84 PARAPET36.74 BASE60.74 MAX FLAT58.24 PARAPET42.79 BASE 066.79 MAX FLAT62.83 TRELLIS33.70 BASE62.70 MAX PITCHED58.80 T0R38.77 BASE62.77 MAX FLAT63.75 PARAPET33.70 BASE62.70 MAX PITCHED553.62 EAVE25.77 BASE54.77 MAX PITCHED53.78 EAVE28.53 BASE57.53 MAX PITCHED50.87 LOW EAVEROOFDECK54.85 F.S.46.18 BASE75.18 MAX PITCHED53.62 EAVE43.59 BASE72.59 MAX PITCHED58.80 T0RUPPER LEVELFOOTPRINT (N)UPPER LEVELFOOTPRINT (N)UPPER LEVELFOOTPRINT (E)WAY LANESKYLGTSKYLGT 54.00 TOP OFTRELLIS BLW58.84PARAPET58.24PARAPET /GUARDRAIL56.84PARAPET /GUARDRAILAR4.0.1HEIGHT ANALYSIS ROOF PLAN
OCEAN BLVD RESIDENCE
2607 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBHEIGHT ANALYSIS ROOF PLAN2269
OCEAN BLVD RESIDENCE
20 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBPROJECT HEIGHT ANALYSISNOTESNONCONFORMINGHEIGHT 29' PITCHEDMAX @ EXISTINGSTRUCTURE (YELLOWHIGHLIGHT AREA)NONCONFORMINGHEIGHT 24' PITCHEDMAX (YELLOWHIGHLIGHT AREA)AR4.0.2PROJECT HEIGHT ANALYSIS - CONTINUED2 270
PLPLFAMILY RMGAME RMENTRYFOYERPWDRLNDRYELEVROOFDECKSB(E)SB(E)FERNLEAFRAMPWAYLANEPLPLAR4.1HEIIGHT CONDITIONS @ SITE SECTION AND EAST SIDE ELEVATION
OCEAN BLVD RESIDENCE
OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBSITE SECTIONSIDE ELEVATION71
PLAR4.2PROJECT COMPARISON - WAY LANE ELEVATION OVERLAY
OCEAN BLVD RESIDENCE
2607 OCEAN BVLD, CORONA DEL MAR, CALI)ORNIA REVISIONSSHEETDATESCALEJOBPROJECT COMPARISON - WAY LANE ELEVATION OVERLAYPLANNING COMMISSION APPROVEDPROJECT, PA2016-170,(TRANSPARENT BACKGROUND)PLANNING COMMISSION APPROVEDPROJECT, PA2016-170,(TRANSPARENT BACKGROUND)72
AR4.2.1PROJECT COMPARISON
OCEAN BLVD RESIDENCE
207 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOB2017 COASTAL DEVELOPMENT PERMIT & VARIANCE APPROVED PROJECT5183 SQUARE FOOT - NEW SINGLE FAMILY RESIDENCE2023 PROPOSAL3302 SQUARE FOOT - SINGLE FAMILY RESIDENTIAL RENOVATION & ADDITION2017 APPROVAL - WAY LANE RENDERING2023 PROPOSAL - WAY LANE RENDERING73
ROOFDECKELEVSTORBLWSPADESTINATIONPATIOFERNLEAF RAMP#19 ELEV: 58.84UPPR PARAPETNOTE: EXISTING BLDGCORNER=DIM CONTROL PT#12 ELEV:58.84UPPR PARAPETUPPR FACIA ELEV:57.59#13 ELEV:58.84UPPR PARAPETLOW PARAPET ELEV:57.59#14 ELEV:58.84UPPER PARAPET#18 ELEV: 58.84UPPR PARAPET#15 ELEV:58.84UPPR PARAPET#16 ELEV: 58.84UPPR PARAPET#17 ELEV:58.84UPPR PARAPET#25 ELEV:64.25ELEVATOR#26 ELEV:64.25ELEVATOR#28 ELEV:64.25ELEVATOR#27 ELEV:64.25ELEVATOR#9 ELEV:58.34LOW PARAPET#11 ELEV:53.89LWR FASCIA#10 ELEV:53.89LWR FASCIA#3 ELEV:53.66LWR FASCIA#1 ELEV:53.66LWR FASCIA#7 ELEV:53.83LWR FASCIA#2 ELEV:57.83UPPR FASCIA#24 ELEV:62.83TRELLISUPPR FASCIA ELEV: 57.59#21 ELEV:62.83TRELLIS#22 ELEV:62.83TRELLIS#4 ELEV:57.83UPPR FASCIA#5 ELEV:56.17#8 ELEV:53.83LWR FASCIA#6 ELEV:56.17#23 ELEV:62.83TRELLISEXTSTAIRSTRINGLINE:58.34STRINGLINE:58.84STRINGLINE:53.89STRINGLINE:53.83STRGLINE:53.66STRGLINE:57.88
STRNG:64.25STRINGLINE:62.83STRINGLINE:62.83
NOTE:CONTROL POINT = TOPOF EXISTING CHIMNEY:57.61ROOF3:12ROOF3:12ROOF3:12FLATROOFSTRINGLINE:56.17EXISTING UPPER LEVELFOOTPRINT, BOLD DASHEDCHIMNEY(E):57.61RIDGE(E):56.53AR5.0STAKING PLAN
OCEAN BLVD RESIDENCE
2607 OCEAN BVLD, CORONA DEL MAR, CALIFORNIA REVISIONSSHEETDATESCALEJOBSTAKING PLAN74
GARAGE#2ENTRYFOYERELEVGARAGE#1MECHPWDRLVL 1STORAGESLOPEDCRAWLSPACESTAIRWELLA2.0LOWER LEVEL FLOOR PLAN
OCEAN BLVD RESIDENCE
20 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBLOWER LEVEL FLOOR PLAN CONSTRUCTION LEGEND75
BDRM#2GUESTSUITEWCSHWRDECKBATH#2GAMEROOMELEVLAUNDRYMECH /STOR (E)STAIRWELLUPPER LVL CRAWLSPACEGUESTBATHSTORAGEGUESTSHWRTUBGUESTWALK-INA3.0MIDDLE LEVEL FLOOR PLAN
OCEAN BLVD RESIDENCE
20 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBMIDDLE LEVEL FLOOR PLAN CONSTRUCTION LEGEND76
WALK-IN#1WALK-IN#2PWDRLVL 3KITCHENPANTRYLIVINGROOMPRIMARYBDRMPRIMARYBATHELEVWCSTAIRWELL· · · · A4.0UPPER LEVEL FLOOR PLAN
OCEAN BLVD RESIDENCE
20 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBUPPER LEVEL FLOOR PLAN CONSTRUCTION LEGEND277
ROOFDECKELEVSTORBLWSPADESTINATIONPATIOFERNLEAF RAMPEXTSTAIR58.2 TOW55.2 N.G.62.0 TOW59.2 N.G.57.6 TOW54.6 N.G.· · · · A5.0ROOF PLAN
OCEAN BLVD RESIDENCE
2607 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBROOF PLAN278
PLPLPLSB(E)PLPLA6.0EXTERIOR ELEVATIONS - WEST & EAST
OCEAN BLVD RESIDENCE
60 OCEAN BVLD CORONA DEL 0AR CALI)ORNIA REVISIONSSHEETDATESCALEJOBSOUTH - alley viewNORTH- ramp view79
PLPLPLPLA6.1EXTERIOR ELEVATIONS - WEST & EAST
OCEAN BLVD RESIDENCE
6 OCEAN BVLD CORONA DEL 0AR CALI)ORNIA REVISIONSSHEETDATESCALEJOBWESTEAST80
PLGARAGE #2 (N)ENTRYFOYERELEVMECHBDRM #2BATH #2PRIMARYBATHWCPRIMARYBDRMGAME RMGUESTSUITEFOYERGUEST BATHGARAGE (E)FAMILY RMKITCHENATTICCRAWLSPACEROOFDECKROOFDECKPLSB(E)SB(E)GUESTWALK-INGUESTWCA7.0BUILDING SECTIONS - A
OCEAN BLVD RESIDENCE
207 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBA-A81
PLPRIMARYBATHCRAWLSPACEPLSB(E)SB(E)WAYLANEPRIMARYBDRMBDRM #2GARAGE #2 (N)WALK-INROOFDECKPLPLSB(E)SB(E)WAYLANEA7.1BUILDING SECTIONS - B & C
OCEAN BLVD RESIDENCE
27 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBC-CD-D82
PLPLFAMILY RMGAME RMENTRYFOYERPWDRLNDRYELEVROOFDECKSB(E)SB(E)FERNLEAFRAMPWAYLANEA7.2BUILDING SECTIONS - D
OCEAN BLVD RESIDENCE
27 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBD-D83
PLPLFAMILY RMKITCHENGUEST SUITEGARAGE (E)ATTIC / MECHMECHSB(E)SB(E)FERNLEAFRAMPOCEANBLVDWAYLANEWCA7.3BUILDING SECTIONS - E
OCEAN BLVD RESIDENCE
7 OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBE-E84
8'-5" CLGUP130"1st FLOOR11'-8"12'-5"7'-4"5'-10"
19'-10"17'-0"8A
8
B
36x18HH: 9636x18HH: 9670x46HH: 92LOWER ENTRY9'-8" CLGGARAGE9'-7" CLGBATHDECK ABVPRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETFLOOR PLANPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS4381_SC03/28/22DANIEL MARTINEZARCHITECTS2607 OCEANBOULEVARDRESIDENCE206 OCEAN BOULEVARDCORONA DEL MAR, CA92625All plans created
by Prec
ision PropertyMeasurement Ltd
"PPM" are made exclusive
lyfor landscaping purposes (Ca
l. Bus.
&
Prof.Code §8727). A
ll s
ite p
lans crea
ted by
PPM do not
invo
lve
the determ
ination o
f any property
line, and assuch do not constitute land su
rveying(Cal. Bus.
&
Prof. Code §§8726-8727
). Inaddition, PPM
serv
ices and plans do not constitutecivil eng
ineer
ing (Cal. Bus
. & Prof
. Code §§6702-6704),and thus should not be used for any stud
ies or activ
itiesdefined as
c
ivi
l engineering (Ca
l. Bus. & Prof. Code§6731). All f
loor plans created
by PPM
a
re
intended tobe used as a
re
ference
for
design
and construction andshould
not be
considered
a substitute for the serv
ices ofa licensed structural eng
ineer or l
icensed architect. PPMmakes every reasonable effort to ensure the accuracy o
fthe informat
ion
found in our plans
. Howeve
r, everyAs-Built drawing
inhe
rent
ly
contains e
rrors to somedegree. It is the duty of the arch
itect
, contractor
,designer or other
licensed profess
iona
l, as a consultantto the property owner, to determine
the suitabi
lity of theAs-Built p
lans prior to construction. Measurements shou
ldbe field conf
irmed
before
commencing construct
ion.
in theevent that an
error
is
found on
a
p
lan,
PPM's
liabi
lity
islim
ited to the amount of the fee
paid to PPM.ZJWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETTWHPVWH= WATER HEATERFURNLOW CASEWORKFULL HEIGHT CASEWORKUPPER CASEWORKCLGHH= CEILING HEIGHT= HEADER HEIGHT= GAS METER= WALL HEATER= TRASH COMPACTOR= DISH WASHER= OVEN= REFRIGERATOR= RANGE= DRYER= WASHER= WASHER/DRYER COMBO= ELECTRIC METERW/DWDREFROVENDWTC= FURNACE= ELECTRICAL PANEL= SOLAR COMPONENTS= TANKLESS WATER HEATER= FLOOR DRAIN1/4" = 1'-0"AB1.085
9'-0" CLG8'-11" CLGUP132"DN130"2nd FLOOR14'-0"11'-0"13'-5"10'-6"22'-4"11'-11"
7'-11"7'-10"HH: 90OPEN TOBELOW
8A
8
B
36x42HH: 80
36x42HH: 80
60x64HH: 90
60x64HH: 90124x64HH: 90118x64HH: 90136x64BEDROOM9'-11" JOISTSBEDROOM9'-11" JOISTSBEDROOM9'-11" JOISTSBATHMECHDECK ABVPRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETFLOOR PLANPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS4381_SC03/28/22DANIEL MARTINEZARCHITECTS2607 OCEANBOULEVARDRESIDENCE206 OCEAN BOULEVARDCORONA DEL MAR, CA92625All plans created
by Prec
ision PropertyMeasurement Ltd
"PPM" are made exclusive
lyfor landscaping purposes (Ca
l. Bus.
&
Prof.Code §8727). A
ll s
ite p
lans crea
ted by
PPM do not
invo
lve
the determ
ination o
f any property
line, and assuch do not constitute land su
rveying(Cal. Bus.
&
Prof. Code §§8726-8727
). Inaddition, PPM
serv
ices and plans do not constitutecivil eng
ineer
ing (Cal. Bus
. & Prof
. Code §§6702-6704),and thus should not be used for any stud
ies or activ
itiesdefined as
c
ivi
l engineering (Ca
l. Bus. & Prof. Code§6731). All f
loor plans created
by PPM
a
re
intended tobe used as a
re
ference
for
design
and construction andshould
not be
considered
a substitute for the serv
ices ofa licensed structural eng
ineer or l
icensed architect. PPMmakes every reasonable effort to ensure the accuracy o
fthe informat
ion
found in our plans
. Howeve
r, everyAs-Built drawing
inhe
rent
ly
contains e
rrors to somedegree. It is the duty of the arch
itect
, contractor
,designer or other
licensed profess
iona
l, as a consultantto the property owner, to determine
the suitabi
lity of theAs-Built p
lans prior to construction. Measurements shou
ldbe field conf
irmed
before
commencing construct
ion.
in theevent that an
error
is
found on
a
p
lan,
PPM's
liabi
lity
islim
ited to the amount of the fee
paid to PPM.ZJWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETTWHPVWH= WATER HEATERFURNLOW CASEWORKFULL HEIGHT CASEWORKUPPER CASEWORKCLGHH= CEILING HEIGHT= HEADER HEIGHT= GAS METER= WALL HEATER= TRASH COMPACTOR= DISH WASHER= OVEN= REFRIGERATOR= RANGE= DRYER= WASHER= WASHER/DRYER COMBO= ELECTRIC METERW/DWDREFROVENDWTC= FURNACE= ELECTRICAL PANEL= SOLAR COMPONENTS= TANKLESS WATER HEATER= FLOOR DRAIN1/4" = 1'-0"AB2.086
WH
DW7'-11"CLGDN132"3rd FLOOROVEN27'-11"35'-3"21'-8"11'-9"14'-9"OPEN TOBELOW8A
8
B
46x74HH: 7846x74HH: 7846x74HH: 7846x74HH: 7836x30HH: 82
48x24HH: 80
48x24HH: 8072x30HH: 7666x54HH: 76KITCHEN7'-2" CLGLIVING ROOM7'-8" JOISTS
46x74HH: 7666x54HH: 76134x74HH: 76132x74HH: 76DECKUP132"PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETFLOOR PLANPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS4381_SC03/28/22DANIEL MARTINEZARCHITECTS2607 OCEANBOULEVARDRESIDENCE206 OCEAN BOULEVARDCORONA DEL MAR, CA92625All plans created
by Prec
ision PropertyMeasurement Ltd
"PPM" are made exclusive
lyfor landscaping purposes (Ca
l. Bus.
&
Prof.Code §8727). A
ll s
ite p
lans crea
ted by
PPM do not
invo
lve
the determ
ination o
f any property
line, and assuch do not constitute land su
rveying(Cal. Bus.
&
Prof. Code §§8726-8727
). Inaddition, PPM
serv
ices and plans do not constitutecivil eng
ineer
ing (Cal. Bus
. & Prof
. Code §§6702-6704),and thus should not be used for any stud
ies or activ
itiesdefined as
c
ivi
l engineering (Ca
l. Bus. & Prof. Code§6731). All f
loor plans created
by PPM
a
re
intended tobe used as a
re
ference
for
design
and construction andshould
not be
considered
a substitute for the serv
ices ofa licensed structural eng
ineer or l
icensed architect. PPMmakes every reasonable effort to ensure the accuracy o
fthe informat
ion
found in our plans
. Howeve
r, everyAs-Built drawing
inhe
rent
ly
contains e
rrors to somedegree. It is the duty of the arch
itect
, contractor
,designer or other
licensed profess
iona
l, as a consultantto the property owner, to determine
the suitabi
lity of theAs-Built p
lans prior to construction. Measurements shou
ldbe field conf
irmed
before
commencing construct
ion.
in theevent that an
error
is
found on
a
p
lan,
PPM's
liabi
lity
islim
ited to the amount of the fee
paid to PPM.ZJWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETTWHPVWH= WATER HEATERFURNLOW CASEWORKFULL HEIGHT CASEWORKUPPER CASEWORKCLGHH= CEILING HEIGHT= HEADER HEIGHT= GAS METER= WALL HEATER= TRASH COMPACTOR= DISH WASHER= OVEN= REFRIGERATOR= RANGE= DRYER= WASHER= WASHER/DRYER COMBO= ELECTRIC METERW/DWDREFROVENDWTC= FURNACE= ELECTRICAL PANEL= SOLAR COMPONENTS= TANKLESS WATER HEATER= FLOOR DRAIN1/4" = 1'-0"AB3.087
8A 8B
EXISTING
3:12
EXISTING3:12
EXISTING3:12EXISTING3:12EXISTING
3:12 EXISTING3:12PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETROOF PLANPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS4381_SC03/28/22DANIEL MARTINEZARCHITECTS2607 OCEANBOULEVARDRESIDENCE206 OCEAN BOULEVARDCORONA DEL MAR, CA92625All plans created
by Prec
ision PropertyMeasurement Ltd
"PPM" are made exclusive
lyfor landscaping purposes (Ca
l. Bus.
&
Prof.Code §8727). A
ll s
ite p
lans crea
ted by
PPM do not
invo
lve
the determ
ination o
f any property
line, and assuch do not constitute land su
rveying(Cal. Bus.
&
Prof. Code §§8726-8727
). Inaddition, PPM
serv
ices and plans do not constitutecivil eng
ineer
ing (Cal. Bus
. & Prof
. Code §§6702-6704),and thus should not be used for any stud
ies or activ
itiesdefined as
c
ivi
l engineering (Ca
l. Bus. & Prof. Code§6731). All f
loor plans created
by PPM
a
re
intended tobe used as a
re
ference
for
design
and construction andshould
not be
considered
a substitute for the serv
ices ofa licensed structural eng
ineer or l
icensed architect. PPMmakes every reasonable effort to ensure the accuracy o
fthe informat
ion
found in our plans
. Howeve
r, everyAs-Built drawing
inhe
rent
ly
contains e
rrors to somedegree. It is the duty of the arch
itect
, contractor
,designer or other
licensed profess
iona
l, as a consultantto the property owner, to determine
the suitabi
lity of theAs-Built p
lans prior to construction. Measurements shou
ldbe field conf
irmed
before
commencing construct
ion.
in theevent that an
error
is
found on
a
p
lan,
PPM's
liabi
lity
islim
ited to the amount of the fee
paid to PPM.ZJWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETRTUCHIMNEY OUTLINEBUILDING FOOTPRINT= AIR CONDITIONER= UTILITY BOX= ROOF DRAIN= ROOF VENT= ROOF TOP UNIT= ROOF TOP HATCH= DOWNSPOUT1/4" = 1'-0"AB4.088
LIVING ROOMBEDROOMBEDROOMBEDROOMGARAGELOWER ENTRYTOEXTERIORLIVING ROOMBEDROOMBATHROOMLOWER ENTRYBATHROOMTOBALCONYTOBALCONYBSECTIONASECTIONPRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETSECTIONSPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS4381_SC03/28/22DANIEL MARTINEZARCHITECTS2607 OCEANBOULEVARDRESIDENCE206 OCEAN BOULEVARDCORONA DEL MAR, CA92625All plans created
by Prec
ision PropertyMeasurement Ltd
"PPM" are made exclusive
lyfor landscaping purposes (Ca
l. Bus.
&
Prof.Code §8727). A
ll s
ite p
lans crea
ted by
PPM do not
invo
lve
the determ
ination o
f any property
line, and assuch do not constitute land su
rveying(Cal. Bus.
&
Prof. Code §§8726-8727
). Inaddition, PPM
serv
ices and plans do not constitutecivil eng
ineer
ing (Cal. Bus
. & Prof
. Code §§6702-6704),and thus should not be used for any stud
ies or activ
itiesdefined as
c
ivi
l engineering (Ca
l. Bus. & Prof. Code§6731). All f
loor plans created
by PPM
a
re
intended tobe used as a
re
ference
for
design
and construction andshould
not be
considered
a substitute for the serv
ices ofa licensed structural eng
ineer or l
icensed architect. PPMmakes every reasonable effort to ensure the accuracy o
fthe informat
ion
found in our plans
. Howeve
r, everyAs-Built drawing
inhe
rent
ly
contains e
rrors to somedegree. It is the duty of the arch
itect
, contractor
,designer or other
licensed profess
iona
l, as a consultantto the property owner, to determine
the suitabi
lity of theAs-Built p
lans prior to construction. Measurements shou
ldbe field conf
irmed
before
commencing construct
ion.
in theevent that an
error
is
found on
a
p
lan,
PPM's
liabi
lity
islim
ited to the amount of the fee
paid to PPM.ZJWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NET1/4" = 1'-0"AB5.089
NORTH9'-8"9'-11"BASEMENTF.F.E.BASEMENTF.C.E.2ND FLOORF.C.E.4'-5"MAJORRIDGE33'-11"2ND FLOORF.F.E.7'-8"3RD FLOORF.C.E.1'-1"1'-2"3RD FLOORF.F.E.WEST123123PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETEXTERIORELEVATIONSPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS4381_SC03/28/22DANIEL MARTINEZARCHITECTS2607 OCEANBOULEVARDRESIDENCE206 OCEAN BOULEVARDCORONA DEL MAR, CA92625All plans created
by Prec
ision PropertyMeasurement Ltd
"PPM" are made exclusive
lyfor landscaping purposes (Ca
l. Bus.
&
Prof.Code §8727). A
ll s
ite p
lans crea
ted by
PPM do not
invo
lve
the determ
ination o
f any property
line, and assuch do not constitute land su
rveying(Cal. Bus.
&
Prof. Code §§8726-8727
). Inaddition, PPM
serv
ices and plans do not constitutecivil eng
ineer
ing (Cal. Bus
. & Prof
. Code §§6702-6704),and thus should not be used for any stud
ies or activ
itiesdefined as
c
ivi
l engineering (Ca
l. Bus. & Prof. Code§6731). All f
loor plans created
by PPM
a
re
intended tobe used as a
re
ference
for
design
and construction andshould
not be
considered
a substitute for the serv
ices ofa licensed structural eng
ineer or l
icensed architect. PPMmakes every reasonable effort to ensure the accuracy o
fthe informat
ion
found in our plans
. Howeve
r, everyAs-Built drawing
inhe
rent
ly
contains e
rrors to somedegree. It is the duty of the arch
itect
, contractor
,designer or other
licensed profess
iona
l, as a consultantto the property owner, to determine
the suitabi
lity of theAs-Built p
lans prior to construction. Measurements shou
ldbe field conf
irmed
before
commencing construct
ion.
in theevent that an
error
is
found on
a
p
lan,
PPM's
liabi
lity
islim
ited to the amount of the fee
paid to PPM.ZJWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETFINISHED GRADE LINEFINISHED FLOOR LINEROOF PITCH LABEL (RISE/RUN)X121/4" = 1'-0"AB6.090
SOUTHEAST9'-8"9'-11"BASEMENTF.F.E.BASEMENTF.C.E.2ND FLOORF.C.E.4'-5"MAJORRIDGE33'-11"2ND FLOORF.F.E.7'-8"3RD FLOORF.C.E.1'-1"1'-2"3RD FLOORF.F.E.1231231'-5"6"PRECISION PROPERTYMEASUREMENTSSCALEPROJECTAPPROVED BYDATESHEETEXTERIORELEVATIONSPREPARED FORPROJECT NAMEPROJECT TYPEPROJECT ADDRESS4381_SC03/28/22DANIEL MARTINEZARCHITECTS2607 OCEANBOULEVARDRESIDENCE206 OCEAN BOULEVARDCORONA DEL MAR, CA92625All plans created
by Prec
ision PropertyMeasurement Ltd
"PPM" are made exclusive
lyfor landscaping purposes (Ca
l. Bus.
&
Prof.Code §8727). A
ll s
ite p
lans crea
ted by
PPM do not
invo
lve
the determ
ination o
f any property
line, and assuch do not constitute land su
rveying(Cal. Bus.
&
Prof. Code §§8726-8727
). Inaddition, PPM
serv
ices and plans do not constitutecivil eng
ineer
ing (Cal. Bus
. & Prof
. Code §§6702-6704),and thus should not be used for any stud
ies or activ
itiesdefined as
c
ivi
l engineering (Ca
l. Bus. & Prof. Code§6731). All f
loor plans created
by PPM
a
re
intended tobe used as a
re
ference
for
design
and construction andshould
not be
considered
a substitute for the serv
ices ofa licensed structural eng
ineer or l
icensed architect. PPMmakes every reasonable effort to ensure the accuracy o
fthe informat
ion
found in our plans
. Howeve
r, everyAs-Built drawing
inhe
rent
ly
contains e
rrors to somedegree. It is the duty of the arch
itect
, contractor
,designer or other
licensed profess
iona
l, as a consultantto the property owner, to determine
the suitabi
lity of theAs-Built p
lans prior to construction. Measurements shou
ldbe field conf
irmed
before
commencing construct
ion.
in theevent that an
error
is
found on
a
p
lan,
PPM's
liabi
lity
islim
ited to the amount of the fee
paid to PPM.ZJWORRY FREERENOVATIONS3626 E. PACIFIC COASTHIGHWAY | 2ND FLOORLONG BEACH CA | 90804T 562.621.9100F 888.698.2966WWW.PPMCO.NETFINISHED GRADE LINEFINISHED FLOOR LINEROOF PITCH LABEL (RISE/RUN)X121/4" = 1'-0"AB7.091
OCEAN BOULEVARDFERNLEAF RAMPWAY LANEN49°24'40"W 55.15'N29°22'52"W 49.66'
N50°11'19"E 53.37'N49°24'46"W 110.71'N49°24'46
"W
DAHLIA AVENUE N40°35'12"E 35.61'SDSDSDSDSDSDSDSDOCEAN BLVDRESIDENCEROOFDECKELEVSTORBLWSPADESTINATIONPATIO FERNLEAF RAMPEXTSTAIRWB2Contractor shall install a minimum of two (2)operation indicator stake (either pop-up flag orfogger/mister type per detail) for each drip linevalve system. Install at least one (1) indicatorstake at furthest point on each system (the intentis to provide a visual boundary of the drip linesystem currently in operation), typical.Contractor shall layout drip line tubing parallel with anyslope grade that may occur & follow manufacturersrecommendations and design guidelines, typical.Drip line spacing is diagrammatic. Contractor shall installdrip line per manufacturers specifications to provide fullcoverage, typical.Drip Line Indicator StakeDrip Line Layout NoteIrrigation Mainline NoteIrrigation mainline shown is diagrammatic.Contractor shall install irrigation mainline inshrub area within scope of work, typical.Remote Control Valve NoteRecommended remote control valvelocation. Remote control valves shall beaccessible for maintenance and out ofprimary view, typical.Contractor shall provide a minimum of two (2) sparecontrol valve wires (plus common wire) in a small roundvalve box at the end of each irrigation mainline run,typical. Spare wires within irrigation controller assemblyshall be unconnected & labeled for future use as needed.Spare Wire NoteContractor shall verify exact location/size of existingpotable water meter in field. Plumber shall make teeconnection for dedicated irrigation system or locatedexisting irrigation tee connection. Contractor shallinstall new backflow preventer, pressure regulator,master valve, and flow sensor after tee connection, tobe located on private property.Existing Water MeterTOBUILDINGBFPRMVFSContractor shall connect new irrigation drip line toexisting pvc lateral line and existing valve station (to beverified in field).Irrigation Lateral Line NoteWATERFEATUREB2Irrigation Layout NoteContractor shall inspect existing slope irrigationsystem and make any repairs and/or adjustmentsas needed. It is recommended that nozzles onexisting heads be of a rotor or rotary type withruntimes adjusted accordingly, typ.140.64140.64140.6414
0.32140.64140.64140.64140.64140.64140.64140.6414140.641-1/4"1"12 GPMSH/LW1"25 GPMSH/MW1"45 GPMSH/MW1"59 GPMSH/LW1"33 GPMTR/MW2BNewly installed slope irrigation shall be coordinated with existing slope irrigation system inorder to provide a final layout that results in head to head coverage and triangular spacing. Itis recommended that all new and existing nozzles are of the same manufacturer and model inorder to create a consistent matched precipitation rate. Existing city installed slope system(top of slope) and private residence system (toe of slope) shall coordinate irrigation schedulesin order to provide appropriate irrigation runtimes and water requirement.Slope Irrigation Note1"1"1"1"1"1/2"1/2"1/2"1/2"1/2"1/2"3/4"3/4"3/4"3/4"3/4"3/4"3/4"0Scale: 1/8"= 1'-0"4 816Under GroundService Alertof Southern Cal
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iaTWO WORKING DAYS BEFORE YOU DIG811CONTACTOCEAN BLVD RESIDENCE
OCEAN BVLD CORONA DEL MAR CALIFORNIA REVISIONSSHEETDATESCALEJOBBrandon Hanna16672 Millikan AvenueIrvine, CA 92606T: (949) 224-0040www.missionlandscape.com23-1062- OCEAN BLVD RESIDENCE WATER METER SIZE/NO.:DESIGN WATER PRESSURE:MAXIMUM DESIGN FLOW:STATIC WATER PRESSURE AT METER:TOTAL LANDSCAPED AREA:(PER THIS SCOPE OF WORK)P.O.C. SYSTEM 'A' - POTABLE WATER SERVICEP.O.C. SYSTEM 'A' - IRRIGATION CONTROLLERLOCATE ALL HEADS 24 INCHES FROM BUILDINGS, WALLS, FENCES, WALKWAYS,AND ANY NON-PERMEABLE SURFACE, IN ORDER TO PREVENT OVERSPRAY,AND RUNOFF, WHICH CONTRIBUTE TOSYSTEM INEFFICIENCY. IRRIGATION EMISSION DEVICES SHALL BE ADJUSTED IN THE FIELD IN ORDERTO PREVENT OVERSPRAY AND RUNOFF. LOCATE FIRST ROWS OF SUBSURFACE DRIPLINE TWO (2")INCHES FROM HARDSCAPES AND FOUR (4") INCHES FROM SOFTSCAPES, AT AN EVEN DEPTH UP TOSIX (6") INCHES. REFER TO SOILS REPORT FOR TEXTURE AND VERIFY DRIPLINE INTERVAL, ROWSPACING AND EMITTER FLOW RATE ARE PER MANUFACTURERS SPECIFICATIONS FOR SPECIFIC SOILTYPE. ANCHOR DRIPLINE WITH SOIL STAKES EVERY FOUR (4') FEET O.C.1. IRRIGATION HEADS/EMISSION DEVICESVALVE BOXES SHALL BE LOCATED OUT OF PRIMARY VISUAL AREAS, AND IN SHRUB AREAS WHENEVERPOSSIBLE. LOCATION SHALL BE ACCESSIBLE FOR MAINTENANCE PURPOSES AND WITHINCORRESPONDING MAINTENANCE AREA. COORDINATE LOCATION WITH LANDSCAPE ARCHITECT. VALVEBOXES SHALL BE INSTALLED 1" ABOVE FINISHED GRADE IN TURF AREAS AND 2" ABOVE FINISHEDGRADE IN GROUNDCOVER/SHRUB AREAS.2. VALVE BOX LOCATIONS3. SPARE VALVE WIRESCONTRACTOR SHALL RUN EXTRA VALVE WIRES, AND ONE COMMON WIRE, FOR EACH UNUSED VALVESTATION FROM IRRIGATION CONTROLLER TO THE END OF EACH IRRIGATION MAINLINE RUN(S) ANDINSTALL IN A ROUND VALVE BOX STAMPED 'SW'. THE CONTRACTOR SHALL RUN A MINIMUM OF FOUR(4) SPARE WIRES AT THE END OF EACH IRRIGATION MAINLINE RUN. SPARE WIRES SHALL BE OF ADIFFERENT COLOR TO DIFFERENTIATE FROM VALVES IN USE, AND SHALL BE INSTALLED, WITHCOMMON WIRE, IN A ROUND VALVE BOX MARKED 'SW'.4. IRRIGATION PIPE SIZINGALL PIPE SIZING CALLOUTS ARE REFERRED TO IN INCHES PER PIPE SIZING LEGEND ON SHEET. ALLPIPE SIZING BETWEEN CALLOUTS SHALL BE OF SAME SIZE AS CALLOUTS.5. MULCHCONTRACTOR SHALL PROVIDE 3" MULCH COVER IN SHRUB AREAS. REFER TO PLANTING PLANS FORSPECIFIC MULCH TYPE.6. MAINLINE AND LATERAL LINESFOR ANY SLOPE 3:1 OR FLATTER, PVC MAINLINE AND LATERAL LINES SHALL BE BURIED. FOR SLOPESSTEEPER THAN 3:1, ON-GRADE PIPE (UVR) SHALL BE SPECIFIED. #4x24" REBAR J-HOOKS SHALL BEUSED FOR ON-GRADE PIPE, INSTALL EVERY TEN(10") FEET MAXIMUM.7. IRRIGATION STREET SLEEVINGTHE CONTRACTOR SHALL AS-BUILT THE STATION NUMBER FOR ALL SLEEVING IN THE STREET ON THEAS-BUILT RECORD PLANS.8. IRRIGATION LAYOUT NOTETHESE PLANS ARE DIAGRAMMATIC. THE IRRIGATION MAINLINE, LATERAL LINES, VALVES AND OTHERIRRIGATION COMPONENTS ARE SHOWN FOR CLARITY AND SHALL BE INSTALLED IN PLANTING AREASWITHIN THE SCOPE OF WORK, PREFERRABLY SHRUB AREAS, WHERE APPLICABLE, UNLESSOTHERWISE NOTED. CONTRACTOR SHALL PROVIDE THE OWNER WITH AS-BUILT PLANS INDICATINGEXACT LOCATION OF INSTALLED IRRIGATION EQUIPMENT AND ITS COMPONENTS WITHIN 30 DAYS OFCOMPLETION OF PROJECT.9. IRRIGATION SOILS REPORT NOTECONTRACTOR SHALL REFER TO SOILS REPORT AND EVALUATE EXISTING SITE CONDITIONS IN ORDERTO PROPERLY SCHEDULE IRRIGATION RUNTIMES10. IRRIGATION INSTALLATION NOTECONTRACTOR SHALL FLUSH ALL PIPING SYSTEMS PRIOR TO INSTALLING NOZZLES, AND DRIPLINESAT FLUSH VALVES, IN ORDER TO REMOVE ANY DIRT AND DEBRIS THAT MAY AFFECT OVERALL SYSTEMPERFORMANCE11. IRRIGATION PRESSURIZED MAINLINETHE CONTRACTOR SHALL PERFORM AN OPEN TRENCH PRESSURE TEST PRIOR TO BACKFILLINGIRRIGATION LINES AND/OR CONFORM WITH ANY LOCAL AGENCY TESTS THAT MAY BE REQUIRED BYLOCAL CODE. REFER TO SOILS REPORT PRIOR TO BACKFILLING/SOIL COMPACTION TO ENSURESPECIFIC SITE RECOMMENDATIONS ARE FOLLOWED.CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT PRIOR TO INSTALLATIONIRRIGATION GENERAL NOTESI HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATERIN THE LANDSCAPE DESIGN PLANS.THESE PLANS SHALL CONFORM TO THE STANDARDS AND GUIDELINES SET FORTH BY THE MODEL WATEREFFICIENT LANDSCAPE ORDINANCE (AB 1881). ANY DISCREPANCIES FOUND PRIOR TO OR UPON INSTALLATION PERTHESE PLANS AND/OR PER FIELD CONDITIONS, SHALL BE BROUGHT TO THE ATTENTION OF THE IRRIGATIONDESIGNER, LANDSCAPE ARCHITECT OR OWNER IMMEDIATELY SO THAT SAID ISSUES MAY BE ADDRESSED, AND ANACCEPTABLE AND COMPLIANT SOLUTION CAN BE IMPLEMENTED.MWELO (AB 1881) NOTECONTRACTOR SHALL CONFORM TO AB 1881 (MODEL WATER EFFICIENCY LANDSCAPE ORDINANCE) STANDARDS ANDCOMPLY WITH REQUIREMENTS.CONTRACTOR SHALL MAKE ANY ADJUSTMENTS NECESSARY TO THE IRRIGATION SPRAY SYSTEM (NOZZLEADJUSTMENT, PCS SCREENS) TO AVOID OVERSPRAY ONTO ANY HARDSCAPE (BUILDINGS, WALLS, FENCES, WALKS,ETC.) AND TO AVOID RUNOFF.CONTRACTOR SHALL MAKE ANY ADJUSTMENTS NECESSARY TO THE IRRIGATION EMISSION SYSTEM (EMITTERFLOW ADJUSTMENT) TO AVOID RUNOFF IN CONJUNCTION WITH IRRIGATION RUNTIMES.CONTRACTOR SHALL REFER TO SOILS REPORT AND EVALUATE EXISTING SITE CONDITIONS IN ORDER TO PROPERLYSCHEDULE IRRIGATION RUNTIMESIRRIGATION NOTESDATE8/31/2023SIGNATUREI have complied with the criteria of the ordinance and appliedthem accordingly for the efficient us of water in the irrigationdesign plan.75 psi (Verify in field)5/8" (Verify in field)75 psi10 gpm705 s.f. (60 s.f. Wtr. Ftr/Spa, 1474 s.f. Slope)WATER INFORMATION : CITY OF NEWPORT BEACH - WATER SERVICES100 CIVIC CENTER DRIVENEWPORT BEACH, CA 92660CONTACT: (949) 644-3309CONTROLLER MODELRAIN BIRD ESP-ME3CONTRACTOR SHALL VERIFY THE WATER METER SIZE AND STATIC WATER PRESSURE PRIOR TOPERFORMING ANY IRRIGATION WORK, AS WELL AS VERIFY ALL IRRIGATION EQUIPMENT AT THE POINTOF CONNECTION (P.O.C.) SERVING THIS SCOPE OF WORK. CONTRACTOR SHALL VERIFY ALL IRRIGATIONP.O.C. EQUIPMENT IS IN PROPER WORKING ORDER UPON INSTALLATION OF IRRIGATION SHOWN ONTHESE PLANS. ALL IRRIGATION DEVICES SHALL CONFORM TO ANY STANDARDS AND GUIDELINES SETFORTH BY THE LOCAL GOVERNING AGENCY.EXISTING SITE INFORMATION NOTEEXISTING IRRIGATION INFORMATION PROVIDED ON THESE PLANS ARE BASED ON PROVIDED SITEANALYSIS ONLY. CURRENT VERIFIED IRRIGATION CONTROLLER CHARTS, OR ANY OTHERREFERENCES HAVE NOT BEEN PROVIDED AND/OR READILY AVAILABLE FOR USE IN PREPARING THESEPLANS. INFORMATION SHOWN HERE SHALL BE CONSIDERED FOR REFERENCE ONLY AND SHALL BEFIELD VERIFIED BY CONTRACTOR.LOCATION OF EXISTING REMOTE CONTROL VALVES SHOWN ARE FOR NEW VALVE ASSEMBLYLOCATIONS (UNLESS NOTED). CONTRACTOR SHALL MANUALLY OPEN EACH EXISTING REMOTECONTROL VALVE IN FIELD TO VERIFY THE LANDSCAPE AREA THAT IS BEING IRRIGATED FROM THATVALVE CIRCUIT AND RE-USE ANY EXISTING IRRIGATION SLEEVING THAT ACCOMMODATES IT, TYP.CONTRACTOR SHALL INSTALL NEW IRRIGATION REMOTE CONTROL VALVES AS SHOWN, UNLESSOTHERWISE INDICATED. CONTRACTOR SHALL VERIFY EXISTING VALVES TO BE RE-USED AREFUNCTIONING PROPERLY PER MANUFACTURERS STANDARDS (REPAIR OR REPLACE ASREQUIRED). CONTRACTOR SHALL ADD DRIP ASSEMBLY COMPONENTS (PRESSURE REGULATOR &FILTER) TO EXISTING VALVES AS REQUIRED. NEW VALVE BOXES SHALL BE INSTALLED PERDETAILS, TYPICAL. LOCATION OF EXISTING REMOTE CONTROL VALVES SHOWN IS APPROXIMATEAND SHOULD BE FIELD VERIFIED BY CONTRACTOR.1. IRRIGATION REMOTE CONTROL VALVESCONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION2. IRRIGATION MAINLINE AND SLEEVINGCONTRACTOR SHALL PROTECT IN PLACE EXISTING IRRIGATION VALVE WIRE AND RE-USE FORCONNECTION TO NEW IRRIGATION CONTROLLER. CONTRACTOR SHALL RUN NEW IRRIGATIONCONTROL AND COMMON VALVE WIRES (AS NEEDED) FOR NEWLY INSTALLED REMOTE CONTROLVALVE STATIONS, AS NOTED. CONTRACTOR SHALL RUN NEW MASTER VALVE AND FLOW SENSORWIRES (OPTIONAL BID ITEMS TO BE APPROVED BY OWNER) TO NEW IRRIGATION CONTROLLER.CONTRACTOR SHALL REPAIR AND REPLACE AND DAMAGED VALVE/EQUIPMENT WIRES ASNECESSARY.3. IRRIGATION REMOTE CONTROL VALVE AND EQUIPMENT WIRECONTRACTOR SHALL PROTECT IN PLACE EXISTING IRRIGATION MAINLINE AND RE-USE FOR NEWLYPLANTED AREAS WHERE APPLICABLE, TYPICAL. IRRIGATION MAINLINE RUN AND SLEEVING SHOWNIS APPROXIMATE AND SHALL BE FIELD VERIFIED BY CONTRACTOR. CONTRACTOR SHALL REPAIRAND REPLACE ANY DAMAGED IRRIGATION MAINLINE AS NECESSARY. NEW IRRIGATION MAINLINESHALL BE INSTALLED TO REVISED AREAS AS NEEDED. CONTRACTOR SHALL SIZE ANY ADDITIONALMAINLINE TO MATCH EXISTING SIZE, AS REQUIRED.EXISTING SITE CONDITIONS IRRIGATION GENERAL NOTESCONTROLLER NOTE:INSTALLATION OF CONTROLLER SHALL BE INSTALLED PER MANUFACTURERS SPECIFICATIONS. THECONTRACTOR SHALL VERFIY THE CONTROLLER, RAIN SENSOR, LNK WiFI MODULE, AND ALL ITSCOMPONENTS, ARE IN PROPER OPERATING ORDER PRIOR TO ANY IRRIGATION SYSTEM WALK THRUAND COVERAGE TEST.INSTALL NEW RAIN BIRD ESP-ME3 SERIES CONTROLLER IN A LOCKABLE WALL MOUNT ENCLOSURE(OUTDOOR) OR OPTIONAL STAINLESS STEEL WALL MOUNT LOCKABLE ENCLOSURE. THE CONTRACTORSHALL INSTALL NEW RAIN BIRD WIRELESS SENSOR (WR2), AND RAIN BIRD LNK WiFi MODULE FOR'SMART' IRRIGATION CONTROLLER COMPLIANCE (WEATHER DATA).12. PRESSURE REGULATION NOTEPRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THERECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICES.13. CHECK VALVE NOTECHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOWPOINT DRAINAGE COULD OCCUR.2"1"3/4"PLANT TYPE:XXXXX/XXCONTROLLER& STATIONHYDROZONE:VALVE SIZEHW - HighMW - ModerateLW - LowSH - ShrubTF - TurfTR - TreeGR - GardenWIRE SLEEVE SIZING:2 1/2" - 4"1 1/4" - 1 1/2"3/4" - 1"PIPE SIZE4" SCH 40 PVC2" SCH 40 PVC6" SCH 40 PVCSLEEVE SIZE2" SCH 40 PVC3" SCH 40 PVC4" SCH 40 PVC2"PVC PIPE SLEEVING SHALL BE TWO SIZES LARGERTHAN THE IRRIGATION PIPE SIZE, TYPICAL.SLEEVING SHALL EXTEND A MIN. OF ONE (1') FOOTPAST HARDSCAPE EDGE, TYPICAL.A3" MAINLINE SLEEVEB2" LATERAL LINE SLEEVEC2" WIRE SLEEVE2NO. OF SLEEVES REQ.'D(PER CALLOUT)PVC TYPE (SCHEDULE) PER LEGEND ABOVE.PIPE SIZING LEGENDVALVE STATION KEYPIPE SLEEVING LEGENDPIPE SLEEVING KEYIRRIGATION CONTROLLEREXISTING POTABLE WATER METERPVC IRRIGATIONIRRIGATION SLEEVINGIRRIGATION MAINLINEIRRIGATION EQUIPMENT SYMBOLSLATERAL LINE(POTABLE)REMOTE CONTROL VALVETREE BUBBLERSTWO (2) PER TREE (MIN.) REMOTE CONTROL VALVE(LOW VOLUME)PVC IRRIGATIONTREE LATERAL LINESHRUB DRIPLINEMANUAL FLUSH VALVEGPM(MAX.) 30 50 20 10 7 SCH. 40 PVCC(EXISTING - TO BE UPGRADED)QUICK COUPLERMASTER VALVEMVGPM(MAX.)304522149CLASS 315 PVCEMITTER ON 1/4" POLY TUBING1-1/2"1-1/4"SIZERBACKFLOW PREVENTERBFFLOW SENSORFSW2Applicability and Conformance 1. ResidentialModel Water Efficiency Landscape Ordinance (MWELO)2. Non-ResidentialProject Type:Compliance Pathway:a. New Construction ( 500 s.f.)b. Rehabilitated Landscape ( 2,500 s.f.)2. Performance Pathwaya. New Construction &Rehabilitated Landscapes (500 s.f. - 2,500 s.f.)3. Prescriptive Pathway (Appendix D)a. Registered Historical Siteb. Ecological Restoration Project(Non-permanent Irrigation System)c. Mined-land Reclamation Projectd. Existing Plant Collection(Public Botanical Gardens/Arboretums)4. Exempt(765 s.f.)1. Exempt - Does not meet square footage requirementa. New Construction ( 500 s.f.)b. Rehabilitated Landscape ( 2,500 s.f.)GATE VALVEGV(REHABILITATED LANDSCAPE)LI-0192
6) PVC MAINLINE8) 6" MIN. PEA GRAVEL10) PVC MALE ADAPTOR(ONE REQ. EACH SIDE)3) PRESSURE REGULATORPER LEGEND9) PVC UNION.PER LEGEND1) 2" IN GROUNDCOVER,LENGTH AS REQUIRED2) RECTANGULAR VALVE BOXWITH LOCKING COVER1" IN TURF AREAS.5) PVC NIPPLEHEAT BRANDED 'PR'4) FINISH GRADE412105678937) 1/4" SQ. 16 GAL.WELDED WIRE MESHNOTES:1. ALL THREADED CONNECTIONS TO BE WRAPPED WITH TEFLON TAPE OR EQUAL. 10) PVC MAINLINE3) REMOTE CONTROL VALVE2) WATERPROOF CONNECTION4) PVC SCH. 40 LATERAL PIPE5) 2" IN GROUND COVER,9) 6" MIN. PEA GRAVELW/ LOCKING COVERHEAT BRAND 'STA#'IN ROUND VALVE BOX6) INSTALL FLOW SENSOR8) 1/4" SQ. 16 GAL.WELDED WIRE MESH7) FINISH GRADE576893" MIN.103124ASSEMBLY1) 30-INCH LINEAR LENGTH OFWIRE, COILEDNOTES:2. EXPANSION CURL WIRE SHALL WRAP AROUND 1/2" DIA. PIPE 12 TIMES. 1. USE TEFLON TAPE FOR ALL THREADED CONNECTIONS, OR EQUAL.3. BUNDLE AND TAPE WIRE TO PIPE.# x11) INLINE PRESSURE REGULATOR111) FINISH GRADE/TOP OF MULCH2) VALVE BOX WITH COVER: RAIN BIRD VB-STD, HEAT BRAND WITH 'STA. #'3) 30-INCH LINEAR LENGTH OF WIRE,COILED4) WATERPROOF CONNECTION: RAIN BIRD DB SERIES5) 1-INCH BALL VALVE (INCLUDED INXCZ-PRB-100-COM KIT)6) D TAG 7) REMOTE CONTROL VALVE: RAIN BIRD PESB (INCLUCED INXCZ-PRB-100-COM KIT)8) PRESSURE REGULATING QUICK CHECKBASKET FILTER: RAIN BIRD PRB-QKCHK-100 (INCLUDED IN XCZ-PRB-100-COM KIT)9) PVC SCH 40 FEMALE ADAPTOR10) LATERAL PIPE11) PVC SCH 80 NIPPLE (LENGTH ASREQUIRED)12) PVC SCH 40 ELL 13) PVC SCH 80 NIPPLE (2-INCH LENGTH,HIDDEN) AND PVC SCH 40 ELL14) PVC SCH 40 TEE OR ELL15) MAINLINE PIPE16) 3-INCH MINIMUM DEPTH OF 3/4-INCHWASHED GRAVEL17) PVC SCH 80 NIPPLE, CLOSE (INCLUDEDIN XCZ-PRB-100-COM KIT)19) 6" MIN. PEA GRAVEL18) 1/4" SQ. 16 GAL.WELDED WIRE MESH9) 2" IN GROUND COVER,13) 6" MIN. PEA GRAVELW/ LOCKING COVERHEAT BRAND 'MV'IN ROUND VALVE BOX10) INSTALL MASTER VALVE12) 1/4" SQ. 16 GAL.WELDED WIRE MESH11) FINISH GRADE3) PVC MALE ADAPTER2) WIRE CONNECTORS PER1) ELECTRIC VALVE, 4) PVC MAINLINENOTES6) CONTROL WIRE 5) COMMON WIRE EXPANSION CURL EXPANSION CURLNOTES:2. EXPANSION CURL WIRE SHALL WRAP AROUND 1/2" DIA. PIPE 12 TIMES. 1. USE TEFLON TAPE FOR ALL THREADED CONNECTIONS, OR EQUAL.3. BUNDLE AND TAPE WIRE TO PIPE.PER LEGEND. LOCATE7) PVC SCH. 80 UNION8) PVC FEMALEADAPTER12345678DOWNSTREAM OFEXISTING BACKFLOW PREVENTER ASSEMBLY.911101213NOTES:1. 4" (10,2 CM) GRATE IS ALSO AVAILABLE IN PURPLE (RWS-GRATE-P).2. INSTALL PRODUCT SO THAT THE GRATE IS EVEN WITH FINISH GRADE OR TOP OF MULCH.3. OPTIONAL SAND SOCK (RWS-SOCK) IS 34" (86,4 CM) IN LENGTH TO COVER MESH BASKET AREA.4. WHEN INSTALLING IN EXTREMELY HARD OR CLAY SOILS, ADD 3/4" (1,9 CM) GRAVEL UNDER AND AROUND THE UNIT TO ALLOWFASTER WATER INFILTRATION AND ROOT PENETRATION.5. ONCE RWS HAS BEEN INSTALLED FILL THE BASKET WITH PEA GRAVEL BEFORE LOCKING LID.12" (30,5 CM) SWING ASSEMBLY (INCLUDED)ROOT WATERING SYSTEM:RAIN BIRD RWS-B-C-1401 (INCLUDES RETAINER, 36” (91,4CM) TUBE, 0.25 GPM (0,95 L/M) BUBBLER & INTEGRATEDCHECK VALVE, 4” (10,2 CM) GRATE, VERSATILE SWINGASSEMBLY WITH 1/2” (1,3 CM) M NPT INLET)BUBBLER: RAIN BIRD 1401 0.25 GPM (0,95 L/M) (INCLUDED)FINISH GRADE/TOP OF MULCH4" (10,2 CM) LOCKING GRATE (INCLUDED)1/2" (1,3 CM) MALE NPT INLET (INCLUDED)PVC SCH 40 TEE OR ELPVC OR POLYETHYLENE LATERAL PIPE4" (10,2 CM) WIDE X 36" (91,4 CM) LONG RIGID BASKETWEAVE CANISTER (INCLUDED)OPTIONAL SOCK (RWS-SOCK) FOR SANDY SOILS*CONTRACTOR TO MAKE ANY NECESSARYADJUSTMENTS AS NEEDED, TO BOTH BUBBLERLAYOUT/GPM AND IRRIGATION SCHEDULING.NOT TO SCALEBBACKFLOW PREVENTER AND ENCLOSURE5) COPPER PIPE4) PIPE UNION, COPPER6) FINISHED GRADE3) 'Y' STRAINER2) TEST COCKS WITH BRASS PLUGS OR ADAPTERS WITH CAPS INSTALLED 1) APPROVED RPPA, BALL VALVES INCLUDED (TWO EA.).30" Max12" Min(Refer to Local Codes)123456On Outlet Side48" Min. Copper5Inlet as close to service connection as possible (immediatelyafter water meter). Copper on inlet side. Check with localcode requirement.* Conceal in side yard foundation shrub bed perCovenant Hills Design Guidelines. Verify locationwith Owner/City prior to installation.3. ALL SOLVENT WELD PLASTIC PIPING TO BE SNAKED IN TRENCH.AGENCY TRENCHING GUIDELINES AND REQUIREMENTS AND APPLY AS REQUIRED.1.NOTES:LATERALSECTION VIEWIRRIGATIONMAINLINE PIPEPIPECONDUITWIRING IN* RUN WIRINGBENEATH ANDBESIDE IRRIGATIONMAINLINE. TAPEAND BUNDLE AT 10FOOT INTERVALS.SLEEVE BELOW ALL HARDSCAPE ELEMENTS WITH CLASS 200 PVC TWICE THE DIAMETER OF THE PIPEOR WIRE BUNDLE WITHIN.SECTION VIEW5. TRENCHING SHALL BE KEPT AT A MINIMUM OF SIX (6") INCHES AWAY FROM HARDSCAPE.24" MIN
.36" MIN.(UNDER HARDSCAPE)12" MIN.2. FOR PIPE AND WIRE BURIAL DEPTHS SEE SPECIFICATIONS. REFER TO ALL LOCAL AND GOVERNING(NON-PRESSURE)(PRESSURIZED)4. FOR WIRE W/O CONDUIT - TIE A 24 INCH (24") LOOP IN ALL WIRING AT CHANGES OF DIRECTION OF30 DEGREES OR GREATER. UNTIE AFTER ALL CONNCETIONS HAVE BEEN MADE.8. BUNDLE CONTROL WIRES TOGETHER & TAPE TO PIPE AT 10' INTERVALS6. TRENCHING & BACKFILLING SHALL BE PER 'STANDARD SPECIFICATIONS'7. MINIMUM BACKFILL RELATIVE COMPACTION SHALL BE 90 %IRRIGATIONSLEEVING18" MIN.NOT TO SCALEAIRRIGATION CONTROLLENOT TO SCALECMASTER VALVENOT TO SCALEDPRESSURE REGULATORNOT TO SCALEEQUICK COUPLERNOT TO SCALEFDEEP ROOT WATERING SYSTEMNOT TO SCALEGREMOTE CONTROL VALVENOT TO SCALEHREMOTE CONTROL VALVE - LOW VOLUMENOT TO SCALEITRENCHING DETAILUnder GroundService Alertof Southern Ca
liforn
iaCALL TOLL FREE1-800-422-4133TWO WORKING DAYS BEFORE YOU DIG**CONTRACTOR SHALL INSTALL AS NEEDED FOR DEDICATED IRRIGATION POINT OF CONNECTIONGENERAL NOTES:1) MODULAR HYBRID CONTROLLER:RAIN BIRD ESP-ME3INSIDE WALL MOUNT2) 1-INCH PVC SCH 40 CONDUITAND FITTINGS3) WIRES TO REMOTE CONTROLVALVES4) STANDARD MODULE FOR4-STATION CONTOLLERS5) OPTIONAL MODULES FOR22-STATION CONTROLLER6) STANDARD 120 V PLUG7) 120 VAC, 60 HZ INTERNALTRANSFORMER7OCEAN BLVD RESIDENCE
OCEAN BVLD CORONA DEL 0AR CALI)ORNIA REVISIONSSHEETDATESCALEJOBBrandon Hanna16672 Millikan AvenueIrvine, CA 92606T: (949) 224-0040www.missionlandscape.com23-1062- OCEAN BLVD RESIDENCE 4) DOWNSTREAM LATERAL LINE MIN. LENGTH 5x SENSOR PIPE3) FLOW SENSOR, PER LEGEND.SIZE DIAMETERPIPE SAME SIZE AS FLOW2) FLOW SENSOR WIRE TO IRRIGATION CONTROLLERSENSOR.32576895) 2" IN GROUND COVER,9) 6" MIN. PEA GRAVELW/ LOCKING COVERHEAT BRAND 'FS'IN ROUND VALVE BOX6) INSTALL FLOW SENSOR8) 1/4" SQ. 16 GAL.WELDED WIRE MESH7) FINISH GRADE1) UPSTREAM LATERAL LINEMIN. LENGTH 5x SENSOR PIPESIZE DIAMETER.41NOTES:2. EXPANSION CURL WIRE SHALL WRAP AROUND 1/2" DIA. PIPE 12 TIMES. 1. USE TEFLON TAPE FOR ALL THREADED CONNECTIONS, OR EQUAL.3. BUNDLE AND TAPE WIRE TO PIPE.1)2)3)4)5)6)7)8)9)10)LI-0293
6) FINISH GRADE8) 6" MIN. PEA GRAVELW/ LOCKING COVERHEAT BRAND 'FV'IN ROUND VALVE BOX2) INSTALL BALL VALVE3) PVC BALL VALVE7) 1/4" SQ. 16 GAL.WELDED WIRE MESH1) 2" IN GROUND COVER4) 1/2" FEMALE PIPE THREADADAPTER5) PE TUBING9) PVC SCH. 40 MALE ADAPTER10) PVC SCH. 40 SUPPLYHEADER132546789101111) FIGURE 8 END CLAMPNOTES:1. ALL THREADED CONNECTIONS TO BE WRAPPED WITH TEFLON TAPE OR EQUAL. NOTE TO DESIGNER:1. LOCATE INDICATOR STAKE AT THE FARTHEST AND/ORHIGHEST POINT ON THE ZONE.SEESPECSSTAKEDRIPLINEFINISH GRADEBARB X BARBCONNECTOROPERATION FLAGSUPER FLEXUV BLACK TUBING (NETAFIM #10-F-01)NOT TO SCALEASUBSURFACE DRIPLINE LAYOUTNOT TO SCALEDRIPLINE STAKE INDICATORNOT TO SCALEFLUSH VALVECBUnder GroundService AlerWoI Sou
WKern CaliIorniaCALL TOLL FREE1-800-422-4133TWO WORKING DAYS BEFORE YOU DIGOCEAN BLVD RESIDENCE
OCEAN BVLD CORONA DEL 0AR CALI)ORNIA REVISIONSSHEETDATESCALEJOBBrandon Hanna16672 Millikan AvenueIrvine, CA 92606T: (949) 224-0040www.missionlandscape.com23-1062- OCEAN BLVD RESIDENCE XFS-CV Dripline Maximum Lateral Lengths(Feet)Inlet Pressure
psi12" Spacing
18"
SpacingNominal Flow (gph) Nominal Flow (gph)0.6 0.9 0.6 0.920192 136 254 21530289 205 402 33740350 248 498 41650397 281 57347760436 309 637 5291)PVC EXHAUST HEADEROPERATION INDICATORRAIN BIRD MODEL: OPERINDXF SERIES TIE-DOWN STAKES (TDS-050)REFER TO RAIN BIRD DRIPLINE DESIGN GUIDE FOR PROPER SPACINGFLUSH POINT (TYPICAL) SEE RAIN BIRD DETAIL "XFS-CV FLUSH POINT"PVC TEE W/ RAIN BIRD XFF-MA FITTINGSUB-SURFACE/ON-SURFACE DRIPLINE: RAIN BIRD XFS-CV SERIES DRIPLINE (TYPICAL) NON-POTABLE: XFS-CVP DRIPLINECONNECTION FROM SUPPLY MANIFOLD TO DRIPLINE (TYPICAL)- SEE INSET AIRRIGATION CONTROL VALVE:RAIN BIRD XCZ DRIP CONTROL ZONE KIT INSTALLED IN VALVE BOXPVC SUPPLY PIPE FROM RAIN BIRD CONTROL ZONE KIT (SIZED TO MEET LATERAL FLOWDEMAND)PVC SUPPLY PIPE FROM RAIN BIRD CONTROL ZONE KITPERIMETER DRIPLINE PIPE TO BE INSTALLED 2"-4" FROM PERIMETER OF AREAXFF-MA-050 FITTINGSCH 40 PVC TEEPVC SCH 40 RISER PIPEPVC CENTER FEED HEADER2)3)4)5)6)7)8)9)10)11)12)13)14)15)LI-03LEGENDLEGEND5) UVR PVC SCH.40 NIPPLEFLOW VALVE PER4) ANTI-DRAIN EXCESS1) ROTOR HEAD PERHEAD)FASTENER SHALL SECURE(TYP), 2 REQ. (TOP6) V.I.T. TWIST TIE BANDSLENGTH AS REQUIRED.7) UVR PVC SCH. 40 TEE AND3) UVR PVC SCH. 40 NIPPLEWRAPPED WITH TEFLON TAPE OR EQUAL.ALL THREADED CONNECTIONS TO BENOTES:12" MIN.'J' HOOKED RADIUS AT 9) #4 X 24" REBAR WITH - INSTALL AT 5' ONONE END TO HOLD PIPE10) #4 X 30" REBAR (TYP.)INSTALL TO JUST BELOW CENTER MAX.NOZZLE8) FINISH GRADEON GRADE PER LEGENDLATERAL LINE INSTALLED 13456781092ADAPTER2) RAIN BIRD PA-8S-P45NOT TO SCALEROTARY HEAD ON RISERD94
REFER TO DETAIL SHEET L2.01/.02REFER TO IRRIGATION PLAN SHEET LI1.01SYMBOL MANUFACTURER SPECIFICATIONSHRUBS OPERATINGPRESSURE(P.S.I.)RADIUSOF THROW(FT.)PRECIP.RATE(IN/HR)GALLONS PER MINUTE (GPM)360° 180° 90°VAR.ADDITIONAL NOTESDETAIL SHEETREFERENCE35--(0.9 GPH)- - -DRIPLINE0.015TREESBUBBLERS RAIN BIRDXFS-CV DRIPLINE 30-- 0.25 - - -RAIN BIRDRWS-M-B-1401(2 PER TREE)NOTE 1: CONTRACTOR SHALL REFER TO SOILS REPORT WHEN SCHEDULING IRRIGATION RUNTIMES.NOTE 2: INSTALL CHECK VALVES ON SHRUB HEADS ON RISERS TO PREVENT LOW HEAD DRAINAGE, TYPICAL.NOTE 3: IN AREAS WHERE RAIN BIRD 1401 SERIES BUBBLERS DO NOT PROVIDE ADEQUATE COVERAGE DUE TO SITE ISSUES (SLOPED AREA, PLANTING LAYOUT CONFIGURATION, ETC.), CONTRACTOR SHALL CONSIDER RAIN BIRD 5 SERIES MPR STREAM BUBBLERS (WITH APPROPRIATEPCS SCREEN FOR RADIUS ADJUSTMENT AND FLOW APPLICATION RATE CONTROL) IN THOSE AREAS.NOTE 4: IN PLANTING AREAS WHERE LOW GROWING GROUNDCOVER OR SHRUBS ARE PLANTED, A 12" POP-UP SPRAY BODY SHOULD BE USED TO ALLOW FOR SPRAY TO REACH DESIRED RADIUS PATTERN UN-HINDERED BY PLANT MATERIAL. TALL GROWING PLANT MATERIAL SHALLUTILIZE A POP-UP SPRAYBODY THAT ALLOWS FOR SPRAY TO IRRIGATE BELOW/UNDERNEATH PLANT FOLIAGE FOR IMPROVED IRRIGATED SPRAY RADIUS PATTERN. DETERMINATION SHALL BE MADE BASED UPON FINAL PLANTING LAYOUT, AND ANY CHANGES TO POP-UP HEIGHT SHALLBE MADE PRIOR TO INSTALLATION, AS REQUIRED.NOTE 5: CONTRACTOR SHALL ADJUST RADIUS ON SPRAYHEAD BODIES SO SPRAY IRRIGATES ONLY WITHIN DESIGNATED PLANTING AREA, AND TO AVOID ANY OVERSPRAY ONTO ANY HARDSCAPE SURFACES, INCLUDING, BUT NOT LIMITED TO BUILDINGS, WALLS, FENCES, ANDWALKWAYS. CONTRACTOR SHALL UTILIZE RADIUS ADJUSTMENT SCREWS ON NOZZLES AND/OR APPLICABLE MANUFACTURER DEVICES SUCH AS NOZZLES SCREENS) TO ACHIEVE PROPER THROW OF RADIUS, AS NECESSARY.SCH. 40 PVC LATERAL LINE. BURY 12" BELOW GRADE (SEE LOCAL CODES). SIZE PER PLAN.NIBCO PVC BALL VALVE INSTALLED IN A SMALL ROUND VALVE BOX, SIZE PER LATERAL LINE.SCH. 40 PVC MAINLINE FOR SIZES 1-1/2" OR SMALLER. CLASS 315 PVC MAINLINE FOR SIZE 2" OR LARGER. BURY A MINIMUM OF 18" BELOW GRADE (SEE LOCAL CODES). SIZE PER EXISTING MAINLINE.WILKINS 1" PRESSURE REGULATOR, 1-70XL SERIES. INSTALL IN A SMALL ROUND PLASTIC VALVE BOX WITH PEA GRAVEL AND WIRE MESH. HEAT BRAND VALVE BOX LID 'PR'.DRIPLINE FLUSH VALVESYMBOLSPECIFICATIONDETAIL SHEETREFERENCEDESCRIPTIONWATER METERPRESSURE REGULATORBALL/ SHUTOFF VALVEIRRIGATION CONTROLLERREMOTE CONTROL VALVEREMOTE CONTROL VALVEPVC MAINLINEPVC LATERAL LINEIRRIGATION SLEEVINGSUBSURFACE DRIPLINEMANUAL FLUSH VALVELOW VOLUME ASSEMBLYIRRIGATION SLEEVING SHALL BE SCH. 40 PVC PIPE WITH MINIMUM 18" COVER. SCH. 80 UNDER ROADS WITH MINIMUM 36" COVER. PER CITY REQUIREMENTS.RAIN BIRD XFS-CV SUBSURFACE DRIPLINE (FOR SUBSURFACE BURIED & ON-SLOPE INSTALLATIONS) WITH BUILT-IN EMITTER CHECK VALVES OR RAIN BIRD XFS DRIPLINE (FOR ON-GRADE, UNDER MULCHINSTALLATIONS). INLINE EMITTER FLOW RATE SHALL BE 0.9 GPH (.015 GPM) WITH A ROW SPACING BETWEEN 18" - 24" IN SHRUB/GROUNDCOVER AREAS AND 12" IN TURF. INLINE EMITTER INTERVAL SHALL BE18" O.C. FOR SHRUB/GROUNDCOVER AREAS AND 12" IN TURF. INSTALL FIRST ROW OF DRIPLINE 2" FROM HARDSCAPES (4" FROM SOFTSCAPES WHERE APPLICABLE). DRIPLINE SHALL BE BURIED AT ACONSISTENT DEPTH BELOW THE SURFACE (WITH A MAXIMUM DEPTH UP TO 6"). REFER TO SOILS REPORT FOR SOIL TYPE AND SPACING REQUIREMENTS PER MANUFACTURERS RECOMMENDATIONS. INSTALLPER MANUFACTURERS SPECIFICATIONS.SHRUBWBVPRCSRAIN BIRD PESB REMOTE CONTROL VALVE WITH PRESSURE REGULATOR (RAIN BIRD PSI-M40X-100) IN A RECTANGULAR VALVE BOX HEAT STAMPED WITH STATION I.D. CALLOUT ON LID. USE WATERPROOFWIRE CONNECTORS AND INSTALL VALVE BOXES IN SHRUB AREAS (NO-TURF) IN A LOCATION OUT OF PRIMARY VIEW AND ACCESSIBLE TO MAINTENANCE PERSONNEL.RAIN BIRD XCZ-100-PRB-MC REMOTE CONTROL VALVE (LOW VOLUME DRIP LINE SYSTEMS) IN A RECTANGULAR VALVE BOX HEAT STAMPED WITH STATION I.D. CALLOUT ON LID. USE WATERPROOF WIRECONNECTORS AND INSTALL VALVE BOXES (W/ PEA GRAVEL AND 14" SQ. WIRE MESH) IN SHRUB AREAS (NO-TURF) IN A LOCATION OUT OF PRIMARY VIEW AND ACCESSIBLE TO MAINTENANCE PERSONNEL.RAIN BIRD EFB-CP 1" MASTER VALVE, INSTALL IN A RECTANGULAR VALVE BOX, HEAT BRAND VALVE LID 'MV'. INSTALL PER MANUFACTURERS SPECIFICATIONS.MASTER VALVEMVEXISTING - DEDICATED POTABLE WATER METER, VERIFY SIZE AND EXACT LOCATION IN FIELD.BACKFLOW PREVENTERBFLI2.01/03VALVE BOXESVALVE BOXES SHALL BE RAIN BIRD VB SERIES WITH LOCKING LIDS. FOR ALL VALVE BOXES INSTALLED WITHIN DECOMPOSED GRANITE AREAS, VALVE BOXES AND LIDS SHALL BE TAN IN COLOR, TYPICAL(BOTH RECTANGULAR AND ROUND TYPE). ALL VALVE BOXES WITHIN MULCHED SHRUB AREAS SHALL BE GREEN IN COLOR (BOTH RECTANGULAR AND ROUND TYPE), TYPICAL.NOT SHOWN-(NEW TREES)SUBSURFACE (4"-6" DEPTH) DRIPLINE WITH INLINE EMITTERS18"O.C. AND 18" ROW SPACINGDEEP ROOT WATERING TUBE- 2 PER TREE. REFER TOARBORISTS REPORT FOR WATER REQUIREMENTNIBCO GATE VALVE - MODEL T-113K BRONZE NON-RISING STEM WITH THREADED CONNECTIONS, SIZE PER MAINLINE. INSTALL IN A ROUND VALVE BOX STAMPED 'GV'.GATE VALVELI2.01/03LI2.01/03LI2.01/03LI2.01/03LI2.01/03LI2.01/03LI2.01/03LI2.01/03LI2.01/03LI2.01/03LI2.01/03LI2.01/03LI2.01/03LI2.01/03EMISSION DEVICE COMPLIANCEIRRIGATION LEGENDSLI-03RAIN BIRD ESP-ME3 IRRIGATION CONTROLLER (4-STATION BASE MODEL WITH 3/6-STATION EXPANDABLE MODULES AS REQUIRED) INSTALLED AS OUTDOOR WALL MOUNT ENCLOSURE. FINAL IRRIGATIONCONTROLLER LOCATION SHALL BE COORDINATED WITH OWNER AND LANDSCAPE ARCHITECT. PERMANENT 120 VAC ELECTRICAL POWER SHALL BE COORDINATED BY CONTRACTOR TO FINALIRRIGATION CONTROLLER LOCATION. CONTROLLER SHALL BE PAIRED WITH RAIN BIRD WR2 WIRELESS RAIN SENSOR. INCLUDE RAIN BIRD LNK WIFI MODULE (MODEL LNKWIFI) FOR DAILY WEATHER BASEDDATA FOR 'SMART' CONTROLLER COMPLIANCE PER PER AB 1881 ORDINANCE REQUIREMENT. WIRELESS RAIN SENSOR SHALL BE INSTALLED IN A LOCATION AS RECOMMENDED BY MANUFACTURER TOALLOW FOR UNOBSTRUCTED WEATHER READING AND OPTIMUM WEATHER DATA. NOTE: RAIN SENSOR MAY NOT BE LOCATED IN AN AREA VISIBLE TO STREET VIEWS. IRRIGATION CONTROLLER IS EQUIPPEDWITH AUTOMATIC SHORT CIRCUIT PROTECTION, CYCLE AND SOAK AND NON-VOLATILE RAM MEMORY (WILL NOT LOSE PROGRAMMED DATA IN CASE OF POWER INTERRUPTION).LI-03OCEAN BLVD RESIDENCE
OCEAN BVLD CORONA DEL 0AR CALI)ORNIA REVISIONSSHEETDATESCALEJOBBrandon Hanna16672 Millikan AvenueIrvine, CA 92606T: (949) 224-0040www.missionlandscape.com23-1062- OCEAN BLVD RESIDENCE 1 " WILKINS 975XL (WITH 'Y' STRAINER FEBCO MODEL LF650A) REDUCED PRESSURE PRINCIPLE DEVICE INSTALLED PER MANUFACTURERS SPECIFICATIONS. INSTALL PER CITY RECOMMENDATIONS AND/ORSTANDARDS. BACKFLOW PREVENTER SHALL BE INSTALLED IN SHRUB AREA. CONFIRM WITH CITY OF ANY INSTALLATION REQUIREMENTS OR OTHER GOVERNING BODY.RAIN BIRD MODEL FS100P FLOW SENSOR. INSTALL PER MANUFACTURERS SPECIFICATIONS(UPSTREAM/DOWNSTREAM MAINLINE LENGTH REQUIREMENTS). INSTALL IN A ROUND VALVE BOX STAMPED 'FS'.FLOW SENSORFSLI-04ROTARY14141414458' - 14' 0.61 1.27 0.63 0.32 0.73PA-8S-P45-R-VAN14R-VAN14 NOZZLE ON PRESSURE REGULATED SHRUB ADAPTERRAIN BIRDLI-0395
A. FIELD OBSERVATION COORDINATION: THE FOLLOWING OBSERVATIONS SHALL BE INITIATEDBY THE CONTRACTOR AND COORDINATED THROUGH THE OWNER (JOB SUPERINTENDENT). THECONTRACTOR SHALL NOTIFY THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECTNOT LESS THAN FORTY-EIGHT (48) HOURS IN ADVANCE OF ANY OBSERVATION. CONTINUEDWORK WITHOUT OBSERVATION AT THESE PHASES OF WORK IS AT THE CONTRACTOR'S RISK, WITHANY REQUIRED CHANGE OR MODIFICATION AT THE CONTRACTOR'S EXPENSE. THE OWNER(JOB SUPERINTENDENT) SHALL INFORM THE LANDSCAPE ARCHITECT AS TO THE PURPOSE ANDTIME OF THE OBSERVATION FORTY-EIGHT (48) HOURS IN ADVANCE.B. CONTRACTOR ORIENTATION/PRE-CONSTRUCTION MEETING: THIS MEETING SHALL BECONDUCTED TO DISCUSS THE PLANS AND SPECIFICATIONS, POSSIBLE DISCREPANCIES, SITECONDITIONS AND OTHER ASPECTS OF THE PROJECT IRRIGATION WORK SUCH AS PERSONNEL,SCHEDULE AND REQUIREMENTS FOR STARTING WORK. PRIOR TO THE MEETING, THECONTRACTOR SHALL THOROUGHLY ACQUAINT HIMSELF WITH SITE CONDITIONS AND THE PLANS,DETAILS AND SPECIFICATIONS.C. IRRIGATION MAINLINE AND EQUIPMENT LAYOUT: THIS OBSERVATION SHALL BE PERFORMEDBY THE OWNER (JOB SUPERINTENDENT) FOLLOWING STAKING OF ALL PRESSURE MAINLINE ANDCONTROL EQUIPMENT, VERIFICATION OF ALL SITE CONDITIONS AND PRIOR TO ANY TRENCHING.ANY DISCREPANCIES NOT PREVIOUSLY NOTED SHALL BE CORRECTED AT THIS TIME TO THESATISFACTION OF THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT AT THECONTRACTOR'S EXPENSE.D. IRRIGATION MAINLINE AND PRESSURE TEST: THIS OBSERVATION IS FOR THE PURPOSE ORREVIEWING ALL MAINLINE LAYOUT FOR CONFORMANCE TO SPECIFICATIONS AND VERIFYINGTHE WATER TIGHTNESS OF PRESSURE SYSTEMS PRIOR TO BACKFILLING TRENCHES. PRESSURE TESTSMUST CONFORM TO MANUFACTURER'S SPECIFICATIONS. ALL PRESSURE LINES SHALL BE TESTEDUNDER A SUSTAINED HYDROSTATIC PRESSURE OF 150 POUNDS PER SQUARE INCH FOR A PERIODOF NOT LESS THAN TWO (2) HOURS. THIS TEST SHALL BE PERFORMED IN THE PRESENCE OF THEOWNER (JOB SUPERINTENDENT) TO MANUFACTURER'S ACCEPTED TESTING PROCEDURES ANDAPPROVED IN WRITING BY THE OWNER (JOB SUPERINTENDENT), PRIOR TO BACKFILLING ANYTRENCHES. CONTRACTOR SHALL FURNISH NECESSARY FORCE PUMP AND ALL OTHERNECESSARY TESTING EQUIPMENT.E. PROGRESS INSPECTIONS: PERIODIC INSPECTIONS SHALL BE PERFORMED BY OWNER (JOBSUPERINTENDENT) DURING THE LAYOUT OF ALL LATERAL LINE SYSTEMS, WITH TRENCHES OPEN TOVERIFY CONFORMANCE TO DETAILS, DEPTH OF PIPE AND EQUIPMENT ASSEMBLIES.F. IRRIGATION COMPLETION/COVERAGE TEST: THIS OBSERVATION IS TO INSURECONFORMANCE OF ALL IRRIGATION EQUIPMENT WITH IRRIGATION CONTRACT DOCUMENTSAND WILL CONSIST OF OPERATION OF EACH SYSTEM TO INSURE INTENDED COVERAGE. THECONTRACTOR SHALL FLUSH AND ADJUST ALL HEADS FOR OPTIMUM PERFORMANCE AND TOPREVENT OVERSPRAY ONTO WALKS, ROADWAYS AND BUILDINGS, ETC. PRIOR TO THISOBSERVATION. THIS MAY INCLUDE CHANGES IN NOZZLE SIZES AND DEGREE OF ARC TOOPTIMIZE OPERATION.G. CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY EQUIPMENT, PARTS OR DEVICESTHAT HAVE BEEN INSTALLED NOT PER THE IRRIGATION PLANS, DETAILS OR NOTES.OWNER/CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ALL EQUIPMENT INSTALLED NOTPER THE IRRIGATION PLANS, DETAILS OR LEGEND.H. CONTRACTOR SHALL OBSERVE ALL LOCAL STANDARDS AND GUIDELINES INCLUDING CITYAND HEALTH DEPARTMENT RULES AND REGULATIONS AND APPLY AS REQUIRED.INSTALLATION, TESTING AND ADJUSTMENT PROCEDURES VI. IRRIGATION FIELD OBSERVATIONIII. WATER INFORMATIONDEPARTMENT OF BUILDING AND SAFETY VII. GREEN BUILDING CODE REGULATIONS1. WATER SHALL BE APPLIED FOR OPTIMUM PLANT GROWTH WITH MINIMAL RUNOFF ANDOVERSPRAY.2. PROGRAM CONTROLLERS PER CURRENT CALIFORNIA IRR
IGATION MANAGEMENTINFORMATION SYSTEMS (CIMIS) DATA (805) 644-4921.3. ALWAYS REPLACE IRRIGATION EQUIPMENT AND HEADS WITH THE SAME MANUFACTURER ORONE OF EQUAL MATCHING PRECIPITATION RATES.POST MAINTENANCE GUIDELINESVIII. STANDARD GUIDELINESA. A DIAGRAM OF THE IRRIGATION PLANS SHOWING HYDROZONES SHALL BE KEPT WITH THEIRRIGATION CONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES.B. A CERFIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNEROF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTORFOR THE PROJECT.C. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.D. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THEPROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATIONSCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE.E. UNLESS CONTRADICTED BY A SOILS TEST, COMPOST AT A RATE OF A MINIMUM OF FOURCUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO ADEPTH OF SIX INCHES INTO THE SOIL. A. WATER SERVICE:1. THE WATER SERVICES AS CORPORATION VALVE SHOWN ON THE STREET IMPROVEMENT PLANS PREPARED BYTHE PROJECT CIVIL ENGINEER ARE ASSUMED TO BE INSTALLED.2. THE LANDSCAPE CONTRACTOR SHALL GO TO CITY OR WATER DISTRICT OR PURVEYOR AND PAY FOR/OBTAINTHE POTABLE OR RECLAIMED WATER METER(S) TO SERVICE THE IRRIGATION SYSTEM AS A PART OF HISCONTRACT.1. THE ELECTRICAL METERS AS SHOWN ON THE ELECTRICAL IMPROVEMENT PLANS PREPARED BY THE PROJECTELECTRICAL ENGINEER ARE ASSUMED TO BE EXISTING.2. IT IS ASSUMED THAT THE LANDSCAPE CONTRACTORS AND ELECTRICAL CONTRACTOR WILL COORDINATEWITH PRIMARY ELECTRICITY SUPPLY COMPANY FOR SERVICE AND PROVIDE THE ELECTRIC METER, CIRCUITBREAKER AND WIRE FROM THE ELECTRIC METER TO THE IRRIGATION CONTROLLER AND WIRE THE CONTROLLERTO THE ELECTRIC METER.3. IT IS ASSUMED THAT THE LANDSCAPE CONTRACTORS SHALL INSTALL CONDUIT, CIRCUIT BREAKERS, AND WIREFROM ELECTRICAL PEDESTAL TO THE IRRIGATION CONTROLLER. B. ELECTRICAL SERVICE:CONTACT INFORMATION:SOURCE:WATER INFORMATION WAS OBTAINED FROM:CONTACT:DATE:CITY OF NEWPORT BEACHWATER SERVICESXX/XX/XX(949) 644-3309I. GENERAL NOTESII. EQUIPMENT AND MATERIALSIV. INSTALLATIONV. IRRIGATION UTILITY COORDINATIONA.SUMMARY1. SECTION INCLUDES: INSTALL A COMPLETE IRRIGATION SYSTEM INCLUDING DESIGN DRAWINGS AND APPROPRIATELISTING OF MATERIALS, EQUIPMENT AND PROCEDURES REQUIRED FOR THE WORK.2. RELATED SECTIONS: REFERENCE APPLICABLE DEMOLITION, PLANTING, AND CONSTRUCTION PLANS. B. SYSTEM DESCRIPTION1. REGULATORY REQUIREMENTS: COMPLY WITH LOCAL, MUNICIPAL AND STATE LAWS, RULES AND REGULATIONSGOVERNING THE WORK.2. PLANS ARE DIAGRAMMATIC AND APPROXIMATE. ALL VALVES AND OTHER IRRIGATION EQUIPMENT SHALL BELOCATED IN PLANTING AREAS, AND WITHIN THE RESPECTIVE PROPERTIES. C. SUBMITTALS1. MATERIALS LIST: INCLUDE MANUFACTURER'S NAME AND DESCRIPTION OF ITEMS TO BE FURNISHED.2. CONTROL DIAGRAMS: FOR EACH INSTALLED CONTROLLER, SUBMIT TWO COPIES OF CONTROLLER CHARTS, WITHONE COPY LAMINATED IN PLASTIC.3. CLOSEOUT SUBMITTALS:I. SUBMIT A COMPLETE LIST OF MATERIALS INCLUDING MANUFACTURER'S NAME AND PRODUCT INSTALLATION LITERATURES.II. AS-BUILT DRAWINGS: SUBMIT DIMENSIONED PLAN DRAWINGS AND DETAILS, PRIOR TO COMPLETION.III. AS-BUILT DRAWINGS SHALL CONTAIN THE FOLLOWING:a. BLACKLINE PRINT SHOWING THE LOCATIONS OF THE NUMBERED REMOTE CONTROL VALVES, MANUAL CONTROLVALVES, LOCATIONS AND SIZE OF ALL SUPPLY AND LATERAL LINES, SLEEVES-ELECTRICAL AND WATER,LOCATION AND TYPE OF ALL SPRINKLER HEADS, QUICK COUPLING VALVES, GATE VALVES, BACKFLOW DEVICES,POINT OF CONNECTIONS, CONTROLLERS AND ALL OTHER RELATED EQUIPMENT.b. DIMENSIONS SHALL BE LEGIBLE FROM TWO PERMANENT POINTS OF REFERENCE SUCH AS BUILDINGS ANDSIDEWALKS.c. DRAWINGS SHALL BE A FULL SIZE 24” X 36” MINIMUM. D. QUALITY ASSURANCE1. QUALIFICATIONS: WORK SHALL BE PERFORMED BY SKILLED WORKERS AND BY AN INSTALLER LICENSED TOPERFORM IRRIGATION SPRINKLER INSTALLATION.a. POTABLE WATER PIPING FROM THE POINT OF CONNECTION TO THE BACKFLOW DEVICE SHALL BE INSTALLED BYA LICENSED PLUMBER.b. ELECTRICAL POWER (110 VOLTS & ABOVE) SHALL BE INSTALLED BY A LICENSED ELECTRICIAN. 2. REGULATING REQUIREMENTS: ALL LOCAL, MUNICIPAL AND STATE LAWS, RULES, AND REGULATIONSGOVERNING OR RELATING TO ANY PORTION OF THIS WORK SHALL BE INCORPORATED INTO AND MADE A PARTOF THESE SPECIFICATIONS, AND THEIR PROVISION SHALL BE CARRIED OUT BY THE CONTRACTOR. NOTHINGCONTAINED IN THESE SPECIFICATIONS, HOWEVER, SHALL BE CONSTRUED TO CONFLICT WITH ANY OF THE ABOVE RULES AND REQUIREMENTS OF THE SAME. WHEN THESE SPECIFICATIONS AND DRAWINGS CALL FOR ORDESCRIBE MATERIALS, WORK, OR CONSTRUCTION OF A BETTER QUALITY, HIGHER STANDARD, OR LARGER SIZETHAN IS REQUIRED BY THE ABOVE RULES AND REGULATIONS, THE PROVISIONS OF THESE SPECIFICATIONS ANDDRAWINGS SHALL TAKE PRECEDENCE. E. WARRANTY1. PROVIDE A ONE-YEAR WARRANTY, FOR LABOR AND MATERIALS NECESSARY TO MAINTAIN SPRINKLER IRRIGATIONSYSTEM IN FULL OPERATING CONDITION. CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE AS TO ALLWORKMANSHIP AND MATERIALS FOR A PERIOD OF ONE (1) YEAR AT THE TIME OF FINAL INSPECTION AS PART OFTHE TURNOVER ITEM. CONTRACTOR SHALL PROVIDE A WRITTEN LETTER OF CERTIFICATION THAT THE IRRIGATIONSYSTEM IS FREE FROM DEFECTS IN WORKMANSHIP AND MATERIALS AND IN FULL COMPLIANCE WITHSPECIFICATIONS AND DRAWINGS. F. MAINTENANCE1. MAINTENANCE MANUALS:a. PROVIDE COMPLETE OPERATING AND MAINTENANCE INSTRUCTION MANUALS FOR EQUIPMENT.b. THE CONTRACTOR IS TO PROVIDE IN WRITING AS PART OF THE WATER MANAGEMENT PROGRAM THECONTROLLER SETTINGS FOR WATER UNDER BEST MANAGEMENT PRACTICES FOR ALL SEASONS. 2. TRAINING:a. TRAIN DESIGNATED PERSONNEL ON OPERATION AND PROGRAMMING OF THE SYSTEM, INCLUDINGCONTROLLER. 3. EXTRA MATERIALS:a. SPARE SPRINKLER HEADS:I. PROVIDE SIX SPARE SPRINKLER HEADS, WITH INSERTS,OF EACH TYPE, SIZE OR SERIES INSTALLED.b. KEYS AND WRENCHES: PROVIDE THE FOLLOWING ITEMS:I. TWO TAGGED PIN TUMBLER TYPE KEYS FOR CONTROLLER CABINETS.II. TWO SETS OF WRENCHES FOR EACH TYPE OF SPRINKLER HEAD OR NOZZLE.III. ONE COUPLER KEY FOR EACH FOUR QUICK COUPLER VALVES INSTALLED. G. PRODUCT HANDLING1. EXERCISE CARE IN HANDLING, LOADING, UNLOADING AND STORING PIPE AND FITTINGS. STORE MATERIALS UNDERCOVER. TRANSPORT IN A MANNER TO PREVENT UNDUE STRESSES ON PIPING AND OTHER MATERIALS. H. GUARANTEEa. THE GUARANTEE FOR THE SPRINKLER IRRIGATION SYSTEM SHALL BE MADE IN ACCORDANCE WITH THEFOLLOWING FORM. THE GENERAL CONDITIONS AND SUPPLEMENTARY CONDITIONS OF THESE SPECIFICATIONSSHALL BE FILED WITH THE PROJECT MANAGER UPON COMPLETION OF THE PROJECT. THE STANDARD ONE (1)YEAR GUARANTEE SHALL INCLUDE:I. FILLING AND REPAIRING DEPRESSIONS DUE TO SETTLEMENT OF IRRIGATION TRENCHES FOR ONE (1)YEAR FOLLOWING ACCEPTANCE OF PROJECT.II. ALL ITEMS STATED WITHIN THE PLANS, SPECIFICATIONS, CONSTRUCTION NOTES, ETC. SPECIFICTO THIS PROJECT.b. A COPY OF THE SIGNED GUARANTEE FORM SHALL BE PRESENT AT THE FINAL INSPECTION.THE GUARANTEE FORM SHALL BE ON THE CONTRACTOR'S LETTERHEAD AND CONTAIN THE FOLLOWING INFORMATION:GUARANTEE FOR SPRINKLER IRRIGATION SYSTEMWE HEREBY GUARANTEE FOR ONE YEAR FROM THE DATE OF ACCEPTANCE BY THAT THE SPRINKLER IRRIGATION SYSTEMWE HAVE FURNISHED AND INSTALLED IS FREE FROM DEFECTS IN MATERIAL AND WORK, AND THE WORK HAS BEENCOMPLETED IN ACCORDANCE WITH THE SPECIFICATIONS AND THE SCOPE OF WORK.IN THE EVENT THAT WORK PERFORMED BY THE CONTRACTOR IS FAULTY OR DEFECTIVE MATERIALS ARE PROVIDEDAND/OR ERECTED/APPLIED BY HIM/HER, THE OWNER WILL NOTIFY THE CONTRACTOR TO THAT EFFECT IN WRITING. IN SUCHNOTICE THE OWNER WILL ORDER THE CONTRACTOR TO REMOVE (AT HIS/HER OWN EXPENSE) THE FAULTY WORK AND/ORDEFECTIVE MATERIALS AND TO REPLACE IT WITH WORK AND/OR MATERIAL THAT CONFORMS TO THE REQUIREMENTS OFTHE CONTRACT. THE OWNER WILL ALSO STATE IN THE SAID NOTICE THE TIME WITHIN WHICH THE CONTRACTOR MUSTBEGIN THE SAID REMOVAL AND REPLACEMENT AND MUST COMPLETE THE SAME. UPON RECEIPT OF THIS NOTICE, THECONTRACTOR MUST PROCEED FORTHWITH TO REMOVE SAID FAULTY WORK AND/OR DEFECTIVE MATERIAL FROM THE SITE.THE CONTRACTOR SHALL THEN REPLACE THE SAME WITH NEW WORK AND/OR MATERIAL THAT WILL CONFORM TO THEPROVISIONS OF THE CONTRACT, USING METHODS AND MATERIALS APPROVED BY THE OWNER. THE CONTRACTOR SHALLALSO REPAIR AND/OR REPLACE (AT HIS/HER OWN EXPENSE) ALL WORK AND/OR MATERIAL THAT IS DAMAGED, INJURED, ORDESTROYED BY THE REMOVAL OF SAID FAULTY WORK AND/OR DEFECTIVE MATERIAL OR BY REPLACEMENT OF SAME WITHACCEPTABLE WORK AND MATERIAL AS DIRECTED BY THE OWNER REPRESENTATIVE. IF THE CONTRACTOR DOES NOT FIXTHE PROBLEM WITHIN THE TIME FRAME STATED IN THE WRITTEN NOTICE, WILL PROCEED IN HAVING THE REPAIRS MADEAND THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL CHARGES INCURRED. I. PROJECT CONDITIONS1. THE CONTRACTOR SHALL BE ACQUAINTED WITH ALL SITE CONDITIONS AND EXERCISE EXTREME CARE INEXCAVATING AND WORKING NEAR EXISTING UTILITIES. THE CONTRACTOR SHALL CALL DIG ALERT TWO (2) DAYSPRIOR TO ANY EXCAVATION (1-800-227-2600) AND SHALL PROVIDE THE VERIFICATION NUMBER FROM DIG-ALERT ATTHE JOB START MEETING. THE CONTRACTOR SHALL BECOME FAMILIAR WITH ALL ON-SITE UNDERGROUND UTILITIESPRIOR TO ANY TRENCHING.2. SHOULD THE CONTRACTOR DAMAGE ANY UTILITIES OR PIPING DURING EXCAVATION OR AT ANY TIME ON THESCHOOL SITE, THE CONTRACTOR SHALL PROMPTLY NOTIFY THE PROJECT MANAGER FOR INSTRUCTION AS TOFURTHER ACTION. FAILURE TO DO SO SHALL MAKE THE CONTRACTOR LIABLE FOR ANY DAMAGE THERETO ARISINGFROM HIS OPERATIONS SUBSEQUENT TO DISCOVERY OF SUCH UTILITIES NOT SHOWN ON PLANS.3. CONTRACTOR SHALL CHECK AND VERIFY ALL EXISTING SITE CONDITIONS, UTILITIES, AND SERVICES PRIOR TOTRENCHING. NOTIFY THE OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES IMMEDIATELY.4. CONTRACTOR SHALL VERIFY STATIC WATER PRESSURE AT WATER METER, MAIN LOCATIONS, SIZES, ETC. PRIOR TOBEGINNING WORK. NOTIFY OWNER'S REPRESENTATIVE OF ANY DISCREPANCIES.5. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING PLUMBING PERMIT AND ALL NECESSARY PERMITS PRIOR TOCOMMENCING INSTALLATION.6. CONTRACTOR SHALL REVIEW IRRIGATION SPECIFICATIONS PRIOR TO BEGINNING WORK. REFER TO TECHNICALSPECIFICATIONS AND CONSTRUCTION DETAILS FOR INSTALLATION PROCEDURES.7. PLANS ARE BASED ON INFORMATION AVAILABLE AT THE TIME OF DESIGN. CONTRACTOR SHALL FAMILIARIZEHIM/HERSELF WITH EXISTING CONDITIONS PRIOR TO BIDDING PROJECT. DO NOT INSTALL THE IRRIGATION SYSTEMAS SHOWN WHEN IT IS OBVIOUS THAT UNFORSEEN OBSTRUCTIONS, GRADE DIFFERENCES, OR DIFFERENCES INAREA DIMENSIONS THAT WOULD REQUIRE A CHANGE IN THE SYSTEMS DESIGN. SHOULD CONTRACTOR DISCOVERANY CONFLICTS WITH THESE DOCUMENTS WITH REGARD TO SITE CONDITIONS OR INSTALLATION GUIDELINESHEREIN, HE/SHE SHALL NOTIFY THE PROJECT MANAGER AND REQUEST CLARIFICATIONS. ANY CONTINUATION OFWORK IS A THE CONTRACTORS RISK.8. IT IS INTENDED THAT THE CONTRACTOR SHALL INSTALL SYSTEMS THAT ARE COMPLETE AND FUNCTIONINGPROPERLY IN EVERY WAY.9. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING HIS/HER WORK WITH OTHER TRADES. J. INSPECTIONS: SPECIFICATIONS & SAFETY1. DAILY INSPECTIONS SHALL BE PERFORMED WITHOUT PRIOR NOTICE AND THE INSPECTOR WILL CALL UPON THEIRRIGATION LEAD MAN TO ASSIST IN VERIFYING THAT INSTALLATION MEETS THE SPECIFICATIONS.DAILY SAFETY INSPECTIONS WILL BE PERFORMED WITHOUT PRIOR NOTICE BY THE INSPECTOR OR PROJECT MANAGER.THE CONTRACTOR SHALL ADHERE TO ALL SAFETY RECOMMENDATIONS MADE AT THE JOB WALK OR RESPOND TO ANYSAFETY-RELATED ISSUES CONCERNING THIS PROJECT. AT ANY TIME THE CONTRACTOR RECEIVES EITHER A VERBALOR WRITTEN REQUEST TO RECTIFY A SAFETY CONCERN, S/HE SHALL STOP WORK AND IMMEDIATELYCORRECT THE SAFETY ISSUE. ANY TIME A CONTRACTOR RECEIVES A WRITTEN NOTICE FOR A SAFETY VIOLATION,S/HE SHALL CONSIDER THIS A LEGAL STEP TO REMOVE THE CONTRACTOR FROM THIS PROJECT.2. THE CONTRACTOR SHALL NOTIFY THE INSPECTOR 24 HOURS IN ADVANCE FOR THE PRESSURE SIDE PIPINGINSPECTION.3. THE CONTRACTOR SHALL SUBMIT A REQUEST FOR A FINAL INSPECTION 48 HOURS IN ADVANCE. WHEN THESPRINKLER SYSTEM HAS BEEN COMPLETED, THE CONTRACTOR, IN THE PRESENCE OF THE GOVERNING INSPECTORAND THE PROJECT MANAGER, SHALL PERFORM A COVERAGE TEST TO DETERMINE IF THE COVERAGE OF WATER TOTURF AND PLANTING AREAS IS COMPLETE AND ADEQUATE.4. THE FOLLOWING ITEMS SHALL BE CONSIDERED PART OF THE FINAL INSPECTION:a. ALL ITEMS AND MATERIALS COVERED IN THE SPECIFICATIONS.b. GUARANTEE FORM AND PRODUCT WARRANTY INFORMATION.c. SOIL COMPACTED IN TRENCHES AND AROUND SPRINKLER HEADS, LEVEL WITH EXISTING ELEVATIONS.d. SPRINKLER INSTALLATION, CONTROL VALVES AND BOXES. 5. FINAL SITE REVIEW AND ACCEPTANCE:a. THE CONTRACTOR SHALL OPERATE EACH SYSTEM IN ITS ENTIRETY FOR THE GOVERNING INSPECTOR. ANYSYSTEM DEEMED NOT ACCEPTABLE BY THE GOVERNING INSPECTOR, OR NOT IN COMPLIANCE WITH THESESPECIFICATIONS AND SCOPE OF WORK, SHALL BE REWORKED TO COMPLETE SATISFACTION OF THEGOVERNING INSPECTOR.A.GENERAL: USE ONLY NEW MATERIALS, OF BRANDS AND TYPES NOTED ON DRAWINGS, SPECIFIED HEREIN, ORAPPROVED EQUALS. ANY SUBSTITUTIONS SHALL BE APPROVED IN WRITING BY THE OWNER AND/ORLANDSCAPE ARCHITECT.B.THE CONTRACTOR IS TO REVIEW ALL MATERIALS WITH SUPPLIER AND ALLOW SUFFICIENT TIME TO ORDERANY PRODUCT REQUIRING LEAD-TIME.C.PIPE AND FITTINGS:1. PLASTIC PIPE SHALL BE SCHEDULE 40 AND CLASS 315: EXTRUDED FROM 100- PERCENT VIRGIN POLYVINYLCHLORIDE (PVC) COMPOUND, MEETING REQUIREMENTS OF CLASS 12454-B OF "STANDARD SPECIFICATIONSFOR RIGID POLYVINYL CHLORIDE COMPOUNDS AND CHLORINATED POLYVINYL CHLORIDE COMPOUNDS"ASTM D 1784.a. PLASTIC FITTINGS SHALL BE SCHEDULE 40 MOLDED FROM PVC TYPE I COMPOUND, CONFORMING TOTHE REQUIREMENTS OF CLASS 12454-B OF ASTM D 1784.b. NIPPLES: SCHEDULE 80. NO CLOSE NIPPLES OR CROSSES WILL BE USED.c. PLASTIC PIPE SHALL BE CONTINUOUSLY AND PERMANENTLY MARKED WITH THE FOLLOWINGINFORMATION: MANUFACTURER'S NAME, NOMINAL PIPE SIZE, SCHEDULE OR CLASS, SDR (STANDARDDIMENSION RATIO, OR PRESSURE RATING IN PSI) NATIONAL SANITATION FOUNDATION (NSF).d. PVC PRIMER AND SOLVENT FOR CHEMICAL WELD OF PIPE AND FITTINGS SHALL BE AS RECOMMENDEDBY PIPE MANUFACTURER (IPS WELD-ON P-70, IPS WELD- ON 2711 [GRAY] CEMENT; SPEARS BLUE 75[SB75]). CONTAINERS FOR SOLVENT AND PRIMER SHALL BE CLEARLY MARKED WITH MANUFACTURER'SDATA. SOLVENT AND PRIMER SHALL NOT BE MORE THAN ONE YEAR OLD. BLUE OR RED-HOT GLUESHALL NOT BE USED ON THE PROJECT. SOLVENT PRIMER AND CEMENT SHALL CONFORM TO ASTMSTANDARDS.e. PRESSURED MAINLINE PIPE SIZED 1-1/2" AND SMALLER SHALL BE IPS RATED SCH. 40 PIPE.PRESSURIZED MAINLINE SIZED 2" AND LARGER SHALL BE IPS RATED SCH. CLASS 315 PIPE CONFORMINGTO ASTM STANDARDS. MAINLINE SHALL BE BURIED A MINIMUM OF TWENTY-FOUR (24") INCHES DEEPWITH SOLVENT WELD JOINTS.f. NON-PRESSURE BURIED LATERAL LINE PIPE SHALL BE PRESSURE RATED SCH. 40 PIPE WITH SOLVENTWELD JOINTS FROM NSF APPROVED PVC COMPOUND & ASTM CONFORMANCE, BURIED A MINIMUM OFTWELVE (12") INCHES DEEP.2. CONNECTION BETWEEN STEEL PIPE AND COPPER PIPE OR TUBE SHALL USE A BRASS NIPPLE.3. CONNECTION BETWEEN ANY FEMALE THREADED FITTING AND PLASTIC PIPE SHALL BE MADE WITH ASCHEDULE 80 NIPPLE.4. STEEL PIPE OR FITTINGS SHALL NOT BE USED UNDERGROUND.5. BRASS PIPE: SEAMLESS, 85 PERCENT RED BRASS, IRON PIPE SIZED, THREADED.6. BRASS FITTINGS: BRONZE AND BRASS 250 PSI, SCREWED, A.S.A. B16.17 AND FSWW-P-460.7. COPPER PIPE AND FITTINGS SHALL BE TYPE K SOLDER FITTINGS AND SHALL BE IN ACCORDANCE WITH,AND CONFORM TO, ASTM STANDARDS.8. USE TEFLON TAPE ON THREADED FITTINGS, PER MANUFACTURERS SPECIFICATIONS.D.SHUT-OFF VALVES:1. GATE VALVES ON PIPE 3-INCH AND LARGER SHALL BE A.W.W.A. SPECIFICATION, CLASS "D" DIMENSIONSCAULK BELLS, OR STANDARD FLANGED, OR A COMBINATION OF OUTLETS AS REQUIRED, IRON BODY,BRASS TRIMMED, NON-RISING STEM WITH OPERATING NUT. GATE VALVES 2-INCH OR SMALLER SHALL BEBRONZE, NON-RISING STEM, SCREWED.2. QUICK COUPLER VALVES SHALL BE ALL BRASS, 1-INCH, WITH LOCK TOP AND RUBBER CAP.a. QUILLS SHALL BE THE SAME MANUFACTURER AS QUICK COUPLER VALVE, CAST BRONZE, MACHINESHANK, STAINLESS STEEL OR BRONZE LUGS.3. ELECTRIC REMOTE CONTROL VALVES SHALL BE 24-VOLTS CAPABLE OF OPERATING ON #14 GAUGE UFWIRE; EITHER BRONZE OR BRASS, GLOBE OR ANGLE PATTERN, AND DIAPHRAGM ACTUATED.E. SPRINKLER HEADS: PER PLAN.1. CONTRACTOR SHALL ADJUST ALL IRRIGATION HEADS TO FULLY COVER ALL PLANTING AREAS.2. FLUSH ALL PIPE CLEAN PRIOR TO INSTALLING IRRIGATION HEADS.F. CONTROL WIRES TO CONTROL VALVES: CONTROL WIRE SHALL BE MADE WITH DIRECT BURIAL COPPER WIRE AWG-UF600 VOLT UL APPROVED. CONTROL AND COMMON WIRE SHALL BE 14 AWG-UF, UNLESS OTHERWISE NOTED OR LOCALCODES OR REQUIREMENTS STATE OTHERWISE. MINIMUM WIRE SIZE SHALL BE 14 AWG-UF. ALL WIRE SHALL BE BURIEDA MINIMUM OF EIGHTEEN (18") INCHES DEEP WHERE APPLICABLE. CONTROL WIRE APPLICABLE TO PODIUM DECK TYPEPROJECTS SHALL BE INSTALLED IN CONDUIT, SUSPENDED BENEATH PODIUM DECKING OR AS COORDINATED WITHCONTRACTED ENGINEER. COMMON WIRE SHALL BE WHITE OR OF A DIFFERENT COLOR FROM CONTROL WIRES.TWELVE (12") INCH EXPANSION CURL SHOULD BE PROVIDED WITHIN THREE (3') FEET OF EACH WIRE CONNECTION. ALLWIRE SPLICES SHALL BE MADE WITH APPROVED WIRE CONNECTOR SEALING PACK. ALL SPLICES SHALL BE MADE ATVALVE BOXES OR IRRIGATION CONTROLLER ONLY. NO OTHER WIRE SPLICES WILL BE ALLOWED UNLESS APPROVED BYOWNER. USE ONLY ONE SPLICE PER CONNECTOR.G. YARD BOXES AND REMOTE CONTROL BOXES1. YARD BOXES INSTALLED IN PAVEMENT SHALL BE BROOKS 4-TT 10-1/4” TRAFFIC BOX WITH CAST IRONTRAFFIC COVER MARKED “IRRIGATION”, OR LARGER, AS MAY BE REQUIRED TO OBTAIN SPECIFIEDCLEARANCE.2. PULL BOXES TO BE BROOKS 3-1/2 (T) PB 10” X 17” PULL BOX W/FULL BOLT-DOWN TRAFFIC COVER MARKED“IRRIGATION”.3. REMOTE CONTROL VALVE BOXES FOR TURF AREAS OR SHRUB AREAS SHALL BE CARSON, OR APPROVEDEQUAL, LARGE RECTANGULAR. USE COVER WITH CAPTIVE PENTAHEAD “L” BOLT. H. SWING JOINTS: RAIN BIRD SJ OR HUNTER, OR APPROVED EQUAL. I. IRRIGATION CONTROLLER: A NEW IRRIGATION CONTROLLER SHALL BE INSTALLED TO OPERATE REMOTE CONTROLVALVES. VERIFY PROPOSED CONTROLLER LOCATION WITH PROJECT ENGINEER PRIOR TO CONSTRUCTION/INSTALLATION. ELECTRICAL REQUIREMENTS PER MANUFACTURERS RECOMMENDATIONS. J. IRRGATION SLEEVING: CONTRACTOR SHALL BE RESPONSIBLE FOR IRRIGATION SLEEVES AND CHASES UNDER PAVING,THROUGH WALLS, ETC. UNLESS OTHERWISE NOTED.K. PRESSURE REGULATOR: CONTRACTOR SHALL ADJUST PRESSURE REGULATOR TO ENSURE PROPER DESIGN PRESSUREAT THE FURTHEST HEAD ON THE SYSTEM.EXECUTION1. INSTALLATIONA.PIPING AND DEVICES SHALL BE SUPPORTED TO MAINTAIN UNIFORM ALIGNMENT AND PREVENT SAGGING BYINSTALLING HANGERS AND ANCHORS OF SUFFICIENT STRENGTH TO SUPPORT THE WEIGHT OF THE PIPE AND ITSCONTENTS.B.ISOLATE PIPING FROM INCOMPATIBLE MATERIALS.2. LAYING PIPEA.TRENCHES SHALL BE DEEP ENOUGH TO PROVIDE EARTH COVERAGE OF 12-INCH FOR NON- PRESSURE LINESAND 18-INCH FOR PRESSURE LINES, FROM FINISHED GRADES TO TOP OF PIPE. THE BOTTOM OF TRENCHESSHALL BE FREE OF ROCKS, CLODS, AND OTHER SHARP-EDGED OBJECTS. PIPING IN GROUND SHALL BE LAID ONA FIRM BED FOR ITS ENTIRE LENGTH.B.PLASTIC PIPE AND FITTINGS 2” AND BELOW SHALL BE SCHEDULE 40 PVC SOLVENT WELDED, USING SOLVENTSAND METHODS RECOMMENDED BY THE PIPE MANUFACTURER. PLASTIC PIPE 3” AND LARGER SHALL BE GASKETCLASS 200 PVC. REMOVE ALL DUST, DIRT AND MOISTURE FROM PIPES AND FITTINGS BEFORE APPLYING PRIMERAND SOLVENT; WIPE EXCESS SOLVENT FROM JOINTS WITH A CLEAN RAG. PRIMER SHALL BE USED ON ALL PVCGLUED JOINTS, PRESSURE AND NON-PRESSURE PIPING.C.WELDED JOINTS SHALL CURE AT LEAST 15-MINUTES BEFORE MOVING OR HANDLING AND AT LEAST 24 HOURSBEFORE WATER WILL BE PERMITTED IN PIPE, OR AS RECOMMENDED BY MANUFACTURER.D.PRESSURE PIPING INSTALLED UNDER A DRIVEWAY OR SIDEWALK SHALL BE SLEEVED; SLEEVES SHALL BE TWOPIPE SIZES LARGER.E.PIPING THROUGH CONCRETE AND ASPHALT PAVEMENT SHALL BE L-TYPE COPPER WITH ¼-INCH OF FOAM WRAPAROUND THE PIPE TO ALLOW FOR EXPANSION.F. HOLES CORED THROUGH WALLS SHALL BE TWO PIPE SIZES LARGER TO ALLOW FOR FOAM WRAP AROUND PIPE.G.PVC PIPES SHALL NOT BE INSTALLED ABOVE GROUND UNLESS APPROVED BY THE DISTRICT INSPECTOR.H. LETTERING SHALL BE FACING UP ON ALL UNDER GROUND PVC PIPING. 3. IRRIGATION HEAD INSTALLATIONA.AFTER INSTALLATION, EXAMINE SYSTEM OPERATION FOR COMPLETE COVERAGE. MAKE ADJUSTMENTS, ADDSPRINKLERS, CHANGE HEADS, NOZZLES OR ORIFICES AS MAY BE REQUIRED TO PROVIDE COMPLETECOVERAGE. NOTIFY THE PROJECT MANAGER WHEN ADDING SPRINKLERS TO ANY SYSTEM.B.BRANCH LINES, SWING JOINTS OR SPRINKLER RISERS SHALL NOT BE SIZED SMALLER THAN THE SPRINKLERHEADS THEY SERVE.4. YARD BOX INSTALLATIONA.ENCLOSE UNDERGROUND GATE VALVES IN YARD BOXES OF SUFFICIENT SIZE TO PROVIDE NO LESS THAN1-1/2-INCH OF CLEARANCE ON ALL SIDES OF EQUIPMENT INSTALLED THEREIN.B.SIDES AND ENDS OF YARD BOXES SHALL BE EXTENDED DOWN TO THE CENTERLINE OF THE MAIN LINE WHENTHE MAIN IS MORE THAN ¼-INCH BELOW THE BOTTOM OF THE BOX. THE BOX SHALL ENCLOSE ALL SHUT-OFFVALVES BELOW GROUND.C.YARD BOXES IN PAVED AREAS SHALL BE SET IN A CONCRETE BED 4-INCHES THICK WITH A CLEARANCE OF ATLEAST 1-INCH BELOW PIPE OR BELOW THE WALLS OF THE BOX.D.YARD AND REMOTE BOXES SHALL BE INSTALLED LEVEL TO GRADE.5. REMOTE CONTROL VALVE BOX INSTALLATIONA.THE REMOTE CONTROL VALUE BOX SHALL EXTEND TO THE BODY OF THE VALVE, AND BOX TOPS SHALL BE2-INCHES ABOVE FINISHED GRADE IN GROUND-COVER AREAS. IN TURF AREAS, THE TOP OF THE BOX SHALL BEFLUSH WITH FINISHED TURF GRADE. IN PAVED AREAS, BOX TOPS SHALL BE FLUSH WITH FINISHED GRADE.PLASTIC YARD BOX COVERS SHALL BE BOLTED DOWN.B.PEA GRAVEL SHALL BE FILLED UP TO THE BOTTOM OF THE MANUAL AND REMOTE VALVE AND THERE SHALL BEAT LEAST 4-INCHES OF GRAVEL INSIDE OF THE VALVE BOX.C.INSTALL 14" SQUARE GALVANIZED WIRE MESH SCREEN ABOVE PEA GRAVEL AS EXTRA DETERRENT TO RODENTAND SOIL/DEBRIS ACCUMULATION.D.EMBOSS OR “BRAND” REMOTE BOX LIDS WITH 3-INCH SIZE NUMBERS, SHOWING NUMBER THAT CORRESPONDSWITH CONTROLLER IT SERVES AND A 3-INCH SIZE LETTER TO SHOW WHICH CONTROLLER STATION IT SERVES.THERE SHALL BE ONE REMOTE VALVE FOR EACH REMOTE BOX.6. QUICK COUPLER VALVES AND ASSEMBLIESA. INSTALL QUICK COUPLERS 1-INCH ABOVE FINISHED GRADE.7. VALVESA.PRESSURE PIPING SYSTEM SHALL BE SUPPLIED WITH VALVES AT ALL POINTS WHERE REQUIRED.B.VALVES SHALL BE INSTALLED WITH THE BEST OF WORKMANSHIP, NEAT APPEARANCE AND GROUPINGS; SO ALLPARTS ARE EASILY ACCESSIBLE. VALVES NEAR WALK CURBS AND APPURTENANCES SHALL BE SET BACK12-INCHES.C.VALVES SHALL BE FULL SIZE OF LINE IN WHICH THEY ARE INSTALLED UNLESS OTHERWISE INDICATED.D.REMOTE CONTROL VALVES & MANUAL SPRINKLER VALVES:1. REMOTE CONTROL VALVES SHALL BE LOW WATTAGE (24-VOLTS) AND SHALL BE CAPABLE OF OPERATINGPROPERLY ON NO LARGER THAN #14 GAUGE UF WIRE.2. REMOTE CONTROL VALVES SHALL BE ADJUSTABLE TO CONTROL FLOW OF WATER THROUGH VALVE ADJUSTMENTSAND SHALL BE ACCESSIBLE THROUGH VALVE BOXES INSTALLED ABOVE EACH VALVE.3. REMOTE CONTROL VALVES SHALL BE INSTALLED AND ADJUSTED SO THAT SPRINKLER HEADS OPERATE ATPRESSURE RECOMMENDED BY HEAD MANUFACTURER. REMOTE CONTROL VALVES SHALL BE ADJUSTED SO THATA UNIFORM DISTRIBUTION OF WATER IS APPLIED BY SPRINKLER HEADS TO PLANTING AREAS FROM EACHINDIVIDUAL VALVE SYSTEM.4. REMOTE CONTROL VALVES ON ANY LINE SHALL BE INSTALLED 3-INCHES MINIMUM AND 8-INCHES MAXIMUM BELOWFINISH GRADE TO TOP OF FLOW CONTROL STEM.5. REMOTE CONTROL VALVES SHALL BE INSTALLED WITH SCHEDULE 80 NIPPLES ON THE INLET AND OUTLET SIDE OFVALVE.6. MANUAL AND REMOTE CONTROL VALVES FOR LAWN AND SHRUB AREAS SHALL BE INSTALLED WITHIN THEPERIMETER OF THE AREA IT SERVES, UNLESS NOTED.7. MANUAL AND REMOTE CONTROL VALVES FOR ALL ATHLETIC FIELDS SHALL BE INSTALLED IN THE FOLLOWINGSPECIFIED LOCATION:a. CONTROL VALVES SHALL BE GROUPED TOGETHER, INSTALLED ON THE PERIMETER OF THE ATHLETICFIELD AND INSTALLED IN YARD BOXES.b. PROVIDE MANUAL OPERATING KEY TO OWNER.8. CONTROL WIREA.SNAKE CONTROL WIRES INTO MAINLINE TRENCH AND MAINTAIN A MINIMUM OF 18-INCHES COVER TO FINISHGRADE.B.UNDER PAVING, CONTROL WIRES SHALL BE ENCASED IN SCHEDULE 40 PVC PIPE AND SHALL EXTEND A MINIMUMOF 12-INCHES BEYOND PAVEMENT.C.BUNDLE AND TIE CONTROL WIRES AT 10-FOOT INTERVALS.D.COLOR CODE 2-WIRE CONTROL WIRES: WHITE FOR COMMON GROUND WIRE, RED OR BLACK FOR VALVECONTROL WIRE.E.WIRE SPLICING SHALL BE DONE ONLY IN CONTROLLER CABINET AND AT REMOTE CONTROL VALVE BOXES.F.STUBBED OUT CONTROL WIRES SHALL TERMINATE IN BOLTED YARD BOXES.G. CONTROL WIRES COMING OUT OF THE GROUND SHALL BE IN APPROVED U.L. ELECTRICAL CONDUIT, AND ALLCHANGES IN DIRECTIONS SHALL BE INSTALLED WITH APPROVED SWEEPS. EXPOSED ELECTRICAL CONDUIT SHALL BERIGID GALVANIZED PIPE.9. TRENCHINGA. TRENCHES SHALL NOT BE BACKFILLED UNTIL ALL REQUIRED PRESSURE TESTS AND ANY OTHER TESTS REQUIRED(PER LOCAL AGENCY OR CODE) HAVE BEEN PERFORMED.B. BACKFILL: TRENCHES SHALL BE CAREFULLY BACKFILLED WITH APPROVED MATERIALS, FREE FROM CLODS OFEARTH OR STONES TWO (2") INCHES OR LARGER. BACKFILL SHALL BE MECHANICALLY COMPACTED TO A DRY DENSITYEQUAL TO ADJACENT UNDISTURBED SOIL AND SHALL CONFORM TO ADJACENT SURFACE GRADES WITHOUTIRREGULARITIES.10. CHECK VALVESA. CONTRACTOR SHALL INSTALL CHECK VALVES FOR ALL COMPONENT OPTIONS WHERE AVAILABLE (I.E. OVERHEADSPRAY/ROTOR/ROTARY BODIES, DRIP LINE, ETC.) OR INLINE CHECK VALVE ASSEMBLIES(PVC RISER ASSEMBLIES, PVCSUPPLY LATERAL LINES FOR SLOPES, ETC.). AND ALL OTHER CONDITIONS IN ORDER TO PREVENT LOW HEADDRAINAGE AND ENSURE NO RUNOFF OCCURS FROM HEADS.11. VERIFICATION AND TESTINGA.THE CONTRACTOR SHALL NOTIFY DISTRICT INSPECTOR 24 HOURS IN ADVANCE FOR THE PRESSURE SIDE PIPINGINSPECTION.1. PRESSURE SIDE PIPING: AFTER ALL PRESSURE-SIDE EQUIPMENT HAS BEEN INSTALLED (GATE VALVES, REMOTECONTROL VALVES, QUICK-COUPLERS, ETC), WELDED JOINTS HAVE CURED FOR AT LEAST 24 HOURS, LINES AREFLUSHED, AND OUTLETS ARE CAPPED, THE SYSTEM SHALL BE TESTED UNDER BOOSTER PUMP WATER PRESSUREOR STATIC WATER PRESSURE PLUS 10% FOR A MINIMUM OF 4 HOURS. JOINTS SHALL REMAIN EXPOSED FORINSPECTION DURING THE PRESSURE TEST. THE CONTRACTOR MAY CENTER LOAD PIPE WITH BACK FILL TOPREVENT ARCHING OR SLIPPING UNDER PRESSURE.2. REPAIR LEAKS AND REPEAT PRESSURE TEST, UNTIL THE ENTIRE SYSTEM IS WATERTIGHT.3. ALL IRRIGATION EQUIPMENT SHALL BE INSTALLED AND ALL ITS COMPONENTS MUST BE FULLY INSTALLED ANDOPERATIONAL PRIOR TO INSTALLATION OF PLANT MATERIAL.B.PERFORM A COVERAGE TEST TO DETERMINE IF THE COVERAGE OF WATER TO TURF AND PLANTING AREAS ISCOMPLETE AND ADEQUATE.1. FINAL SITE REVIEW AND ACCEPTANCE:a. THE CONTRACTOR SHALL OPERATE EACH SYSTEM IN ITS ENTIRETY. FEATURES OF SYSTEM DEEMEDUNACCEPTABLE SHALL BE REWORKED, AND THE COVERAGE TEST REPEATED.12. CLEAN-UPA.CLEAN UP SHALL BE PERFORMED AS EACH PORTION OF WORK PROGRESSES. REFUSE AND EXCESS DIRT SHALLBE REMOVED FROM THE SITE, ALL WALKS AND PAVING SHALL BE BROOMED AND WASHED DOWN, AND ANYDAMAGE SUSTAINED TO THE WORK OF OTHERS SHALL BE REPAIRED AND WORK RETURNED TO ITS ORIGINALCONDITION.Under GroundService Alertof Southern CaliforniaCALL TOLL FREE1-800-422-4133T:O :OR.,1G 'A<S %EFORE <OU ',GOCEAN BLVD RESIDENCE
OCEAN BVLD CORONA DEL 0AR CALI)ORNIA REVISIONSSHEETDATESCALEJOBBrandon Hanna12 0illiNan Avenue,rvine CA 20T 4 224-0040ZZZPiVVionlandVcaSecoP23-102- OCEA1 %L9' RES,'E1CELI-0596
DAHLIA AVENUE
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ROOFDECK54.85F.SEXISTINGNATURALGRADE TOREMAINEXISTING BLDG ENVPROPOSED BLDG ENVEXISTING BLDG ENVPROPOSED BLDG ENVSKYSKY PATIO(N)54.5 F.S.62.0 TOW59.2 N.G.58.2 TOW55.2 N.G.SPA57.6 TOW54.6 N.G.CONC54.25F.S.54.0 TC53.5 F.G.53.5 TC53.0 F.G.PLNT52.25 F.G.PLANTERPLANTERPLANTERFLATROOF58.34FLATROOF63.753:12SLOPE3:12
SLOPE FLATROOF56.0FLAT ROOF 62.8 TORTRELLIS3:12
SLOPETRASH(E)REMOVE & REPLACEEXISTING CMU IN KINDNEW CONC DRIVETO SINGLE CARGARAGE39.62 TOW39.1 F.G.31.2 TOW25.2 F.G. (E)NEW CONC DRIVETO (E) 2 CARGARAGEPROPOSEDADDITION BLW(SHADED)MIDDLE LVLDECK O'HG (N)EXISTING BLDGFOOTPRINTPROJECTED CONTOUR(PRE 1947 BLDGPERMIT)67.15 FL67.80 TCNAVD 8859.8 E.G.35.12 TOW27.13 F.S.EXISTING DECK & CATWALKTO BE REMOVED, (DASHED)EXISTING DECK & CATWALKTO BE REMOVED, (DASHED)EXISTING (3) STORYRESIDENCE(HATCHED)OCEAN BLVDRESIDENCEPPPPPPPPPPPPPPPPPPPPPPPSrSrSrSrPDDDDDDDDDDDDDSrSrSrSrPPSSSSSSSSSSSSSSSSSSAAAAAAAAAAAASrSrSrSrSrSrRiRiRiRiRiEXISTINGSHRUBS TOREMAINSrSrSrSrSrSrSrSrPRiRiRiRiRiSrSrSrSrSrSrCuCuCgCgCgCgCgSpSpSpSpSpRiRiRiRiRiRiRiRiRiSpSpSpSpCgCgCgCgCgCgOlSpSpCgCgOlOlOlOlOlSpSpSpSpSpSpRiRiCgOlOlOlOlOlOl OlCgRiRiRiCgCgCgCgSpSpOlOlOl
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OlRiCgCgCgCgCgSpSpRiSYMBOLQTYBOTANICAL / COMMON NAME WUCOLS SIZE REMARKS DETAILPALMS2CYCAS REVOLUTASAGO PALMM15 GAL. SINGLE TRUNK3SYAGRUS ROMANZOFFIANAQUEEN PALMM24" BOXSHRUBS12AEONIUM TABULIFORMESAUCER AEONIUML5 GAL. PER PLAN25CHLOROPHYTUM COMOSUMSPIDER PLANTL8" POT PER PLAN13DIANELLA TASMANICA 'VARIEGATA'VARIEGATED FLAX LILYM5 GAL.@ 2`-6" O.C.11DRACAENA TRIFASCIATASNAKE PLANTM8" POT PER PLAN27PODOCARPUS MACROPHYLLUS'SOSA'MOOD RING® YEW PODOCARPUSM15 GAL. PER PLAN10RHUS INTEGRIFOLIALEMONADE BERRYVL1 GAL.@ 4`-0" O.C.18SENECIO TALINOIDESBLUE CHALK STICKSL5 GAL.@ 1`-6" O.C.28STRELITZIA REGINAEBIRD OF PARADISEL5 GAL.@ 3`-0" O.C.GROUND COVERS28SEDUM RUPESTRE 'ANGELINA'ANGELINA SEDUML1 GAL.@ 1`-6" O.C.ADPRiSSrPLANT SCHEDULE LP-01LPD-02 /DTL. 2,3,4LPD-02 /DTL. 2,3,4LPD-02 /DTL. 2,3,4LPD-02 /DTL. 2,3,4LPD-02 /DTL. 2,3,4LPD-02 /DTL. 2,3,4LPD-02 /DTL. 2,3,4LPD-02 /DTL. 1 - 4LPD-02 /DTL. 2,3,4LPD-01 /DTL. 1 & 2LPD-01 /DTL. 1 & 2LPD-02 /DTL. 2,3,4LPD-02 /DTL. 2,3,4LPD-02 /DTL. 2,3,4LPD-02 /DTL. 2,3,4LPD-02 /DTL. 2,3,4LPD-02 /DTL. 2,3,4SHRUBSQTYBOTANICAL / COMMON NAMEWUCOLS SIZE REMARKS DETAIL24CALANDRINIA GRANDIFLORAROCK PURSLANEL1 GAL. @ 4`-0" O.C.2CRASSULA ARBORESCENS SUBSP. UNDULATIFOLIARIPPLE SILVER DOLLAR JADEL5 GAL. @ 4`-0" O.C.18OPUNTIA LITTORALIS LITTORALISCOASTAL PRICKLY PEARVL1 GAL.PER PLAN16RHUS INTEGRIFOLIALEMONADE BERRYVL1 GAL. @ 4`-0" O.C.21SALVIA LEUCOPHYLLAPURPLE SAGEVL5 GAL.PER PLANGROUND COVERS QTY BOTANICAL / COMMON NAMEWUCOLS SIZE REMARKSDETAIL636CARPOBROTUS CHILENSISSEA FIGVLFLATS @ 1`-6" O.C.CgCuOlRiSp PLANT SCHEDULE SLOPE AREA0Scale: 1/8"= 1'-0"4 816Under GroundService Alertof Sou
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forniaTWO WORKING DAYS BEFORE YOU DIG811CONTACTOCEAN BLVD RESIDENCE
2607 OCEAN BVLD, CORONA DEL MAR, CALIFORNIA REVISIONSSHEETDATESCALEJOBBrandon Hanna16672 Millikan AvenueIrvine, CA 92606T: (949) 224-0040www.mission
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23-1062- OCEAN BLVD RESIDENCELP-01CYCAS REVOLUTASAGO PALMSYAGRUS ROMANZOFFIANAQUEEN PALMAEONIUM TABULIFORMESAUCER AEONIUMDRACAENA TRIFASCIATASNAKE PLANTCHLOROPHYTUM COMOSUMSPIDER PLANTDIANELLA TASMANICA 'VARIEGATA'VARIEGATED FLAX LILYPODOCARPUSMACROPHYLLUS 'SOSA'MOOD RING YEWPODOCARPUSRHUS INTEGRIFOLIALEMONADE BERRYSENECIO TALINOIDESBLUE CHALK STICKSSTRELITZIA REGINAEBIRD OF PARADISESEDUM RUPESTRE 'ANGELINA'ANGELINA SEDUM1. DURING AND THROUGHOUT DEMOLITION /CONSTRUCTION PHASES, CONTRACTOR SHALL HAND WATER OR MODIFYEXISTING IRRIGATION SYSTEM AS REQUIRED TO PROVIDE ADEQUATE COVERAGE TO ALL EXISTING PLANT MATERIAL TOREMAIN.2. CONTRACTOR SHALL PROVIDE PHOTOS OF EACH VARIETY OF PLANT MATERIAL. FOR REVIEW AND APPROVAL BY OWNERAND LANDSCAPE ARCHITECT. PHOTOS SHALL SHOW THE REPRESENTATIVE SIZE, QUALITY, AND CHARACTER OF EACHVARIETY.3. THE QUANTITIES SHOWN IN THE PLANTING LEGEND ARE FOR CONVENIENCE ONLY. THE LANDSCAPE CONTRACTOR SHALLBE RESPONSIBLE TO PROVIDE AND INSTALL QUANTITIES OF PLANT MATERIAL AS DRAWN OR CALLED OUT ON THE PLAN.4. FINAL SHRUB LOCATIONS AT EXISTING TREES SHALL BE VERIFIED IN FIELD. IF APPLICABLE, REFER TO ARBORISTSREPORT FOR DISTANCE TO REMAIN CLEAR FROM TRUNK. QUANTITIES ARE SUBJECT TO CHANGE.5. ALL STRAPS FOR RIGGING SHALL BE PADDED WHEN IN DIRECT CONTACT OF TREE TO PREVENT DAMAGE.6. THE CONTRACTOR SHALL INSTALL A 3" DEEP LAYER OF PLANTER MULCH IN ALL SHRUB AND GROUNDCOVER AREAS.REFER TO PLANTING MATERIALS SCHEDULE SHEET LPD-01 FOR MULCH SPECIFICATIONS.GENERAL PLANTING NOTES:EXISTING LIGUSTRUM HEDGEAND 2 PALM TREES TO REMAINEXISTING IRRIGATION SPRAY HEADS &SHRUBS AT TOP OF SLOPE TO REMAIN.·EXISTING BUXUS HEDGE IN THIS AREA TO BE REMOVED·EXISTING LAUREL TREE IN THIS AREA TO BE REMOVED·EXISTING COW ITCH TREE IN THIS AREA TO BE REMOVED·EXISTING LEMONADE BERRIES IN THIS AREA TO BE REMOVED·EXISTING GIANT BIRD OF PARADISE IN THIS AREA TO BE REMOVED·EXISTING PODOCARPUS IN THIS AREA TO BE REMOVED(2) EXISTING LARGE GROUPINGS OFYUCCAS IN THIS AREA TO BE REMOVEDADDITIONAL WORK ON SLOPE OUTSIDE OF PROPERTY LINE:·EXISTING STEPS, PAVING & LOOKOUT PLATFORM TO BE REMOVED·PROVIDE REMEDIAL GRADING TO AREA AS NECESSARY TOENSURE SMOOTH FEATHERED OUT CONTOURS CONSISTENT WITHADJACENT GRADES·INSTALL JUTE MESH IN ALL AREAS WHERE EXISTING SHRUBSWERE REMOVED. INSTALL PER MANUFACTURERSRECOMMENDATIONS·AREA TO BE IRRIGATED WITH SEPARATE VALVE & TIED INTO 2607OCEAN BLVD. RESIDENT'S CONTROLLER PER PUBLIC WORKSREQUIREMENTS UNTIL THE LANDSCAPE ESTABLISHES ITSELF AS ADROUGHT TOLERANT LANDSCAPE FEATURE.·TRIM ALL IVY RUNNERS BACK TO HEIGHT OF ICEPLANT·REMOVE ALL EXISTING COMMELINA (SPIDER WORT) & REPLACEWITH 1g OPUNTIA LITTORALIS AT 3'-0" O.C.·NO BARE AREAS ON SLOPE SHALL BE PERMITTED. INFILL WITH 1gCARPOBROTUS PER PLANT SCHEDULE AS NECESSARYEXISTING CARPOBROTUS IN THIS AREA CANREMAIN IF NOT DAMAGED DURING REMOVAL OFADJACENT PLANT MATERIAL. QUANTITY OF NEWCARPOBROTUS IN PLANT SCHEDULE MAY VARYBASED ON FIELD CONDITIONS DURING DEMO.97
OCEAN BLVD RESIDENCE
2607 OCEAN BVLD, CORONA DEL MAR, CALIFORNIA REVISIONSSHEETDATESCALEJOBBrandon Hanna16672 Millikan AvenueIrvine, CA 92606T: (949) 224-0040www.mission
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23-1062- OCEAN BLVD RESIDENCELPD-011243PLANTING MULCH12" - 1-12" FOREST FLOORBARK MULCHAGUINAGA - (949) 756-9558ITEM:AMODEL / SIZE:COLOR:FINISH:MFR. / CONTACT:NOTE TO CONTRACTOR:DETAILNO.:PROVIDEMOCK-UP:MOCK-UP NOTE:B--MULCH THICKNESS PER SPECIFICATIONS.PLANTING MATERIALS SCHEDULEDETAILSHEETYESITEM & DESCRIPTION:CONTRACTOR SHALL PROVIDE THREE (3) 1-QUARTSIZE SAMPLES TO LANDSCAPE ARCHITECT FORREVIEW AND APPROVAL.YESCONTRACTOR SHALL SUBMIT CUT-SHEET TOLANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL.POTTING SOIL'POTTING SOIL'--EARTHWORKSSOIL AMENDMENTS, INC.(OR APPROVED EQUIVALENT)INSTALL POTTING SOIL IN 2" LIFTS. WATER AND COMPACT EACHLIFT.LPD-01LPD-0212,3LPD-01LPD-0212,3ORGANIC COMPOST AMENDMENTFOREST FLOOR HUMUSAGUINIGA FERTILIZER CO.(951) 538-3321 (949) 756-9558YESCONTRACTOR SHALL PROVIDE CUT SHHET THREE (3)1-QUART SIZE SAMPLES TO LANDSCAPE ARCHITECTFOR REVIEW AND APPROVAL.OR APPROVED EQUIVALENT BASED ON AGRICULTURAL SUITABILITYSOILS ANALYSIS. THIS PRODUCT SHALL BE BASED UPON MANURE,COMPOST OR SLUDGE. WOOD RESIDUES, SAWDUST OR SHAVINGSARE NOT ACCEPTABLE. THE ASH CONTENT SHALL BE AT LEAST 15%AND NOT MORE THAN 25%. SAND CONTENT SHALL BE LESS THAN2%. THE PH SHALL NOT BE LESS THAN 5.0 OR MORE THAN 7.5. THEECE SHALL BE LESS THAN 5.0.CN/AN.A.--S-DRN-05SCALE: 3/4"=1'-0"INSTALL 4" DIAMETER PVC DRAIN CAP, 2"ABOVE GRADE, N.D.S. #11 (BLACK).1NOTES:1. REFER TO PLANTING DETAIL ANDSPECIFICATIONS FOR SOIL AMENDMENTS ANDPREPARATION, FERTILIZERS AND ROOTSTIMULATORS, AND ADDITIONAL INFORMATIONRELATED TO TREE PLANTING.Plan ViewScale: 3/4"=1'-0"Tree Planting Pit DrainScale: 3/4"=1'-0"4" DIAMETER VERTICAL PVC INSPECTION PIPE.2ROOTBALL CENTERED IN PIT. REFER TOSTANDARD TREE PLANTING DETAIL, THISSHEET.3FINISH GRADE.44" DIAMETER PERFORATED PVC PIPE AROUNDBOTTOM OF PLANTING PIT. WRAP WITHFILTER FABRIC "SOCK".5TREE PLANTING PIT.611223456TREE PLANTING PIT DRAIN65S-TRE-PLT-01SCALE: 3/4"=1'-0"ROOTBALL DEPTH
TWO FEET LARGER THAN ROOTBALL6"7564321SectionScale: 3/4"=1'-0"89TREE PLANTING 24" BOX6"CLEARFOR TREES INSTALLED IN TURF AREAS, REFERTO "TREE PLANTING IN TURF" DETAIL FORADDITIONAL INFORMATION.TREE ROOTBALL. MAINTAIN ROOT CROWN 2"ABOVE ADJACENT FINISH GRADE.13" THICK LAYER OF BARK CHIP MULCH WITHINWATER BASIN.2FERTILIZER AND/OR ROOT STIMULATORPACKETS. APPLICATION, QUANTITY AND BRANDPER PLANTING SPECIFICATIONS. PLACE 2/3 THEDEPTH OF ROOT BALL SURFACE.34" DEEP WATERING BASIN AROUND PLANTINGPIT. REMOVE BASIN PRIOR TO THE END OFMAINTENANCE PERIOD.4SCARIFY SIDES AND BOTTOM OF PLANTING PIT.5PREPARED/AMENDED BACKFILL SOIL PERPLANTING SPECIFICATIONS WHEREAPPLICABLE.6FINISH GRADE.7UNDISTURBED NATIVE SOIL.8DRAINAGE SYSTEM. REFER TO DRAINAGEDETAILS FOR SPECIFIC DRAINAGECONFIGURATION OF VARIOUS TREE TYPES &CONDITIONS.910NOTES:1. REFER TO PLANTING SPECIFICATIONS FOR SOILAMENDMENTS AND PREPARATION, FERTILIZERSAND ROOT STIMULATORS, TREE TRUNK GUARDSAND ANY INFORMATION RELATED TO TREEPLANTING.2 REFER TO TREE PLANTING LEGEND FORREFERENCE TO ADDITIONAL DETAILS RELATED TO:-TREE STAKING/GUYING-DRAINAGE-ROOT BARRIER1098
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2607 OCEAN BVLD, CORONA DEL MAR, CALIFORNIA REVISIONSSHEETDATESCALEJOBBrandon Hanna16672 Millikan AvenueIrvine, CA 92606T: (949) 224-0040www.mission
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23-1062- OCEAN BLVD RESIDENCELPD-02124653S-SHR-PLT-01SCALE: 1"=1'-0"NOTES:1. BACKFILL MATERIAL SHALL NOT HAVEPARTICLES GREATER THAN 1/2".2. PLANT PIT HOLE TO BE EXCAVATED TO AMINIMUM OF 6" WIDER AND 6" DEEPER THANNURSERY CONTAINER SCARIFY BOTTOM ANDSIDES OF PLANT PIT PRIOR TO BACKFILL.3. ALL SHRUB AREAS SHALL RECEIVE 3" DEEPLAYER PLANTER MULCH, REFER TO PLANTINGSPECIFICATIONS.SectionScale: 1"=1'-0"1PLANT SHRUB WITH ROOTBALL CROWN 1"ABOVE FINISH GRADE AND SLOPE FORDRAINAGE. AVOID PLANTING IN FRONT OFIRRIGATION SPRAY HEADS TO PROVIDECLEARANCE WHEN POSSIBLE.13" HIGH WATER RETENTION BASIN TO BEREMOVED PRIOR TO THE END OF THEMAINTENANCE PERIOD.2FINISH GRADE IN PLANTING AREA3UNDISTURBED NATIVE SOIL.4PLANT FERTILIZER TABLETS SET 3" BELOWGRADE. QUANTITY PER PLANTING NOTES ANDSPECIFICATIONS. PREPARED BACKFILL PERAPPROVED HORTICULTURAL SOILS REPORT.5AMENDED BACKFILL SOIL PER PLANTINGSPECIFICATION.6723456ROOTBALL DEPTHSHRUB PLANTING (1-15 GALLON)6"3" CLEAR6"3" DEEP LAYER PLANTER MULCH IN PLANTINGAREA. KEEP 3" CLEAR AROUND BASE OFSHRUB TRUNK7S-SHR-HDG-01SCALE: N.T.S.SectionScale: N.T.S.INSTALL SHRUBS FOR HEDGE IN A STRAIGHTLINE AT THE SPACING CALLED FOR IN THESHRUB LEGEND ON THE SHRUB PLAN.1REFER TO PLANTING SPECIFICATIONS FORPLANTING PIT AND BACKFILL MIX. REFER TOSHRUB PLANTING DETAIL.2FINISH GRADE IN PLANTING AREA.3LANDSCAPE CONTRACTOR SHALL PRUNESHRUBS INTO A CONTINUOUS FORMAL HEDGE.STRAIGHT LINES, CRISP CORNERS, FLAT TOPAND SIDES. PREPARE A SAMPLE HEDGE, 4'LONG FOR REVIEW AND APPROVAL BYLANDSCAPE ARCHITECT. ALL HEDGES SHALLBE TRIMMED PRIOR TO COMPLETION OFLANDSCAPE CONSTRUCTION.4VERIFY FINAL DIMENSIONS WITH LANDSCAPEARCHITECT PRIOR TO PREPARING SAMPLE.(DIMENSIONS NOTED BELOW AREAPPROXIMATE).5AS NOTED BELOWAS NOTED BELOW
51432HEDGE DIMENSIONS:1 GAL. 6"w X 9"h5 GAL. 12"w X 16"h15 GAL. 18"w X 30"hSHRUB HEDGE PLANTINGS-SHR-PLT-02SCALE: 1"=1'-0"NOTES:1. BACKFILL MATERIAL SHALL NOT HAVEPARTICLES GREATER THAN 1/2".2. PLANT PIT HOLE TO BE EXCAVATED TO AMINIMUM OF 6" WIDER AND 6" DEEPER THANNURSERY CONTAINER. SCARIFY BOTTOM AND SIDESOF PLANT PIT PRIOR TO BACKFILL.PLANT SHRUB WITH ROOTBALL CROWN 1"ABOVE FINISH GRADE AND SLOPE FORDRAINAGE. AVOID PLANTING SHRUBSDIRECTLY IN FRONT OF IRRIGATION SPRAYHEADS TO PROVIDE CLEARANCE WHENPOSSIBLE.3" HIGH WATER RETENTION BASIN TO BEREMOVED PRIOR TO THE END OF THEMAINTENANCE PERIOD.EXISTING SLOPE, 2:1 MAXIMUM.PLANT FERTILIZER TABLETS SET 3" BELOWGRADE. QUANTITY PER PLANTING NOTES ANDSPECIFICATIONS. PREPARED BACKFILL PERAPPROVED HORTICULTURAL SOILS REPORT.AMENDED SOIL PER SPECIFICATION.UNDISTURBED NATIVE SOIL.FEATHERED SLOPE BEHIND SHRUB(1-1/2 TO 1 MAX SLOPE).SectionScale: 1"=1'-0"SHRUB PLANTING-SLOPE123456712345673ROOTBALL DEPTH6"6" LARGER THAN ROOTBALL DIAMETEREQ.EQ.S-SHR-PLT-03SCALE: 1"=1'-0"SPACE PLANT MATERIAL PER SPACINGINDICATED IN THE PLANTING LEGEND.1CLCL
EQUALEQU
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EQUALEQUAL ROW
PAVING, CURB, BUILDING, OR HEADER.31/2 OF CENTER SPACING.2ALIGN PLANT MATERIAL AT OUTSIDE EDGES OFPLANTER AREA.42HALF OF SPACINGON CENTER
SPACING ON-CENTERSPACING43Plan View - Triangular SpacingScale: 1"=1'-0"GROUND COVER AND SHRUB SPACING1199
OCEAN BLVD RESIDENCE
2607 OCEAN BVLD, CORONA DEL MAR, CALIFORNIA REVISIONSSHEETDATESCALEJOBBrandon Hanna16672 Millikan AvenueIrvine, CA 92606T: (949) 224-0040www.mission
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23-1062- OCEAN BLVD RESIDENCELPN-011. PRIOR TO PROCEEDING WITH ANY WORK UNDER THIS CONTRACT, THE CONTRACTOR SHALL REMOVEALL ROCKS GREATER THAN 1" DIAMETER, WEEDS, DEBRIS, & OTHER EXTRANEOUS MATERIAL IN PLANTINGAREAS FROM THE JOB SITE & DISPOSE OF IT OFF-SITE IN A SUITABLE & LAWFUL MANNER.2. UPON COMPLETION OF ALL IRRIGATION WORK, ALL PLANTING AREA, INCLUDING SLOPES AND TURFAREAS, SHALL BE SPRAYED WITH A SYSTEMIC HERBICIDE; CLEARED & GRUBBED OF SURFACE WEEDGROWTH; & SHALL BE WEED FREE PRIOR TO PROCEEDING WITH ANY PLANTING WORK. REFER TO"GROW-KILL-GROW" NOTES THIS SHEET.3. THE CONTRACTOR SHALL ESTABLISH FINISH GRADE A MINIMUM OF SIX INCHES (6") BELOW THE FINISHFLOOR OF BUILDINGS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR SMOOTH EVEN FINISH GRADES ATBUILDINGS, WALKS, OTHER PERMANENT OBJECTS & LIMITS OF WORK. ALL CHANGES IN GRADE SHALL BEBLENDED UNIFORM VERTICAL CURVES. ALL AREAS TO BE PLANTED IN TURF SHALL BE SMOOTHED TO THEOWNER'S SATISFACTION. OBJECTS SUCH AS ROCKS, DEBRIS, CLODS OR OTHER EXTRANEOUS MATERIALSHALL BE REMOVED FROM SITE.4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DRAINAGE IN ALL PLANTING AREAS IN ACCORDANCEWITH THE PLANS, DETAILS, & SPECIFICATIONS. GRADE ALL PLANTING AREAS AT A MINIMUM 2%GRADIENT.5. THE CONTRACTOR SHALL USE ON-SITE SOIL FOR ALL LANDSCAPE BERMS & MOUNDING. WHENON-SITE SOIL IS NOT AVAILABLE, IMPORT SOIL SHALL MEET THE FOLLOWING SPECIFICATIONS:SILT PLUS CLAY CONTENT OF THE IMPORT SOIL SHALL NOT EXCEED 20% BY WEIGHT WITH AMINIMUM 95% PASSING THE 2.0 MM. SIEVE. THE SODIUM ABSORPTION RATIO (SAR) SHALL NOTEXCEED 6.0 MM. & THE ELECTRICAL CONDUCTIVITY (ECE) OF THE SATURATION EXTRACT OFTHIS SOIL SHALL NOT EXCEED 3.0 MMHOS./CM AT 25OC.THE BORON CONTENT OF THIS SOIL SHALL BE NO GREATER THAN 1 PPM AS MEASURED ON THESATURATION EXTRACT. IN ORDER TO VERIFY CONFORMANCE, SAMPLES OF THE IMPORT SOIL SHALL BESUBMITTED TO THE SOIL LABORATORY FOR ANALYSIS PRIOR TO IMPORT ON SITE.6. ALL PLANT MATERIAL SHALL BE OF A SIZE, CHARACTER & QUALITY WHICH MEETS THE ACCEPTEDINDUSTRY STANDARDS FOR THAT PLANT SPECIE & SHALL BE FREE FROM INSECTS, THEIR EGGS, DISEASE,WEEDS, OR OTHER DETRIMENTAL CHARACTERISTICS.7. ALL PLANT MATERIAL SHALL BE HANDLED & STORED SO THEY ARE ADEQUATELY PROTECTED FROMDRYING OUT, SUN, WINDBURN, VANDALISM OR ANY OTHER INJURY.8. THE OWNER & LANDSCAPE ARCHITECT MAY REJECT ANY & ALL PLANT MATERIAL REGARDED ASUNSUITABLE AT ANY TIME. SUCH PLANTS SHALL BE REMOVED FROM THE JOB SITE IMMEDIATELY & BEREPLACED AT NO ADDITIONAL COST TO THE OWNER.9. ALL PLANT MATERIAL SHALL BE AS SPECIFIED & PLANTED AS DETAILED & NOTED. ANY PROPOSEDSUBSTITUTIONS SHALL BE APPROVED BY THE OWNER AND LANDSCAPE ARCHITECT PRIOR TO DELIVERYTO THE SITE.10. ALL GROUND COVER AREAS SHOWN ON THE PLANS SHALL BE PLANTED WITH ROOTED CUTTINGSFROM FLATS CONTINUOUS UNDER TREES & SHRUBS & SPACED AS NOTED ON PLANS & STAGGERED ASSHOWN ON DETAIL.1. THESE LANDSCAPE ARCHITECTURAL CONSTRUCTION DOCUMENTS WERE PREPARED FOR THE OWNER WITH THE UNDERSTANDING THATTHE OWNER SHALL USE MISSION LANDSCAPE ARCHITECTURE TO PROVIDE `FULL' CONTRACT SERVICES INCLUDING CONSTRUCTIONOBSERVATION. FAILURE TO USE MISSION LANDSCAPE ARCHITECTURE TO COMPLETE THE CONSTRUCTION OBSERVATION SERVICES SETFORTH HEREIN SHALL SIGNIFICANTLY INCREASE THE RISK OF LOSS RESULTING, FROM MISINTERPRETATION OF THE DESIGN INTENT,UNAUTHORIZED MODIFICATIONS, & FAILURE TO DETECT ERRORS & OMISSIONS IN THE PLANS & SPECIFICATIONS BEFORE THEY BECOMECOSTLY MISTAKES. IN THE EVENT THAT MISSION LANDSCAPE ARCHITECTURE DOES NOT COMPLETE THE FIELD OBSERVATION SERVICES ASDESCRIBED HEREIN, THE OWNER, OR SUBSEQUENT OWNER (INDIVIDUALS OR CORPORATIONS WHO HAVE PURCHASED THESE PLANS WITHTHE PROJECT), AGREES TO HOLD HARMLESS, INDEMNIFY, & DEFEND MISSION LANDSCAPE ARCHITECTURE FROM & AGAINST ANY & ALLCLAIMS.OWNER'S CONSTRUCTION WORK RESPONSIBILITIES:LANDSCAPE ARCHITECT'S REQUIRED FIELD OBSERVATION WORK:LANDSCAPE CONTRACTOR'S RESPONSIBILITIES:LANDSCAPE SPECIFICATIONS:1. THE OWNER IS DIRECTLY RESPONSIBLE FOR ALL ASPECTS OF CONSTRUCTION. ALL FIELD MEETINGS AND SITE OBSERVATION REQUESTSSHALL BE INITIATED BY THE CONTRACTOR & COORDINATED WITH THE LANDSCAPE ARCHITECT THROUGH THE OWNER'S REPRESENTATIVE.THE LANDSCAPE ARCHITECT WILL BE IN A SUPPORT OBSERVATION ROLE TO THE OWNER PROVIDING INTERPRETIVE ADVICE ONLY INACCORDANCE WITH THE OBSERVATION SCHEDULE AS NOTED.2. THE OWNER OR OWNERS REPRESENTATIVE SHALL BE RESPONSIBLE FOR DETERMINING PROPERTY LINES, RIGHT-OF-WAYS, TRACTBOUNDARIES, GRADES, EASEMENTS, UTILITY LOCATIONS (ABOVE & BELOW GRADE) & ANY OTHER LEGAL OR PHYSICAL ELEMENTS ASREQUIRED FOR THE SUCCESSFUL COMPLETION OF THE WORK. CONTRACTOR SHALL NOT BE PERMITTED TO PROCEED WITH ANY WORKWITHOUT DETERMINATION OF THE ABOVE INFORMATION.3. THE OWNER OR OWNERS REPRESENTATIVE SHALL PROVIDE ROUGH GRADE TO WITHIN 1/10TH OF ONE FOOT FROM FINISH GRADE.4. THE OWNER IS RESPONSIBLE FOR CONSULTING WITH THE LANDSCAPE ARCHITECT FOR ALL DISCOVERED DISCREPANCIES IN SITECONDITIONS, DRAWINGS OR SPECIFICATIONS PRIOR TO CONTINUING WORK IN THE DISCREPANCY AREA. ANY UNREPORTED DISCREPANCY& CONTINUED WORK WITHOUT WRITTEN AUTHORIZATION FROM THE OWNER, OWNERS REPRESENTATIVE OR LANDSCAPE ARCHITECTSHALL BE AT THE CONTRACTOR'S RISK & EXPENSE.5. ALL QUESTIONS RELATING TO INTERPRETATION OF THE DRAWINGS & SPECIFICATIONS, QUALITY OF WORK, & FULFILLMENT OF THECONTRACT DOCUMENTS SHALL BE DECIDED BY THE OWNER & LANDSCAPE ARCHITECT.1. THE CONTRACTOR SHALL FURNISH ALL MATERIALS, LABOR, TRANSPORTATION, SERVICES, & EQUIPMENT NECESSARY TO INSTALLLANDSCAPE PLANTING AS SHOWN ON THE DRAWINGS & AS SPECIFIED HEREIN.2. ALL FEDERAL, STATE, & LOCAL LAWS & REGULATIONS GOVERNING THIS WORK ARE HEREBY INCORPORATED INTO & MADE PART OFTHESE PLANS. WHEN THESE PLANS CALL FOR CERTAIN MATERIALS, WORKMANSHIP OR A LEVEL OF CONSTRUCTION THAT EXCEEDS THELEVEL OF FEDERAL, STATE, OR LOCAL REQUIREMENTS, THE PROVISIONS OF THESE PLANS SHALL TAKE PRECEDENCE.3. ALL WORK SHALL BE PERFORMED BY A C-27 CALIFORNIA LICENSED CONTRACTOR.4. THE CONTRACTOR SHALL PAY FOR ANY & ALL PERMITS, FEES, BONDS & OBSERVATIONS BY PUBLIC AGENCIES THAT ARE NECESSARY TOPERFORM & COMPLETE HIS PORTION OF THE WORK.5. THE CONTRACTOR SHALL CARRY ALL WORKMAN'S COMPENSATION, PUBLIC LIABILITY & PROPERTY DAMAGE INSURANCE AS REQUIREDBY ALL APPLICABLE CODES, REGULATIONS & BY THE OWNER.6. THE CONTRACTOR SHALL BE RESPONSIBLE TO CONSULT WITH SITE SUPERINTENDENT, APPROPRIATE AGENCIES, & DRAWINGS FORVERIFYING LOCATIONS AND DEPTHS OF UNDERGROUND UTILITIES, PIPES & STRUCTURES. CONTRACTOR SHALL TAKE SOLERESPONSIBILITY FOR COSTS INCURRED DUE TO DAMAGE OF SAID UTILITIES IF PROPER VERIFICATION BY CONTRACTOR WAS NOTPERFORMED.7. IF ANY UNDERGROUND CONSTRUCTION OR UTILITY LINES ARE ENCOUNTERED DURING THE EXCAVATION OF PLANTING HOLES OR OTHERFEATURES, ALTERNATIVE PLANTING LOCATIONS MAY BE SELECTED BY THE OWNER.8. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WITH THE WORK OF OTHER CONTRACTORS FOR WORKTHAT IS RELATED TO THE PROPER EXECUTION OF LANDSCAPE CONTRACTOR'S WORK.9. AFTER FINISH GRADES HAVE BEEN ESTABLISHED FOR PLANTING AREAS, THE LANDSCAPE CONTRACTOR SHALL TAKE HORTICULTURALSOIL SAMPLES AT (3) LOCATIONS AROUND THE SITE. SOIL SAMPLES SHALL BE TESTED BY A QUALIFIED SOIL TESTING LABORATORY(APPROVED BY THE LANDSCAPE ARCHITECT) FOR SOIL FERTILITY, BACKFILL RECOMMENDATIONS, & SOIL PREPARATIONRECOMMENDATIONS. THE COST OF SOIL FERTILITY TESTS SHALL BE BORNE BY THE LANDSCAPE CONTRACTOR.10. THE LANDSCAPE CONTRACTOR SHALL OBTAIN A LETTER OF FINAL GRADE CERTIFICATION FROM THE OWNER'S REPRESENTATIVE PRIORTO BEGINNING PLANTING OPERATIONS CERTIFYING THAT ROUGH GRADES ARE WITHIN 1/10TH OF AN INCH FROM SPECIFIED FINISHGRADES. THE LANDSCAPE CONTRACTOR SHALL ENSURE THAT FINAL FINISH GRADE ELEVATIONS OF PLANTING AREAS ARE SET AT PROPERELEVATIONS RELATIVE TO PAVING FINISH SURFACE ELEVATIONS, UTILITY COVERS, & CURBS.11. THE LANDSCAPE CONTRACTOR IS REQUIRED TO SUBMIT TO THE OWNER'S REPRESENTATIVE & LANDSCAPE ARCHITECT A COMPLETELIST OF THE REQUIRED CONTAINER PLANTS & GROUND COVER MATERIAL. THE LIST SHALL INCLUDE EACH VARIETY OF TREE, SHRUB &GROUND COVER; THEIR BOTANICAL & COMMON NAME; EACH REQUIRED TREE QUANTITY & CONTAINER SIZE; THEIR NURSERY SOURCELOCATIONS & NURSERY SALES PERSON TO CONTACT; THEIR SPECIFICATIONS AS TO HEIGHT, SPREAD & TRUNK CALIPER PER AMERICANSTANDARD FOR NURSERY STOCK AT SIX INCHES (6") ABOVE GROUND LEVEL UP TO 4IN (4") CALIPER SIZE. IF A LARGER CALIPER TREE ISSPECIFIED, THE CALIPER SIZE SHALL BE MEASURED AT TWELVE INCHES (12") ABOVE GROUND LEVEL. A REPRESENTATIVE PHOTO OF EACHVARIETY OF TREE, & A PHOTO OF EACH REPRESENTATIVE VARIETY OF SHRUB ONE (1) GALLON OR LARGER SHALL ACCOMPANY THESUBMITTAL. THIS LIST SHALL BE REQUIRED WITHIN FIFTEEN (15) DAYS FROM THE DATE THAT THE CONTRACT IS AWARDED. A PHYSICALREPRESENTATIVE PLANT OF EACH VARIETY FIVE (5) GALLON & SMALLER SHALL BE PROVIDED FOR APPROVAL ON SITE PRIOR TO DELIVERYOF ENTIRE ORDER.12. THE CONTRACTOR SHALL MARK THE LOCATION OF EACH TREE OR PALM IN THE FIELD WITH A MINIMUM THREE (3) FOOT LONG STAKE.THE LOCATIONS SHALL BE REVIEWED AND APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO EXCAVATING PLANTING PITS . THELANDSCAPE ARCHITECT SHALL REVIEW AND APPROVE THE LAYOUT AND SPACING OF ALL SHRUB MATERIAL PRIOR TO EXCAVATINGPLANTING PITS.13. IF CONFLICTS ARISE BETWEEN ACTUAL SIZE OF PLANTING AREAS ON-SITE & THOSE INDICATED ON DRAWINGS, THE CONTRACTORSHALL CONTACT OWNER'S AUTHORIZED REPRESENTATIVE FOR RESOLUTION. FAILURE TO MAKE SUCH CONFLICTS KNOWN TO OWNER'SAUTHORIZED REPRESENTATIVE IN A TIMELY FASHION MAY RESULT IN CONTRACTOR'S LIABILITY TO RELOCATE PLANT MATERIALS OR ATWORST CASE, BECOME UNABLE TO CHARGE OWNER FOR PLANT MATERIAL ALREADY PLANTED.14. THE LOCATION OF ALL PLANT MATERIAL, I.E. TREES, SHRUBS, VINES & GROUND COVERS, MUST BE APPROVED BY OWNER'SAUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION. PLANT MATERIAL INSTALLED WITHOUT OWNER'S AUTHORIZEDREPRESENTATIVE'S APPROVAL MAY BE SUBJECT TO REMOVAL & REPLACEMENT WITH RELATED COSTS INCURRED BY CONTRACTOR.15. THE CONTRACTOR SHALL BE RESPONSIBLE TO FURNISH PLANT MATERIAL FREE OF PESTS, POOR CONDITION, OR DISEASE,INCLUDING PRE-SELECTED OR PRE-TAGGED PLANT MATERIAL PROVIDED BY OWNER.16. THE CONTRACTOR SHALL PROVIDE AND INSTALL LINEAR ROOT BARRIER WHERE TREE TRUNKS ARE WITHIN 5'-0" OF A CONCRETECURB OR PAVING OF ANY MATERIAL, MAJOR SITE UTILITY, OR WHERE THE OUTSIDE EDGE OF A TREE BOX IS WITH IN 2'-0" OF A DRAIN LINEOR IRRIGATION MAIN LINE PIPE THAT COULD BE COMPROMISED BY ROOTS. THE MINIMUM LENGTH OF ANY ROOT BARRIER SHALL BE10'-0" AND SHALL BE INSTALLED RUNNING PARALLEL TO THE CONCRETE EDGE OR PIPE REQUIRING PROTECTION. THE ROOT BARRIERSHALL BE CENTERED ON THE TREE TRUNK.11.THE EXECUTION OF PLANTING:A. ALL PLANTING TO BE INSTALLED PER PLANTING DETAILSB. ALL PLANTS SHALL HAVE THE DESIGNED DRAINAGE, ROOT BARRIERS, PLANT TABLETS, & MYCORRHIZAL PACKETS PERSPECIFICATIONC. ALL PLANTS SHALL BE PRUNED AS DIRECTED BY OWNERS REPRESENTATIVE. PLANTS WITH EVIDENT CIRCULAR ROOTS SHALLHAVE SIDES OF THE ROOTBALL SCARIFIED PRIOR TO PLANTING. ALL PLANTS SHALL BE WATERED IMMEDIATELY AFTERBACKFILLING PLANTING PITS. ALL AREAS RECEIVING PLANTS &/ OR HYDRO SEEDING SHALL BE MOIST TO A DEPTH OF 6" ATTHE TIME OF PLANTING.12. ALL PLANTING AREAS DESIGNATED TO RECEIVE SHRUBS OR GROUND COVER FROM FLATS &/OR TURF (EXCEPT GROUND COVER AREASON SLOPES GRATER THAN 3:1 OR AREAS RECEIVING HYDROSEEDING) SHALL RECEIVE THE FOLLOWING AMENDMENTS PER 1,000 SQ.FT. &SHALL BE UNIFORMLY BLENDED INTO THE UPPER 6" OF THE SURFACE SOIL. ALL PLANTING AREAS LESS THAN 3:1 SLOPE SHALL BE CROSSRIPPED TO A 9" DEPTH PRIOR TO APPLYING SOIL AMENDMENTS.2 CU. YDS. NITROGEN FORTIFIED ORGANIC AMENDMENT DERIVED FROM COMPOST, REDWOOD SAWDUST, OR FIR SAWDUST(RATES AND FERTILIZERS MAY HAVE TO BE ADJUSTED DEPENDING ON ANALYSIS OF SELECTED COMPOST)25 LBS. 6-24-24 XB+ FERTILIZER13. BACKFILL MIX AROUND ALL CONTAINER PLANT MATERIALS SHALL CONSIST OF THE FOLLOWING UNIFORMLY BLENDED MATERIALS:6 PARTS BY VOLUME ON-SITE SOIL2 PARTS BY VOLUME ORGANIC AMENDMENT PER ABOVE10 LBS. 6-24-24 XB+ PER CUBIC YARD OF MIX10 LBS. AGRICULTURAL GYPSUM PER CUBIC YARD OF MIX1 LBS. IRON SULFATE PER CUBIC YARD OF MIX14. FOR ITEMS 12 & 13 ABOVE:THE ABOVE MENTIONED SOIL AMENDMENTS & BACK FILL MIX HAVE BEEN PROVIDED FOR BID PURPOSES ONLY, PENDINGHORTICULTURAL SOILS REPORT AS NOTED IN ITEM NO. 9 UNDER LANDSCAPE CONTRACTORS RESPONSIBILITY. CONTRACTOR SHALL REFER TO HORTICULTURAL SOILS REPORT FOR CONSTRUCTION PURPOSES.15. PLANT FERTILIZER TABLETS SHALL BE `GRO-POWER' PLANTING TABLETS 12-8-8 (7 GRAM OR EQUAL). PLANTING TABLETS SHALL BEFURNISHED AND INSTALLED AT RATES PER THE MANUFACTURERS RECOMMENDATIONS. PLANT TABLETS SHALL BE PLACED AT THE TOP OFTHE ROOTBALL, APPROXIMATELY TWO INCHES (2") FROM ROOT TIP AT EVEN SPACING AROUND THE PLANT.16. MYCORRHIZAL TABLETS SHALL BE "PLANT SUCCESS" TABLETS (OR APPROVED EQUIVALENT) AVAILABLE FROM PLANT REVOLUTION(WWW.PLANT REVOLUTION.COM). TABLETS SHALL BE PLACED IN THE PLANTING PIT JUST BELOW THE TOP OF THE ROOTBALL, TOUCHINGTHE ROOTBALL AND EVENLY SPACED AROUND THE PLANT.17. JUTE MESH: BELTON IND. - ANTI - WASH/GEO JUTE 'SMOLDER RESISTANT' (BROWN) AVAILABLE THROUGH: PACIFIC SOIL STABILIZATION PHONE NUMBER: (805) 925-7737NOTE: INSTALL JUTE MESH WITH A MIN. OF ONE INCH (1") OVERLAP AND STAKE FIVE FEET (5') O.C.20. THE CONTRACTOR SHALL INSTALL A 3" DEEP LAYER OF PLANTER MULCH IN ALL SHRUB AND GROUNDCOVER AREAS LESS THAN 2:1SLOPE. PLANTER MULCH SHALL BE FOREST FLOOR BARK MULCH 1/2"-1 1/2" AVAILABLE FROM AQUINAGA FERTILIZER (949.786.9558) ORAPPROVED EQUIVALENT. SUBMIT SAMPLE AND TECHNICAL INFORMATION TO LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL.21. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY ENCROACHMENT ONTO ADJACENT PROPERTY, RIGHT-OF-WAYS, EASEMENTS,SETBACKS OR ANY OTHER LEGAL PROPERTY RESTRICTION EITHER MARKED OR UNMARKED.22. THE CONTRACTOR SHALL BE LIABLE FOR DAMAGE TO ALL UTILITIES, CONSTRUCTION, IRRIGATION & PLANTING ELEMENTS, EXISTINGOR NEW, MARKED OR UNMARKED, & SHALL REPAIR OR REPLACE ANY DAMAGED IMPROVEMENTS IN A MANNER ACCEPTABLE TO THEOWNER.23. WHEN IRRIGATION PLANS ARE NOT PART OF THE LANDSCAPE DESIGN PACKAGE, THE CONTRACTOR SHALL PERFORM AN IRRIGATIONAUDIT TO VERIFY THE USABILITY OF ALL PORTIONS OF THE EXISTING IRRIGATION SYSTEM, . UPON COMPLETION OF THE AUDIT THECONTRACTOR SHALL PROVIDE A DESIGN BUILD IRRIGATION SYSTEM THAT PROVIDES 100% HEAD TO HEAD COVERAGE FOR EACH NEW ANDEXISTING PLANTING AREA TO REMAIN. THE CONTRACTOR SHALL PROVIDE IRRIGATION SHOP DRAWINGS FOR THE CLIENT TO REVIEWPRIOR TO IMPLEMENTATION. THE SHOP DRAWINGS SHALL INDICATE ANY SLEEVING REQUIRED UNDER NEW OR EXISTING PAVING FORIRRIGATION SYSTEM AND SHOW COORDINATION WITH ANY OTHER UTILITY SUCH AS CABLE, GAS, AND ELECTRIC. THE CONTRACTOR SHALLVERIFY THAT THE TYPE OF IRRIGATION SYSTEM TO BE IMPLEMENTED FOR EACH AREA WILL TAKE INTO ACCOUNT AND ACCOMMODATE THENEEDS OF DIFFERENT PLANT TYPES, WIND, RAIN, TEMPERATURES, SOLAR ASPECT AND OTHER SEASONAL CHANGES. THE SYSTEM SHALLPROVIDE COVERAGE THAT COMPILES WITH THE STATE MANDATED WATER USAGE, AND THE SELECTED CONTROLLER SHALL MEET THECLIENTS REQUIREMENTS.24. THE LANDSCAPE ARCHITECT SHALL BE RESPONSIBLE TO PERFORM THE FOLLOWING SITE OBSERVATION TASKS. THE CONTRACTORSHALL NOTIFY THE LANDSCAPE ARCHITECT IN SUFFICIENT TIME TO PERFORM A SPECIFIED SITE OBSERVATION TASK. INSUFFICIENTNOTIFICATION OF TIME GIVEN TO THE LANDSCAPE ARCHITECT MAY REQUIRE THE SITE VISIT TO BE CANCELED, OR POSSIBLY, MAKECONTRACTOR RESPONSIBLE TO COMPENSATE THE LANDSCAPE ARCHITECT FOR OVERTIME. THE CONTRACTOR SHALL BE RESPONSIBLEFOR NOTIFYING THE LANDSCAPE ARCHITECT FORTY-EIGHT (48) HOURS IN ADVANCE TO SCHEDULE THE FOLLOWING SITE VISITS:A. A CONTRACTOR PRE-CONSTRUCTION "KICK-OFF" MEETING.B. WEED ABATEMENT EFFECTIVENESS.C. FINAL GRADE OF ALL TURF AND PLANTING AREAS INCLUDING LAYOUT OF HEADER LINE.D. LOCATION OF ALL TREES - PRIOR TO EXCAVATION OF PLANTING PITS.E. LOCATION AND LAYOUT OF SHRUB AREAS - PRIOR TO EXCAVATION OF PLANTING PITS.F. ROOT BARRIER LOCATION & INSTALLATION APPROVAL.G. PROGRESS VISITS - PERIODIC SITE REVIEWS SHALL BE PERFORMED BY THE LANDSCAPE ARCHITECT DURING CONSTRUCTIONOPERATIONS TO VERIFY CONFORMANCE TO PLANS & SPECIFICATIONS.H. FINAL WALK-THROUGH/PROJECT SUBSTANTIAL CONFORMANCE - THE OWNER & LANDSCAPE ARCHITECT SHALL VERIFY ALL WORK UNDER THE CONTRACT FOR COMPLETENESS PRIOR TO THE START OF THE MAINTENANCE PERIOD.I. MAINTENANCE OBSERVATIONS - THE OWNER & LANDSCAPE ARCHITECT SHALL REVIEW THE PROJECT TO VERIFY CONFORMANCEWITH THE MAINTENANCE SPECIFICATIONS PRIOR TO RELEASING THE PROJECT TO THE OWNER.25. NO SITE VISIT SHALL BE SCHEDULED PRIOR TO COMPLETION OF ALL PREVIOUS PUNCH LIST ITEMS, UNLESS COMPLIANCE HAS BEENWAIVED BY THE OWNER & LANDSCAPE ARCHITECT. FAILURE TO ACCOMPLISH THE TIMELY EXECUTION OF PREVIOUS PUNCH LIST ITEMSAND PREPARING ADEQUATELY FOR THE NEXT SITE VISIT SHALL MAKE THE CONTRACTOR POTENTIALLY LIABLE FOR REIMBURSING THELANDSCAPE ARCHITECT FOR HIS LABOR & REIMBURSABLE EXPENSES. NO FURTHER SITE VISITS SHALL BE MADE UNTIL OUTSTANDINGCHARGES HAVE BEEN PAID TO THE LANDSCAPE ARCHITECT BY THE CONTRACTOR.26. THE CONTRACTOR SHALL BE RESPONSIBLE & LIABLE FOR ANY LOSS TO EQUIPMENT, PARTS & MATERIALS ON THIS PROJECT UNTILCOMPLETION & ACCEPTANCE OF THE JOB IN WRITING FROM THE OWNER.27. THE CONTRACTOR SHALL GUARANTEE ALL WORK AS TO MATERIAL & WORKMANSHIP FOR A PERIOD OF ONE YEAR FOLLOWING THEDATE OF FINAL ACCEPTANCE OF PROJECT. THE CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE ON HIS LETTERHEAD AT THE FINALINSPECTION.28. THE CONTRACTOR SHALL PROVIDE A WRITTEN CERTIFICATION THAT THE PLANTING WORK IS INSTALLED IN FULL COMPLIANCE WITHTHE CONTRACT DOCUMENTS. ANY APPROVED SUBSTITUTIONS OR DEVIATIONS FROM THE PLANS OR SPECIFICATIONS SHALL BE NOTED.THIS CERTIFICATION SHALL BE ON THE CONTRACTOR'S LETTERHEAD WITH HIS SIGNATURE & CALIFORNIA C-27 CONTRACTOR'S LICENSENUMBER.17. THE CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH PLANTING OPERATIONS WHEN IT IS OBVIOUS THAT UNKNOWNOBSTRUCTIONS & GRADE DIFFERENCES EXIST THAT MAY NOT HAVE BEEN KNOWN DURING DESIGN PROCESS. CONTRACTOR SHALL BRINGSUCH CONDITIONS IMMEDIATELY TO THE ATTENTION OF OWNER'S AUTHORIZED REPRESENTATIVE FOR RESOLUTION. CONTRACTOR SHALLASSUME FULL RESPONSIBILITY FOR COSTS INCURRED & REQUIRED MODIFICATIONS DUE TO LACK OF PROVIDING SUCH NOTIFICATION.18. THE CONTRACTOR SHALL NOT PLANT ANY TREE WITHIN 10-FEET OF GAS, WATER OR SEWER LINES. CONTRACTOR SHALL CONTACTOWNER IF MEETING THIS CRITERIA CAUSES A CHANGE FROM LOCATIONS INDICATED ON DRAWINGS.19. THE CONTRACTOR SHALL PROVIDE THE PROPER SETBACK BETWEEN STREETLIGHTS AND OTHER UTILITY EQUIPMENT AND TREES -CONTACT CITY INSPECTOR OR APPROPRIATE UTILITY COMPANY FOR REQUIRED SETBACKS.100
1. PRIOR TO PROCEEDING WITH ANY WORK UNDER THIS CONTRACT, THE CONTRACTOR SHALL REMOVE ALL ROCKS GREATER THAN 1"DIAMETER, WEEDS, DEBRIS, & OTHER EXTRANEOUS MATERIAL IN PLANTING AREAS FROM THE JOB SITE & DISPOSE OF IT OFF-SITE IN ASUITABLE & LAWFUL MANNER.2. UPON COMPLETION OF ALL IRRIGATION WORK, ALL PLANTING AREA, INCLUDING SLOPES AND TURF AREAS, SHALL BE SPRAYED WITH ASYSTEMIC HERBICIDE; CLEARED & GRUBBED OF SURFACE WEED GROWTH; & SHALL BE WEED FREE PRIOR TO PROCEEDING WITH ANYPLANTING WORK. REFER TO "GROW-KILL-GROW" NOTES THIS SHEET.3. THE CONTRACTOR SHALL ESTABLISH FINISH GRADE A MINIMUM OF SIX INCHES (6") BELOW THE FINISH FLOOR OF BUILDINGS. THECONTRACTOR SHALL BE RESPONSIBLE FOR SMOOTH EVEN FINISH GRADES AT BUILDINGS, WALKS, OTHER PERMANENT OBJECTS & LIMITSOF WORK. ALL CHANGES IN GRADE SHALL BE BLENDED UNIFORM VERTICAL CURVES. ALL AREAS TO BE PLANTED IN TURF SHALL BESMOOTHED TO THE OWNER'S SATISFACTION. OBJECTS SUCH AS ROCKS, DEBRIS, CLODS OR OTHER EXTRANEOUS MATERIAL SHALL BEREMOVED FROM SITE.4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DRAINAGE IN ALL PLANTING AREAS IN ACCORDANCE WITH THE PLANS, DETAILS, &SPECIFICATIONS. GRADE ALL PLANTING AREAS AT A MINIMUM 2% GRADIENT.5. THE CONTRACTOR SHALL USE ON-SITE SOIL FOR ALL LANDSCAPE BERMS & MOUNDING. WHEN ON-SITE SOIL IS NOT AVAILABLE,IMPORT SOIL SHALL MEET THE FOLLOWING SPECIFICATIONS:SILT PLUS CLAY CONTENT OF THE IMPORT SOIL SHALL NOT EXCEED 20% BY WEIGHT WITH A MINIMUM 95% PASSING THE 2.0MM. SIEVE. THE SODIUM ABSORPTION RATIO (SAR) SHALL NOT EXCEED 6.0 MM. & THE ELECTRICAL CONDUCTIVITY (ECE) OFTHE SATURATION EXTRACT OF THIS SOIL SHALL NOT EXCEED 3.0 MMHOS./CM AT 25OC.THE BORON CONTENT OF THIS SOIL SHALL BE NO GREATER THAN 1 PPM AS MEASURED ON THE SATURATION EXTRACT. INORDER TO VERIFY CONFORMANCE, SAMPLES OF THE IMPORT SOIL SHALL BE SUBMITTED TO THE SOIL LABORATORY FOR ANALYSISPRIOR TO IMPORT ON SITE.6. ALL PLANT MATERIAL SHALL BE OF A SIZE, CHARACTER & QUALITY WHICH MEETS THE ACCEPTED INDUSTRY STANDARDS FOR THATPLANT SPECIE & SHALL BE FREE FROM INSECTS, THEIR EGGS, DISEASE, WEEDS, OR OTHER DETRIMENTAL CHARACTERISTICS.7. ALL PLANT MATERIAL SHALL BE HANDLED & STORED SO THEY ARE ADEQUATELY PROTECTED FROM DRYING OUT, SUN, WINDBURN,VANDALISM OR ANY OTHER INJURY.8. THE OWNER & LANDSCAPE ARCHITECT MAY REJECT ANY & ALL PLANT MATERIAL REGARDED AS UNSUITABLE AT ANY TIME. SUCHPLANTS SHALL BE REMOVED FROM THE JOB SITE IMMEDIATELY & BE REPLACED AT NO ADDITIONAL COST TO THE OWNER.9. ALL PLANT MATERIAL SHALL BE AS SPECIFIED & PLANTED AS DETAILED & NOTED. ANY PROPOSED SUBSTITUTIONS SHALL BEAPPROVED BY THE OWNER AND LANDSCAPE ARCHITECT PRIOR TO DELIVERY TO THE SITE.10. ALL GROUND COVER AREAS SHOWN ON THE PLANS SHALL BE PLANTED WITH ROOTED CUTTINGS FROM FLATS CONTINUOUS UNDERTREES & SHRUBS & SPACED AS NOTED ON PLANS & STAGGERED AS SHOWN ON DETAIL.LANDSCAPE SPECIFICATIONS:1. THE MAINTENANCE PERIOD SHALL COMMENCE UPON THE OWNER'S WRITTEN APPROVAL OF ALL PHASES OF PLANTING INSTALLATION &SHALL CONTINUE FOR NINETY (90) CALENDAR DAYS OR UNTIL FINAL ACCEPTANCE OF THE LANDSCAPE INSTALLATION BY THE OWNER.2. LANDSCAPE MAINTENANCE SHALL INCLUDE THE GENERAL CARE AND MAINTENANCE OF ALL AREAS AND CONSIST OF PROPER WATERING,PRUNING, FERTILIZATION, WEEDING, RODENT CONTROL, AND CLEANUP. MAINTENANCE OF TURF AREAS SHALL INCLUDE MOWING, EDGING,FERTILIZATION, AND WEEDING.3. LANDSCAPE MAINTENANCE SHALL ALSO INCLUDE THE OPERATION AND MAINTENANCE OF THE IRRIGATION SYSTEM. REFER TOIRRIGATION NOTES AND SPECIFICATIONS FOR ADDITIONAL INFORMATION.4. MAINTENANCE WORK SHALL INCLUDE FERTILIZATION WITH THE FOLLOWING:- FOR TURF AREA, UNIFORMLY BROADCAST SULFUR COATED UREA AT THE RATE OF 5 LBS. PER 1000 SQ. FT. THE FIRST APPLICATIONSHOULD OCCUR APPROXIMATELY 45 DAYS AFTER PLANTING, WITH REPEAT APPLICATIONS EVERY 60-90 DAYS OR AS GROWTH AND COLORDICTATE. IN EARLY FALL AND SPRING, SUBSTITUTE A COMPLETE FERTILIZER SUCH AS 16-6-8, OR EQUAL, FOR THE SULFUR COATED UREAAT THE RATE OF 6 LBS. PER 1000 SQ.FT. TO ENSURE CONTINUING SUPPLIES OF PHOSPHORUS AND POTASSIUM.- TREE AND SHRUB PLANTINGS CAN BE MAINTAINED WITH THE ABOVE FERTILIZERS; HOWEVER, THE FREQUENCY BETWEEN APPLICATIONSSHOULD BE EVERY 120 DAYS, WITH THE FIRST APPLICATION 90 DAYS AFTER PLANTING. FOLLOW EACH FERTILIZATION WITH A THOUGHIRRIGATION. WHEN PLANTS HAVE BECOME WELL ESTABLISHED, FERTILIZER APPLICATIONS CAN BE LESS FREQUENT.5. ANY WEED GROWTH THAT APPEARS IN PLANTING AREAS DURING THE MAINTENANCE PERIOD SHALL BE REMOVED AT TEN (10) DAYINTERVALS. THE CONTRACTOR SHALL REMOVE SUCH CONCENTRATIONS OF WEEDS INCLUDING THEIR ROOTS BY HAND OR IN A MANNERACCEPTABLE TO THE OWNER & LANDSCAPE ARCHITECT. THE USE OF PRE-EMERGENT HERBICIDES SUCH AS RONSTAR (OR APPROVEDEQUIVALENT) MAY BE ACCEPTABLE. SUBMIT RECOMMENDED PRODUCT AND PROGRAM TO OWNERS REPRESENTATIVE FOR REVIEW ANDAPPROVAL PRIOR TO MAKING ANY APPLICATIONS. NOTE: CULTIVATION OF GROUND COVER AREAS IS NOT ACCEPTABLE.6. AFTER DISCUSSION WITH AND APPROVAL BY THE OWNER, THE CONTRACTOR SHALL TAKE THE NECESSARY STEPS TO ELIMINATE ANYRODENTS THAT ARE CONSIDERED PROBLEMATIC.7. THE CONTRACTOR SHALL KEEP THE PREMISES IN A NEAT & CLEAN CONDITION. ANY SURPLUS MATERIALS & DEBRIS SHALL BE REMOVEDFROM THE SITE.8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTAINING ADEQUATE PROTECTION OF ALL PLANTING AREAS THROUGHOUT THEDURATION OF THE MAINTENANCE PERIOD. ANY AREAS DAMAGED SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE.9. THE OWNER SHALL CONDUCT A REVIEW OF THE LANDSCAPE AREAS AT THE END OF THE NINETY (90) DAY MAINTENANCE PERIOD TODETERMINE IF THE INSTALLATION IS ACCEPTABLE. IF THE LANDSCAPE IS FOUND TO BE UNACCEPTABLE DUE TO DEFECTIVE MAINTENANCE,THE MAINTENANCE PERIOD SHALL CONTINUE UNTIL ALL WORK MEETS WITH OWNERS APPROVAL.LANDSCAPE MAINTENANCE NOTES:1. WEED ERADICATION PROCEDURES: ALL SLOPE, PLANTING, AND TURF AREAS DESIGNATED ON THE PLAN TO BE HYDROSEEDED SHALLRECEIVE THE FOLLOWING WEED ERADICATION PROCEDURES AFTER THE IRRIGATION SYSTEM HAS BEEN INSTALLED AND ACCEPTED ANDAFTER ALL BOXED AND FIFTEEN (15) GALLON TREES HAVE BEEN INSTALLED AND ACCEPTED, BUT PRIOR TO THE INSTALLATION OF ONE (1)AND FIVE (5) GALLON TREES, SHRUBS, GROUNDCOVERS AND HYUDROMULCH SEEDING.2. CLEAN-UP: MANUALLY REMOVE ALL EXISTING VEGETATION AND DISPOSE OF IT OFF-SITE IN A SUITABLE AND LAWFUL MANNER.3. FERTILIZER: FERTILIZE ALL PLANTING AREAS WITH A COMMERCIAL FERTILIZER AT THE RATE AS FOLLOWS AND BEGIN THE WATERINGPROCESS:6 LBS/1,000 SQ.FT. 16-6-84. INITIAL WATERING PROCESS: WATER ALL PLANTING AREAS THOROUGHLY AND CONTINUOUSLY FOR A PERIOD OF THREE (3) WEEKS.THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT SHALL APPROVE A SPECIFIC WATERING DURATION AND FREQUENTLYPROGRAM DESIGNED TO GERMINATE ALL RESIDUAL WEED SEEDS.5. FIRST WEED SPRAY: DISCONTINUE WATERING PROCESS OR TWO (2) DAYS AND THEN APPLY A CONTACT WEED KILLER AT MAXIMUMLABEL RATES. THE CONTRACTOR SHALL APPLY THE ABOVE AGENT TO A PLANTING AREA OF APPROXIMATELY 1000 S.F. AND THENEVALUATE EFFECTIVE COVERAGE OF WEED SPECIES INVOLVED. THE CONTRACTOR SHALL MAKE APPLICATION ADJUSTMENT SUCH AS THEINCLUSION OF AN ADDITIONAL SPREADING AGENT OR SPRAYING TECHNIQUES IN ORDER TO MAXIMIZE THE EFFECTIVE USE OF THECONTACT WEED KILLER AS SPECIFIED ABOVE. NO IRRIGATION WATER SHALL BE APPLIED FOR MINIMUM OF FOUR (4) DAS FOLLOWINGAPPLICATION OF THE CONTACT WEED KILLER.6. SECONDARY WATERING PROCESS: WATER ALL PLANTING AREAS THOROUGHLY AND CONTINUOUSLY FOR A PERIOD OF THREE (3)ADDITIONAL WEEKS. A SHORTER WATERING PERIOD MAY BE PERMISSIBLE AT THE DISCRETION OF THE OWNER (JOB SUPERINTENDENT) IFHE SO DETERMINES THAT GERMINATION OF THE BALANCE OF WEED SEEDS IS SUFFICIENT FOR AN EFFECTIVE KILL.7. SECOND WEED SPRAY: DISCONTINUE WATERING PROCESS FOR TWO (2) DAYS AND THEN APPLY A CONTACT WEED KILLER AT MAXIMUMLABEL RATES. THE CONTRACTOR SHALL APPLY THE ABOVE AGENT TO A PLANTING AREA OF APPROXIMATELY 1,000 SQ. FT. AND THENEVALUATE EFFECTIVE COVERAGE OF WEED SPECIES INVOLVED. THE CONTRACTOR SHALL MAKE APPLICATION ADJUSTMENT SUCH AS THEINCLUSION OF AN ADDITIONAL SPREADING AGENT OR SPAYING TECHNIQUES IN ORDER YO MAXIMIZE THE EFFECTIVE USE OF THE CONTACTWEED KILLER AS SPECIFIED ABOVE. ALLOW A MINIMUM OF FOUR (4) DAYS WITHOUT IRRIGATION FOR EFFECTIVE. FINAL WEED KILL.8. CLEAN - UP: MANUALLY REMOVE ALL WEEDS FROM THE WORK AREA AND CONTINUE PLANTING PROCESS AS NOTED AND DETAILED.9. ALL HERBICIDES AND OTHER WEED ERADICATION MATERIALS SHALL BE APPLIED BY A CERTIFIED APPLICATOR. CONTRACTOR TOPROVIDE A LIST OF ALL PRODUCTS PROPOSED FOR USE AND TECHNICAL INFORMATION TO OWNER.WEED ERADICATION NOTES FOR SLOPES AND TURF AREAS:11.THE EXECUTION OF PLANTING:A. ALL PLANTING TO BE INSTALLED PER PLANTING DETAILSB. ALL PLANTS SHALL HAVE THE DESIGNED DRAINAGE, ROOT BARRIERS, PLANT TABLETS, & MYCORRHIZAL PACKETS PERSPECIFICATIONC. ALL PLANTS SHALL BE PRUNED AS DIRECTED BY OWNERS REPRESENTATIVE. PLANTS WITH EVIDENT CIRCULAR ROOTS SHALLHAVE SIDES OF THE ROOTBALL SCARIFIED PRIOR TO PLANTING. ALL PLANTS SHALL BE WATERED IMMEDIATELY AFTERBACKFILLING PLANTING PITS. ALL AREAS RECEIVING PLANTS &/ OR HYDRO SEEDING SHALL BE MOIST TO A DEPTH OF 6" ATTHE TIME OF PLANTING.12. ALL PLANTING AREAS DESIGNATED TO RECEIVE SHRUBS OR GROUND COVER FROM FLATS &/OR TURF (EXCEPT GROUND COVER AREASON SLOPES GRATER THAN 3:1 OR AREAS RECEIVING HYDROSEEDING) SHALL RECEIVE THE FOLLOWING AMENDMENTS PER 1,000 SQ.FT. &SHALL BE UNIFORMLY BLENDED INTO THE UPPER 6" OF THE SURFACE SOIL. ALL PLANTING AREAS LESS THAN 3:1 SLOPE SHALL BE CROSSRIPPED TO A 9" DEPTH PRIOR TO APPLYING SOIL AMENDMENTS.2 CU. YDS. NITROGEN FORTIFIED ORGANIC AMENDMENT DERIVED FROM COMPOST, REDWOOD SAWDUST, OR FIR SAWDUST(RATES AND FERTILIZERS MAY HAVE TO BE ADJUSTED DEPENDING ON ANALYSIS OF SELECTED COMPOST)25 LBS. 6-24-24 XB+ FERTILIZER13. BACKFILL MIX AROUND ALL CONTAINER PLANT MATERIALS SHALL CONSIST OF THE FOLLOWING UNIFORMLY BLENDED MATERIALS:6 PARTS BY VOLUME ON-SITE SOIL2 PARTS BY VOLUME ORGANIC AMENDMENT PER ABOVE10 LBS. 6-24-24 XB+ PER CUBIC YARD OF MIX10 LBS. AGRICULTURAL GYPSUM PER CUBIC YARD OF MIX1 LBS. IRON SULFATE PER CUBIC YARD OF MIX14. FOR ITEMS 12 & 13 ABOVE:THE ABOVE MENTIONED SOIL AMENDMENTS & BACK FILL MIX HAVE BEEN PROVIDED FOR BID PURPOSES ONLY, PENDINGHORTICULTURAL SOILS REPORT AS NOTED IN ITEM NO. 9 UNDER LANDSCAPE CONTRACTORS RESPONSIBILITY. CONTRACTOR SHALL REFER TO HORTICULTURAL SOILS REPORT FOR CONSTRUCTION PURPOSES.15. PLANT FERTILIZER TABLETS SHALL BE `GRO-POWER' PLANTING TABLETS 12-8-8 (7 GRAM OR EQUAL). PLANTING TABLETS SHALL BEFURNISHED AND INSTALLED AT RATES PER THE MANUFACTURERS RECOMMENDATIONS. PLANT TABLETS SHALL BE PLACED AT THE TOP OFTHE ROOTBALL, APPROXIMATELY TWO INCHES (2") FROM ROOT TIP AT EVEN SPACING AROUND THE PLANT.16. MYCORRHIZAL TABLETS SHALL BE "PLANT SUCCESS" TABLETS (OR APPROVED EQUIVALENT) AVAILABLE FROM PLANT REVOLUTION(WWW.PLANT REVOLUTION.COM). TABLETS SHALL BE PLACED IN THE PLANTING PIT JUST BELOW THE TOP OF THE ROOTBALL, TOUCHINGTHE ROOTBALL AND EVENLY SPACED AROUND THE PLANT.17. JUTE MESH: BELTON IND. - ANTI - WASH/GEO JUTE 'SMOLDER RESISTANT' (BROWN) AVAILABLE THROUGH: PACIFIC SOIL STABILIZATION PHONE NUMBER: (805) 925-7737NOTE: INSTALL JUTE MESH WITH A MIN. OF ONE INCH (1") OVERLAP AND STAKE FIVE FEET (5') O.C.TREES SHALL BE GUARANTEED FOR A PERIOD OF ONE (1) YEAR, AND SHRUBS FOR A PERIOD OF SIX (6) MONTHSAFTER FINAL APPROVAL AND ACCEPTANCE BY THE OWNER AT THE END OF THE MAINTENANCE PERIOD.WARRANTYOCEAN BLVD RESIDENCE
2607 OCEAN BVLD, CORONA DEL MAR, CALIFORNIA REVISIONSSHEETDATESCALEJOBBrandon Hanna16672 Millikan AvenueIrvine, CA 92606T: (949) 224-0040www.mission
landscape.com
23-1062- OCEAN BLVD RESIDENCELPN-02101
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/25
02/01/2024
01/04/2024
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 5
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
SHEET INDEX
VICINITY MAP
CONTRACTOR'S NOTES:
SITE IMPROVEMENT PLANS
FOR
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
ENCROACHMENT NOTES:
APN: 052-041-05
TITLE SHEET
GENERAL NOTES:
C-1
1
CIVIL ENGINEER:
ARCHITECT:
SITE ADDRESS SURVEYOR:
ABBREVIATIONS:DAHLIA AVEFERNLEAF AVEGOLDENR
O
D AVE
O
C
E
A
N
B
L
V
D
B
A
Y
V
I
EW
D
R
OCEAN BLVDFERNLEAF AVECOVE STWAY LN
F
E
RN
L
E
A
F
R
AM
P
S
E
A
V
I
E
W
A
V
E
PROJECT AREAS:
102
N49°24'40"W 55.15'
N29°22
'
5
2
"
W
4
9
.
6
6
'N50°11'19"E 53.37'N49°24'46"W 110.71'N40°35'12"E 35.61'FERNLEAF RAMP
WAY
L
A
N
EDAHLIA AVENUENUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
01/04/2024
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 5
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
AC --- ASPHALT CONCRETE
BFP --- BACK FLOW PREVENTOR
BW --- BOTTOM OF WALL
EG --- EXISTING GROUND
EP --- EDGE OF PAVEMENT
FF --- FINISH FLOOR
FH --- FIRE HYDRANT
FL --- FLOW LINE
FS --- FINISH SURFACE
GM --- GAS METER
GV --- GAS VALVE
OHU --- OVERHEAD UTILITY
PP --- POWER POLE
(R) --- RADIAL BEARING
SCO --- SEWER CLEANOUT
SMH --- SEWER MANHOLE
TC --- TOP OF CURB
TW --- TOP OF WALL
WM --- WATER METER
WV --- WATER VALVE
--- EXISTING WALL
TOPOGRAPHIC SURVEY
C-2
2103
N49°24'40"W 55.15'
N29°22
'
5
2
"
W
4
9
.
6
6
'N50°11'19"E 53.37'N49°24'46"W 110.71'N40°35'12"E 35.61'FERNLEAF RAMP
WAY
L
A
N
EDAHLIA AVENUESDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
PROPOSED 3 STORY
RESIDENTIAL BUILDING EXISTING BUILDING
TO REMAIN
222
2
2
2
1
1
1
1
1
1
1
1
1
1
1
1 1
1
1
1
1
1
1
1
1
2
2
2
1
1
1
1 1
1
1
1
1
1
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/25
02/01/2024
01/04/2024
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 5
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
LEGEND
PROPOSED CONCRETE
PROPOSED LANDSCAPE
PROPOSED RETAINING WALL
PROPOSED SITE WALL
PROPOSED BUILDING LIMITS
PROPERTY LINE
CENTERLINE
PROPOSED GRAVEL BAGS
PROPOSED LIMITS OF WORK
EROSION CONTROL NOTES:
1 GRAVEL BAG BARRIER PER CASQA DETAILSE-6, SEE DETAIL A, THIS SHEET
GRAVEL BAG INLET PROTECTION PERCASQA DETAIL SE-10. SEE DETAIL B, THISSHEET.
2
GRAVEL BAG DETAIL A
NOT TO SCALE
A 12"SECTION A-A
A
3" MIN.
OPENING
BETWEEN
BAGS TOP
ROW
INLET PROTECTION B
NOT TO SCALE
NEW CATCH
BASIN
GRAVEL BAGS
PER DETAIL "A",
THIS SHEET
FILTER
FABRIC
EROSION CONTROL PLAN
C-3
3104
N49°24'40"W 55.15'
N29°22
'
5
2
"
W
4
9
.
6
6
'N50°11'19"E 53.37'N49°24'46"W 110.71'N40°35'12"E 35.61'SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
33.00TW(25.83FS)
EXISTING BUILDING
TO REMAIN
(23.29FF)
MATCH(21.60FS)
MATCH(22.58FS)
57.62TW(54.62FG)
(23.29FF)23.21FS
MATCH(23.02FS)
(23.84FF)23.82FS
24.42FF24.34FS
MATCH(23.95FS)
MATCH(24.85FS)
62.54TW(59.54FS)MATCH(59.79FS)
MATCH(51.35FG)54.85FS
24.42FF24.34FS
18%18%MATCH(23.77FS)9.0%13%11%54.44FS
54.63FG
53.52TW(50.92FS)
54.39FS
57.54TW54.54FS
55.05TW(54.55FG)
54.58FG
54.25TG
54.72FS
54.77FS
54.64FS
54.85TW54.35FG
54.85TW54.35FG
54.35FG
54.13TG54.62FS
55.02TW54.52FS 55.10TW54.60FS
54.51FS
57.49TW54.49FS
54.46FS
54.36TG 54.52FS
54.42FS
54.48TG
2.0%55.00TW54.50FS
54.95TW54.45FS55.00TW54.50FG
58
56
1.0%1.
0%
53.70FG
53.75FG
53.75FG
53.85FG
53.62TG
59.14TW(56.14FG)57.98TW(54.98FG)
40.50TW(40.00FG)
40.50TW-SE37.00TW-NW31.50FG-PLANTER
(41.03FG)40.70FL-HP
1.
0%
3.0
%
1.0%
2.5%
2.0%
1.5%
39.94TG40.00FG
MATCH(23.25FS)
22.74TG
1
1
1
8
3
3 3
3
3
8
5
5
5
5
1 WALL
1WALL
1WALL
1WALL
1WALL
1WALL
1WALL
1 WALL
4 1WALL
3
3
4
4
4
4
4
4
1 EXISTING GRADE
TO REMAIN
1
1
1
2
2
2
2
2
2
PROPOSED STEPS TO LOWERLEVEL, SEE ARCHITECTURALPLAN FOR DETAILS
3
3
3
3
3
3
4
4
4
6
6
6
6
6 6 6
6
2
2
2
2
2
2
7
7 7 7 777
7
7
7
7
7 7
7
7
7
6
8
9
12
2.
0
%
2
2
6
62 AC7
EXISTING 6" VCP SEWER MAIN PER CITYOF NEWPORT BEACH S-5043-S
EXISTINGSEWER LATERAL1
EXISTING WM ANDWATER LATERAL1
EXISTING 4" ACP WATER MAIN PERCITY OF NEWPORT BEACH W-5142-S
7
7
(23.29FF)23.21FS
11
11
33.00TG 3
44
4
7
7
(41.00FG)40.67FL-HP11
40.64TG
40.50TW-NW(33.00TW)-SE
33.00TW(27.13FS)
37.15TW(37.15FG)
(37.15FG)36.83FL-HP
40.50TW(37.00FG)36.67FL-HP
11
3 36.65TG
PROP. BIORETENTION BASINW/ UNDERDRAIN. SEE WQHP.33.00TW31.50FG-PLANTER26.50INV-OUT
7 37.15TW(34.50FS)
CORE THROUGH WALLFACE FOR PLANTER BOXDISCHARGE C7
7
78
2
2
2
65
5
5
53
AB
B
6
6
6
6
6
6
1 EXISTING
CURB
1 EXISTING
SPECTRUM BOX
1 EXISTING
CURB
1 EXISTING
CURB
1 EXISTING
CURB
1 EXISTING
CURB
1 EXISTING
EDISON BOX
1 EXISTING
RAILING
PROPOSED GARAGE: 24.43FF
SECOND FLOOR: 34.12FF
THIRD FLOOR: 45.12FF
ROOF DECK: 54.85FS
FERNLEAF RAMP
WAY
L
A
N
EDAHLIA AVENUENUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/25
02/01/2024
01/04/2024
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 5
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
LEGEND
PROPOSED CONCRETE
PROPOSED LANDSCAPE
PROPOSED RETAINING WALL
PROPOSED SITE WALL
PROPOSED BUILDING LIMITS
PROPERTY LINE
CENTERLINE
EXISTING WATER LINE
EXISTING SEWER LINE
PROPOSED LIMITS OF WORK
DEMOLITION NOTES:
2
3
1
4
PROTECT IN PLACE, ITEM NOTED
SAW CUT AND REMOVE EXISTING
CONCRETE STAIRS
REMOVE CONCRETE WALKWAY
REMOVE EXISTING RETAINING WALL
REMOVE EXISTING FENCE
NOT USED
REMOVE EXISTING TREE
REMOVE EXISTING DECK
CONSTRUCTION NOTES:
2
3
4
5
6
1
7
NEW 3-STORY RESIDENTIAL BUILDING, UNDERSEPARATE PLAN AND PERMIT, SEE ARCHITECTURALPLANS
CONSTRUCT 4" THICK CONCRETE FLATWORK ONAPPROVED SUBGRADE. SEE SOILS REPORTRECOMMENDATIONS FOR SUBGRADE PREP. SEESEPARATE ARCHITECTURAL PLAN FOR MATERIALCOLOR AND FINISH.
INSTALL 6" CIRCULAR AREA DRAIN IN LANDSCAPE.
INSTALL 4" WIDE NDS 'DURA SLOPE' CHANNEL TRENCHDRAIN WITH LIGHT DUTY RATED GRATE.
CONSTRUCT 6" CONCRETE STEPS PER STRUCTURALPLANS, SEE SEPARATE ARCHITECTURAL PLANS FORDETAILS.
INSTALL LANDSCAPING PER SEPARATE LANDSCAPE
PLAN AND PERMIT. SEE SEPARATE LANDSCAPE PLAN
TO CONFIRM PLANTINGS.
CONSTRUCT RETAINING WALL PER SEPARATE
STRUCTURAL PLANS.
INSTALL SPA PER SEPARATE ARCHITECTURAL PLAN ANDPERMIT.
INSTALL WATER FEATURE PER SEPARATEARCHITECTURAL PLAN AND PERMIT.
INSTALL GATE PER SEPARATE ARCHITECTURAL PLANAND PERMIT.
CONSTRUCT V-DITCH PER DETAIL A, THIS SHEET.
INSTALL BARN DOOR PER SEPARATE ARCHITECTURALPLAN AND PERMIT.
8
9
10
5
PRECISE GRADING PLAN
C-4
4
PROJECT AREAS:
SITE AREA: 4,257 SFPROPOSED PERVIOUS AREA: 625 SFPROPOSED IMPERVIOUS AREA: 1,525 SFPROPOSED OFFSITE IMPERVIOUS AREA: 1,670 SF
CONTRACTOR NOTES:
UTILITIES SHOWN ON THIS PLAN FOR
REFERENCE ONLY, IT IS THE CONTRACTOR'S
RESPONSIBILITY TO VERIFY AND CONFIRM THE
LOCATION, DEPTH, AND CONDITION OF ALL
ONSITE UTILITIES. ALL DRY UTILITIES TO BE
CONFIRMED WITH SEPARATE MEP CONSULTANT.
SS
11
12"
6"6"
3" MIN.
4"4"1.00'1.00'1.00'6"V-DITCH A
NOT TO SCALE
12"-WIDE CROSS-SECTION
PLAN VIEW - STANDARD6"12
6
7
8
LANDSCAPE NOTE:
EXISTING LANDSCAPE ON SLOPE TO BEPROTECTED OR REPLACED PER SEPARATELANDSCAPE PLAN AND PERMIT.
105
10.2'1.8'12.7'11.5'2.7'3.5'
38
36
34
32
30
28
26
24
22
40
42
44
46
48
50
52
54
56
38
36
34
32
30
28
26
24
22
40
42
44
46
48
50
52
54
56
58
60
58
60
PROPOSED
BUILDING
45.12FF
WAY LANE PROPOSED
LANDSCAPE
PROPOSED
HARDSCAPE
(25.88FS)
(33.73TW)(26.03FS)
33.00TW31.50FG
53.75FS
55.06TW53.76FG EXISTINGGRADE54.56FS
59.26TW
EXISTINGGRADE40.04FG
EXISTING 6.8'RETAINING WALLTO BE REMOVED
PROPOSED 0.80'RETAINING WALL
PROP. 1.67'RETAININGWALL
40.50TW40.03FG
(56.26FG)
PROPOSED RETAINING WALLAND BIORETENTION BASIN
CL
0.6'0.7'
54.59FS
1.2'
PROPOSED
BUILDING
62
64
PL
62
64
0.7'0.9'
(58.00)FG-GB
66
68
70
24.5'72
74
66
68
70
72
74
PROPOSED
LANDSCAPE
(22.3%)(74.2%)
(10.2%)
FERNLEAF RAMP
(68.69FS)
(9.8%)(68.00)FG-GB
PL
(68.47TC)(67.81FL)
(68.33FG)
PROPOSED
LANDSCAPE
38
36
34
32
30
40
42
44
46
48
50
38
36
34
32
30
40
42
44
46
48
50
PL
(47.20FG)
(44.52FG)
28
26
24
22
28
26
24
22
(29.64FS)
19.5'
EXISTING
LANDSCAPE
(10%)
42.9'
SLOPE EXCEEEDDS 2:1PERPENDICULAR TOTHIS SECTION
PL
4.5'
SLOPE EXCEEEDDS 2:1PERPENDICULAR TOTHIS SECTION
PROPOSED BUILDING
GARAGE: 24.43FF
SECOND FLOOR: 34.12FF
THIRD FLOOR:45.12
ROOF DECK:54.85FS
7.1'
PROPOSED
LANDSCAPE
52 52
EXISTING
LANDSCAPE
31.8'
PROPOSED
BUILDING
EXISTING
BUILDING
(10%)
38
36
34
32
30
40
42
44
46
48
50
38
36
34
32
30
40
42
44
46
48
50
28
26
24
22
28
26
24
22
PL
8.6'0.8'
PROPOSED BUILDING
GARAGE: 24.43FF
SECOND FLOOR: 34.12FF
THIRD FLOOR:45.12
ROOF DECK:54.85FS
(24.28FS)
(23.64FS)
(23.47FL)
3.9'
EXISTING
SWALE
(23.69FS)
6.8'
(4.1%)
(24.04FS)(24.34FS)
WAY LANE
EXISTING WALLTO BE REMOVED
(18%)
52
54
56
58
52
54
56
58
54.80FS 54.71FS
4.2'
PROPOSED
CONCRETE
WALKWAY
2.0%54.71FG54.35FL
PROPOSED
LANDSCAPE
58.45TW(55.45FG)
(56.00)FG-GB (81.2%)
(64.00)FG-GB
60
62
64
66
68(65.93TC)(65.36FL)
70
PROPOSEDRETAINING WALL
0.6'
22.5'
(10.3%)
(24.1%)
FERNLEAF RAMP
60
62
64
66
68
70
1.6'
PROPOSED
LANDSCAPE
1.3'
7272PL
3.9'
CL
26.06'
PROPOSED
BUILDING
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/25
02/01/2024
01/04/2024
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 5
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
SITE SECTIONS
C-5
5
SECTION "A-A"
SCALE:1"=5'
PROPOSED BUILDING STRUCTURE, FOUNDATION, AND RETAINING WALL SHOWN HERE ARE FOR REFERENCE ONLY.
SEE SEPARATE STRUCTURAL AND ARCHITECTURAL PLANS AND PERMIT FOR FLOOR PLANS AND FOUNDATION PLANS.
SECTION "B-B"
SCALE:1"=5'
PROPOSED BUILDING STRUCTURE, FOUNDATION, AND RETAINING WALL SHOWN HERE ARE FOR REFERENCE ONLY.
SEE SEPARATE STRUCTURAL AND ARCHITECTURAL PLANS AND PERMIT FOR FLOOR PLANS AND FOUNDATION PLANS.
SECTION "C-C"
SCALE:1"=5'
PROPOSED BUILDING STRUCTURE, FOUNDATION, AND RETAINING WALL SHOWN HERE ARE FOR REFERENCE ONLY.
SEE SEPARATE STRUCTURAL AND ARCHITECTURAL PLANS AND PERMIT FOR FLOOR PLANS AND FOUNDATION PLANS.
106
N49°24'40"W 55.15'
N29°2
2
'
5
2
"
W
4
9
.
6
6
'N50°11'19"E 53.37'N49°24'46"W 110.71'N40°35'12"E 35.61'FERNLEAF RAMP
WAY L
A
N
EDAHLIA AVENUEEXISTING 6" VCP SEWER MAIN PER CITYOF NEWPORT BEACH S-5043-S
EXISTING 4" ACP WATER MAIN PERCITY OF NEWPORT BEACH W-5142-S
FERNLEAF RAMP
WAY L
A
N
EDAHLIA AVENUE58
56
PROPOSED COVERED TRASH ENCLOSURE
PROPOSED INSERT FILTERTO BE MAINTAINED54.25TG
PROPOSED INSERT FILTERTO BE MAINTAINED39.94TG
PROPOSED INSERT FILTERTO BE MAINTAINED54.36TG PROPOSED INSERT FILTER
TO BE MAINTAINED
54.48TG
PROPOSED INSERT FILTER
TO BE MAINTAINED
53.62TG
PROPOSED INSERT FILTER
TO BE MAINTAINED
54.13TG
EXISTING BUILDING
TO BE PROTECTED IN PLACE
DMA-10.098 AC
PROPOSED
EXPANSION
PROPOSED INSERT FILTER
TO BE MAINTAINED
<<<<<<<<<<<<<<<<PROPOSED LANDSCAPE RESTORATIONPER SEPARATE PLAN AND PERMIT
PROPOSED LANDSCAPE RESTORATIONPER SEPARATE PLAN AND PERMIT
PROPOSED LANDSCAPE RESTORATIONPER SEPARATE PLAN AND PERMIT
PROPOSED 4" CORE THROUGH WALLFACE FOR PLANTER BOX DISCHARGE26.50INV-OUT
<<<<
PROPOSED INSERT FILTERTO BE MAINTAINED40.64TG
PROPOSED INSERT FILTER
TO BE MAINTAINED
36.65TG
PROPOSED BIORETENTION FACILITY OVERFLOW
INLET. INSERT FILTER TO BE MAINTAINED.
33.00TG
BMP-2: PROPOSED BIORETENTION BASINWITH UNDERDRAIN. PROVIDE CONTINUOUSIMPERMEABLE LINER AT BOTTOM OF BASIN.31.50FG - PLANTER26.50BOTT. - GRAVEL
35.64'2.12'
OCEAN BLVD RESIDENCE
2607 OCEAN BLVD
CORONA DEL MAR, CA 92625
APN: 050-411-03
OCEAN BLVD LLC
8141 2ND STREET,
DOWNEY, CA 90241
CONTACT: MIKE BOLLENBACKER
TEL: (818) 631-0389
PREPARED FOR:PREPARED BY:WQHP BMP SITE PLAN
H.M.L.LANDSCAPE AREA (PERVIOUS)
BUILDING/ROOF AREA (IMPERVIOUS)
BIORETENTION / PLANTER BOX
PROPERTY LINE
CENTERLINE
DIRECTION OF SURFACE FLOW (OFFSITE)
DIRECTION OF SURFACE FLOW (ONSITE)
PRIVATE STORM DRAIN LINE
SURFACE FLOW PATH
ROOF DOWN DRAIN
DMA BOUNDARY<LEGEND:
SITE-WIDE BMP'S:
N-1
N-2
N-11
N-12
EDUCATION FOR PROPERTY OWNERS, TENANTS AND OCCUPANTS
ACTIVITY RESTRICTIONS
COMMON AREA LITTER CONTROL
EMPLOYEE TRAINING
OWNER
OWNER
OWNER
OWNER
BMP DESCRIPTION RESPONSIBLEPARTY
BMP KEY NOTES:
N-3
N-4
N-14
S-1
S-3
S-4
COMMON AREA LANDSCAPE MANAGEMENT
BMP MAINTENANCE
COMMON AREA CATCH BASIN INSPECTION
PROVIDE STORM DRAIN SYSTEM STENCILING/SIGNAGE
DESIGN AND CONSTRUCT TRASH AND WASTE STORAGE AREAS
USE EFFICIENT IRRIGATION SYSTEMS & LANDSCAPE DESIGN, WATER
PROTECT SLOPE AND CHANNELS
HILLSIDE LANDSCAPING
OWNER
OWNER
OWNER
OWNER
OWNER
OWNER
OWNER
BMPSYMBOL DESCRIPTION RESPONSIBLEPARTY
S-5
S-4 OWNER
LID DCV & BMP SUMMARY:
PROJECT SITE AREAS:
ELEMENT EXISTING PROPOSED
TOTALPROJECT SITE
IMPERVIOUSAREA
PERVIOUSAREA
4,257 SF(0.10 AC)
2,151 SF(51%)
2,105 SF(49%)
4,257 SF(0.10 AC)
2,960 SF(70%)
1,297 SF(30%)
ALL ROOF DRAINS SHOWN ARE IN
APPROXIMATE LOCATIONS. REFER TO
SEPARATE PLUMBING PLANS (SEPARATE
PERMIT, BY OTHERS).
ROOF DRAIN NOTE:<DMA DCVBMP ID & TYPE
-1 BMP-1: CATCH BASIN INSERT FILTERS
BMP-2: BIORETENTION BASIN W/ UNDERDRAIN2 216 CF
SHEET
OF 66
C-6
107
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Attachment No. PC 3
Construction Management Plan
109
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Page 1 | 5
2607 Ocean Boulevard Construction Management Plan
Project Location:
2607 Ocean Blvd
Corona del Mar, CA 92625
Architect:
Daniel Martinez Architect
1445 Glenneyre St, Suite B
Laguna Beach, CA 92651
1.0 PROJECT INTRODUCTION
Existing Site Conditions
The subject property (the "Site") is located at 2607 Ocean Blvd, Corona Del Mar, 92625. It is bordered by
Ocean Blvd / Fernleaf Ramp at the top of the property and Way Lane in China Cove at the bottom of the property.
The site is currently occupied by one single-family three-story residence. The current residence will be retained
and undergo a comprehensive renovation with proposed additions and site improvements to comprise the entirety
of the scope of work.
Plan Execution
This construction management plan is designed to provide Project management criteria and minimize the Project's
neighborhood impacts and construction related environmental effect and to foster public safety during project
construction. The Project owner, general contractor, and all sub-contractors must adhere to all provisions as
stated in this Construction Management Plan.
2.0 PROJECT IMPLEMENTATION
Duration of Construction
The construction of the proposed project is expected to occur over approximately 18-20 months. The hours of
construction will be Monday through Friday from 7:00 a.m. to 6:30 p.m. And Saturday from 8:00 a.m. to 6:00
p.m./ as allowed by City of Newport Beach Municipal Code Section 10.28.040. Work hours in the public right of
way shall be limited to 7:00 a.m. to 4:30 p.m., Monday through Friday, excluding holidays. Additional restrictions
during summer months may apply and will require further coordination with the City. No Construction workers shall
arrive earlier than 7:00 a.m. Monday through Friday and no earlier than 8:00 a.m. on Saturday.
Construction Phasing
Project Construction is divided into four phases:
I. DEMOLITION PHASE #1 - Disconnect and cap off utilities. Install temporary power and install temporary water
standpipe to the existing water service and meter. Demolish the existing hardscape and landscape elements
including the upper level primary entry deck and deck structure. Approximately 6 to 8 personnel on site daily
during this phase and approximately 3 to 6 car/trucks. Refuse removal estimated to require (6) ten-yard
truckloads.
Approx. Time: 1 month
II. EXCAVATION/GRADING/ FOUNDATON -PHASE #2- Excavation and removal of approximately 144 cubic yards of
dirt (approximately 15 truckloads). Grading and concrete placement, which consists of shoring, placement of
structural piers, slabs, and walls, waterproofing, sub-slab drainage system will occur during Phase #2. In addition,
site drainage, plumbing underground and electrical underground systems will be integrated. Approximately 4 to 10
personnel on the site daily during this phase and approximately 4 to 8 cars/trucks. Excavation and drilling
equipment duration shall be a determination based on final structural requirements for the foundation phase of the
project but are accounted for in a most likely scenario for minor piers and conventional footings supporting the
planned additions, as stipulated by the geotechnical engineering investigation dated February 10, 2023,
provided by Harrington Geotechnical Engineering.
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2607 Ocean Boulevard Construction Management Plan
Approx. Time: 4.5 months
Ill. ROUGH TRADES-PHASE #3- During phase #3- Wood floor joist systems and stud wall
framing will begin on all levels and work up. Integration of rough plumbing, mechanical, and
electrical systems will follow rough framing is in place. Installation of windows, doors, and roof
structure will also occur during Phase #3. Approximately 4 to 10 personnel on the site daily during
this phase and approximately 3 to 6 cars/trucks.
Approx. Time: 5.0 months
IV. BUILDING FINISHES -PHASE #4- Finishes will be installed during Phase #4. Exterior finishes such as
exterior plaster, clay roofing, stone veneer, and flooring, iron elements and guard rails will be
installed. Landscaping and hardscape/ Paving, planting and irrigation, landscape lighting and
drainage systems will also be installed, including drywall, painting, cabinetry, stone and tile art
counters, walls and floors. Approximately 8 to 12 personnel on site Daily during this phase and
approximately 5 to 8 cars/trucks
Approx. Time: 6.5 months
Total length of construction Time Approx. 19 months
Construction Equipment
Construction equipment will be utilized for the various stages of the project as follows:
DEMOLITION- PHASE #1:
o Demolition
o 10-yard hauling trucks
o Flatbed delivery trucks (restricted to Ocean Blvd off load and upload)
o Bobcat Loader
o Compressor / Jackhammer
EXCAVATION/GRADING/ FOUNDATION-PHASE#2:
o Pier drilling equipment
o Concrete mixer
o Boom pumper
o Flatbed delivery trucks (restricted to Ocean Blvd off load and upload)
o Compressor
o Roto hammers
o Skilsaws
o Small manual hand tools
ROUGH TRADES-PHASE#3:
o Wall Framing
o Structural Steel Crane
o Flatbed delivery trucks (restricted to Ocean Blvd off load and upload)
o Mechanical, Electrical and Plumbing installation
o Window I Door installation
o Masonry saws/ Rotary Saws
o Roofing
o Compressors
o Shot pin applicators
o Small stationary power tools
o Small hand power tools
o Small manual hand tools
BUILDING FINISHES-PHASE #4:
o Exterior and interior finishes
o Flatbed delivery trucks
o Hardscape installation
o Compressors
o Masonry saws
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Page 3 | 5
2607 Ocean Boulevard Construction Management Plan
o Softscape installation
o Skilsaws / Drills
o Small cement mixer
o Small hand power tools
o Small manual hand tools
Construction personnel Trip Generation and Parking
The total number of construction personnel at the site will vary per construction activity and phase. It
is expected that there will be an average of 4 to 15 people workers daily at the job site. Refer to section 3.0
below (Parking management), for a discussion of construction personnel parking during
construction.
Construction Process
Upon permit issuance, Site verification will ensure that existing utilities are disconnected and capped off in
preparation for demolition. Temporary power and sanitation shall be supplied / installed on site and the existing
sewer line will be capped. After limited demolition has been completed, caisson drilling will begin. The caissons
will be installed according to the structural requirements as specified and illustrated in the approved, permitted
Construction Documents. Vibration monitors will be placed at the neighboring properties and any other locations
per the recommendations of Harrington Geotechnical Engineering, Inc in accordance with the geotechnical
engineering investigation dated February 10, 2023, and any subsequent field observations requiring on site
memorandum. A vibration monitor program will be initiated and if found to exceed the threshold for structural
damage, other industry standard construction methods will be employed to eliminate any occurrence of structural
damage. Such alternative construction methods include, but are not limited to, use of different drill bits for the
caisson drilling, use of less vibration intensive construction vehicles, and /or use of lubricants for the caisson
drilling.
In order to minimize disruption to Way Lane, all demolition and construction activities will be approached and
coordinated from Ocean Blvd. During demolition, a flagmen shall be positioned at the initial ascent and decent
points of the Fernleaf Ramp during the stationing and / or movement of job required equipment and vehicles larger
than 8000lb GVW. Flagger operations shall be per Cal OSHA Title 8, §1599 and Municipal Code 12.62
requirements and shall require a street closure permit issuance. Vehicles shall be limited to (3) fixed axle
configurations. Truck and trailers combinations shall be restricted from descending the Fernleaf Ramp to access
the project. Onsite flagmen will monitor this activity with two point radio.
Pedestrian access is currently restricted from the ramp location and will not present any additional impact in that
regard. If a Fernleaf Ramp closure is needed for a short duration to move heavy equipment onto and off the site
(only required during the demolition and grading phase), a street and /or sidewalk permit will be obtained as
required by the City of Newport Beach. The use of Ocean Blvd and / or Way Lane for temporary construction
materials staging is necessary due to the steep topography and narrow configuration of the site. This staging will
be temporary, and any long-term staging of equipment, materials or refuse containers will obtain appropriate
approvals from the City prior to activity. Long term staging shall only be permitted within the approved area of
construction and shall not be allowed within the public right of way. Any temporary encroachment within the right
of way will be coordinated with the City. Subcontractors will be restricted from accessing the property via Way
Lane as much as possible and no large vehicles, (greater than 8000lb GVW), will be allowed on Way Lane. Any
small construction vehicles that need to access the subject property will be instructed not to block access to
Way Lane (e.g., use of garage spaces). This approach to the project is intended to minimize any impacts to the
access along Way Lane, as well as any impacts to the residences adjacent and near the site during construction.
At no time will more than one concrete or dump truck be stationed at the site. The presence of such a vehicle
shall occur site adjacent along Way Lane and shall not impede normal vehicular traffic at any time.
3.0 PARKING MAGEMENT
Carpooling among construction workers will be encouraged throughout the project construction time
frame by offering a daily stipend for those who carpool. During the off-peak season, generally between
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2607 Ocean Boulevard Construction Management Plan
Labor Day and Memorial Day, any additional parking deemed necessary by the city of Newport Beach
will be obtained from the public parking lot at Big Corona. During the summer peak season, generally
between Memorial Day and Labor Day, workers that do not require direct vehicle access to the site will
be required to park at an offsite location (to be determined). Every effort will be made to minimize
impacts and use of on-street parking in the vicinity of the site. There will be occasion when nearby legal
parking spaces will be used by personnel, however we are strongly encouraging personnel to carpool
and/or park in nearby public parking areas.
In order to maintain unobstructed access for residents and emergency responders, construction workers
will be prohibited from parking on Way Lane. Compliance with this prohibition will be monitored daily
by the general contractor of record and general contractor’s superintendent.
Construction Office, Materials Storage, and Waste Management
In order to minimize disruption to Way Lane, the general contractor shall notify the residents along the full length
of Way Lane of scheduled material drop and pickup dates, twenty-four hours in advance. The form of
communication shall be both written and telephonic. Staging and management activities shall be confined to the
existing enclosed lower level of the existing structure and / or, newly graded pads within the site property lines.
Under no circumstances shall the dedicated right of way of Way Lane be utilized as a staging area throughout the
full length of construction. Temporary toilet facilities will be provided on the site. Once the lower levels are
constructed, dedicated storage areas and lockboxes will be provided within the structure for each trade to store
their tools and materials on- site for the duration of construction.
4.0 SAFETY AND SECURITY
Project Fencing
The site will be temporarily fenced with a 6-foot-high construction fence prior to the start of grading. Fencing
shall not encroach into public right of way or impede vehicular sight distance. Mesh covered chain link fencing will
be installed on the side of the property facing the adjacent neighbor and will be installed along the property line
on China Cove Ramp. A minimum of one 20-foot-wide rolling gate will be provided along Way Lane with a
pedestrian access hinged gate at the upper property. Each will be locked for security. This rolling gate shall open
by sliding parallel to Way Lane directly in front of the existing residence’s garage. No direct vehicle access is
available to the site along Ocean Blvd. Vendors will be required to park on Ocean Blvd clear of the right of way to
the ramp and load and unload, then vacate this spot to allow other vendors to delivery /pick up access. The
general contractor shall arrange for immediate transfer of deliveries to the approved on site staging areas located
off Way Lane by way of standard vehicle transportation of a weight less than 8000lb GVW. This access will be
used sparingly as described above.
Safety and Security Appropriate signage will be posted at the Site indicating "No Trespassing", "Authorized
Personnel Only" and other visitor/delivery Information. The onsite superintendent will do regular jobsite safety
inspections.
5.0 AIR QUALITY CONTROL, FUGITIVE DUST CONTROL, NOISE SUPRESSION AND VIBATION
MONITORING
Construction activities will follow the 2007 Air Quality Management plan (AQMP) adopted by the South
Coast Air Quality Management District to reduce air pollution and emissions impact. Fugitive Dust Control
The project shall comply with the fugitive dust emission and control plan approved by the South Coast
Air Quality Management District (under District Rule 403}. Dust will be minimized using water as control. Site and
debris watering shall be performed a minimum of three times daily during all demolition activities. During grading
activities, any exposed soil areas shall be watered at least four times per day. Stockpiles of crushed cement,
debris, dirt, or other dusty materials shall be covered or watered three times daily. In addition, trucks carrying
soil and debris shall be wetted or covered prior leaving the site. On windy days, or when fugitive dust can be
observed leaving the site, additional application of water shall be applied to maintain a minimum 12 percent
moisture content defined by SCAQMD rule 403. Soil disturbance shall be terminated whenever wind conditions
114
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2607 Ocean Boulevard Construction Management Plan
exceed 25 miles per hour. All Diesel-powered machinery exceeding 100 horsepower shall be equipped with soot
traps, unless the contractor demonstrates to the satisfaction of The City Building Official that it's infeasible.
Noise Control
Construction activities will adhere to the hours prescribed by the City of Newport Beach's Noise
ordinance (municipal code section 10.28.040}. Specifically, construction activities will be restricted to
non-holiday weekdays from 7:00 a.m. to 6:30 p.m. and Saturday from 8:00 a.m.to 6:00 p.m., as allowed by City
of Newport Beach Municipal Code Section 10.28.040.
The general contractor shall l provide residents living within 100 feet as well as the residents along the entirety
of the northwesterly portion of Way Lane of the project site with a construction schedule for the project prior the
commencement of construction and shall keep them informed of any material changes to the schedule. The
notification shall also identify the name and the phone number of a contact person with whom to register
complaints.
Noise Control Considerations
Noise from construction activities on this project will be a function of the noise generated by individual
construction equipment items (as listed in construction equipment), the equipment location, and the
timing and duration of noise generated activities. It is important to note that all equipment is not
generally operated continuously or used simultaneously. The number, type, distribution, and usage of
construction equipment will differ from phase to phase. The noise generated is both temporary in
nature and limited by the City's Noise Ordinance (section 10.28.040).
Vibration Monitoring
Vibration monitoring will be conducted as part of the construction management plan. Vibrations probes
will be placed at adjacent properties along Fernleaf Ramp and Way Lane and any other locations per so il
engineer's recommendations to monitor activities. A vibration-monitoring program will be initiated and if found to
exceed the threshold for structural damage, other methods will be employed to eliminate any occurrence of
structural damage. Such alternative construction methods include, but are not limited to, use of different drill bits
to change levels of torque for the caisson drilling, use of less vibration-intensive construction vehicles, and use of
drilling, and /or insertion of expansive grout to fracture rock. Vibration monitoring requirements shall conclude at
completion of PHASE 2: Grading and Foundation installation.
6.0 ENVIROMENTAL COMPLIANCE/ PROTECTION
Water Quality Management Plan
As a non-exempt project, a site specific WQMP has been prepared and submitted for the ultimate purpose of
issuance of a grading and building permit. The WQMP describes the permanent, post-construction Best
Management Practices (BMPs) that will be constructed or utilized on the site and maintained during the life of the
project. As prepared by Commercial Development Resources in the WQHP, as reviewed and approved by the
Public Works Department and the Building Department as generally required, shall serve to provide the following:
o Assess the impacts of waste discharges from irrigated lands to surface waters through source
identification.
o Determine the degree of implementation of management practices to reduce discharge of specific wastes
affecting water quality.
o Evaluate the effectiveness of management practices and strategies in reducing waste discharges impacting
water quality.
o Measure the concentration and load of waste in these discharges to surface waters.
o Ensure compliance with existing narrative and numeric water quality objectives and identify additional
management practices if necessary for water quality improvement and protection within the City of
Newport Beach.
115
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Attachment No. PC 4
Correspondence
117
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From:Bret Dandoy
To:Perez, Joselyn
Cc:Bret Dandoy
Subject:Project PA2023-0064
Date:February 13, 2024 12:42:47 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
As we will not be there for the Public Hearing, we submit this comment via email.
Regarding the 2607 Ocean property plan, as a resident of the community and specificallyliving on the other side of Ocean Blvd. we are against the proposal of exceeding the height
limit for both the sloped and flat roofs. While not directly impacting us, we would also beagainst the significant encroachment on Way Ln setback.
thank you
Bret Dandoy
119
INTENTIONALLY BLANK PAGE120
From:Ron Yeo
To:Planning Commission
Cc:Kleiman, Lauren
Subject:2607 Ocean/China Cove project -- PA2023-0064
Date:February 16, 2024 9:53:48 AM
Attachments:image001.png
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
My major concern on this project is the 5 requested variances.
Do they really meet all of the requirements for approval?Steep sloping lots have special challenges, and should not be compared to the neighboring
flatter lots for variances.
It never ceases to amaze me why the City has the propensity to vote for “bigger is better”.It is a FACT that the planing staff, with “unintended consequences” completely changed the
Corona el Mar "Village Character" forever by revising how the building height is measured.
Another issue is that this project is not posted along Ocean Blvd. as promised last year.
Begin forwarded message:
From: "Perez, Joselyn" <JPerez@newportbeachca.gov>Subject: RE: 2607 Ocean/China Cove project -- PA2023-0064
Date: September 28, 2023 at 5:54:26 PM PDT
To: Ron Yeo <ronyeoarchitect@gmail.com>
Hello Ron,
Thanks for reaching out.
The reference photo is of a Notice of Application Filing. When we do schedule for application
for a public hearing, we’ll put multiple postings at the site, including on the Ocean Blvd side,
as you’ve suggested.
While I did work with the architect over the summer, there has not been a resubmittal yet.
Please let me know if you have any other questions on the project.
Sincerely,
Planning Commission - February 22, 2024 Item No. 3a - Additional Materials Received 2607 Ocean Blvd. LLC Residences (PA2023-0064)
Joselyn Perez
Associate Planner
Community Development Department
Office: 949-644-3312
100 Civic Center Drive
Newport Beach, CA 92660
Planning Commission - February 22, 2024 Item No. 3a - Additional Materials Received 2607 Ocean Blvd. LLC Residences (PA2023-0064)
From:Martha Peyton
To:Planning Commission
Subject:2607 Ocean Blvd Variances
Date:February 16, 2024 5:36:53 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Dear Commissioners,
I am a property owner of 212 1/2 Fernleaf Ave, roughly one block from 2607 Ocean Blvd. I support the 2607
variance requests dealing with the set backs. The lot is oddly shaped and oddly positioned. However, I am strongly
opposed to increasing the density beyond what the lot square footage allows. That is an unwarranted gift to the
owner. Larger homes nearby on larger lots are not a justification. Prior approvals of similar requests for increased
density are not a justification but rather illustrate contagion that undermines the whole purpose of zoning
regulations. Can I similarly ask for a variance to add 1500 sq ft to my house? Please reject the variance for extra
density, it is unwarranted and unfair.
Sincerely,
Martha Peyton
Sent from my iPad
Planning Commission - February 22, 2024 Item No. 3a - Additional Materials Received 2607 Ocean Blvd. LLC Residences (PA2023-0064)
From:Perez, Joselyn
To:Rodriguez, Clarivel; Martinez, Savannah
Subject:FW: 2607 Ocean Blvd
Date:February 20, 2024 10:52:32 AM
Attachments:image002.png
Additional Material.
Sincerely,
Joselyn Perez
Associate PlannerCommunity DevelopmentDepartmentOffice: 949-644-3312 100 Civic Center Drive
Newport Beach, CA 92660
From: daniel dmadesigns.com <daniel@dmadesigns.com>
Sent: February 19, 2024 2:02 PM
To: Perez, Joselyn <JPerez@newportbeachca.gov>
Subject: 2607 Ocean Blvd
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Hi Jocelyn, See the thread below with a comment of support for the project.
Daniel Daniel Martinez Architect1445 Glenneyre Street
Suite BLaguna Beach, CA 92651(o) 949.494.7272(m) 949.677.5512
(w) www.dmadesigns.com
From: Steve Navarro <snavarro@furmanco.com>
Planning Commission - February 22, 2024 Item No. 3a - Additional Materials Received 2607 Ocean Blvd. LLC Residences (PA2023-0064)
Sent: Monday, February 19, 2024 8:57 AM
To: daniel dmadesigns.com <daniel@dmadesigns.com>; Reply to Conversation
<c322725970h67008f23ca74fm865666616@mail.conversations.godaddy.com>
Subject: RE: New contact form message for daniel martinez architect via Contact Us
Thank you. I appreciate the submission and get it.
I approve of your current development program based upon the plan submitted herewith.
No need for further conversation.
My property:
2608 Ocean Bl
Corona Del Mar, CA
Steve______________
Stephen P. Navarro, CRE, CCIM, FRICS
President and CEOThe Furman Co.355 S. Main St., Ste. 903 | Greenville, SC 29601864 527 6060 Telsnavarro@furmanco.comwww.furmanco.com Please consider the environment before printing this email. Thank you.
This email may contain information that is confidential or attorney-client privileged and may constitute inside information. The contents ofthis email are intended only for the recipient(s) listed above. If you are not the intended recipient, you are directed not to read, disclose,distribute or otherwise use this transmission. If you have received this email in error, please notify the sender immediately and delete thetransmission. Delivery of this message is not intended to waive any applicable privileges.
From: daniel dmadesigns.com <daniel@dmadesigns.com>
Sent: Friday, February 16, 2024 6:03 PM
To: Reply to Conversation
<c322725970h67008f23ca74fm865666616@mail.conversations.godaddy.com>
Cc: Steve Navarro <snavarro@furmanco.com>
Subject: RE: New contact form message for daniel martinez architect via Contact Us
Hi Steve,
Thanks for reaching out. I would be happy to schedule a time to talk before the 22nd. In themeantime, attached are a couple of pdf files that went out in the mail today addressing some of thebiggest questions / concerns of your neighbors.
Let me know what works well for you the beginning of next week. Best regards,
Daniel Daniel Martinez Architect
1445 Glenneyre Street
Planning Commission - February 22, 2024 Item No. 3a - Additional Materials Received 2607 Ocean Blvd. LLC Residences (PA2023-0064)
Suite BLaguna Beach, CA 92651(o) 949.494.7272(m) 949.677.5512
(w) www.dmadesigns.com
From: notifications@mail.conversations.godaddy.com
<notifications@mail.conversations.godaddy.com>
Sent: Friday, February 16, 2024 11:52 AM
To: daniel dmadesigns.com <daniel@dmadesigns.com>
Subject: New contact form message for daniel martinez architect via Contact Us
daniel martinez architect
has received a new message.
Reply to Conversation
NameStephen Navarro
Emailsnavarro@furmanco.com
Cell phone
Planning Commission - February 22, 2024 Item No. 3a - Additional Materials Received 2607 Ocean Blvd. LLC Residences (PA2023-0064)
8643805202
What is the address of the property that requires our designexpertise? Daniel, I live primarily on the east coast, but own 2608 Ocean Bl
as a third home. 2607 Ocean in CDM is directly below me. Ireceived the Notice of Public Hearing and I want to support whatyou are doing, but have a few simple questions. can we talksometime before next Thursday?
Devicedesktop
Languageen-US
Submitted_fromContact us
This message came from your contact form, daniel martinez architect
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Planning Commission - February 22, 2024 Item No. 3a - Additional Materials Received 2607 Ocean Blvd. LLC Residences (PA2023-0064)
February 22, 2024, Planning Commission Item 3 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher (jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 3. 2607 Ocean Blvd, LLC Residence (PA2023-0064)
This application is related not only, as referenced in the staff report, to the 2016 application for
demolition and construction of a much larger replacement for the same home (PA2016-170, last
seen by the Planning Commission as Item 5 on December 7, 2017), but also, and perhaps more
pertinent, the Commission’s much more recent consideration of the proposal for remodel and
expansion of another nonconforming China Cove bluff-face property, at 2741 Ocean Boulevard,
as Item 2 on your November 9, 2023, agenda (PA2022-0315).
In both of those previous cases, the Planning Commission approvals, relying on City staff
analysis of Coastal Act issues, were appealed to the Coastal Commission, which found errors in
the City’s analysis.
In the present case, the analysis also appears flawed, and the Planning Commission may wish
to continue, or at least extend, the planned hearing, since no analysis has been provided, and
nothing has been made available to it or the public for review in advance of the hearing that will
allow it evaluate one of the most crucial aspects of the application’s compliance with the City’s
Local Coastal Program, which is the impact of both the existing structure and the proposed
addition on views to the China Cove bluff, such as from West Jetty View Park, an
LCP-designated coastal view point, as seen in this Google Street View:
The impact on views from this point was a significant factor in the Coastal Commission’s review
of the 2016 application, and the previous applicant’s withdrawal or it in the face of almost certain
rejection by the CCC at their December 12, 2019, de novo hearing.
1
1 On their archive page, see the video segment for Item 15b at the 6:16:00 time mark. See also
Commissioner Brownsey's concern with ignoring required setbacks from public roads at 6:10:20.
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As a nonconforming structure, the existing home’s impact on views to coastal bluffs may make it
ineligible for any expansion, and even if it were eligible, should certainly affect where and to
what extent it can be expanded.
While the staff report correctly notes (in its final Summary) “The project is greatly reduced from
the previous proposal in PA2016-170,” the more (and only?) relevant question is what the
proposal development adds to the existing structure, and the illustrations provided in that regard
(Figures 7 through 11, and 15 through 19) are not easy to follow, at least for me. It appears the
structure would be expanded horizontally to the northwest, perhaps doubling its width as seen
from West Jetty View Park. It will apparently also be increased in height, although by how much
is not immediately clear. And it appears that instead of reducing encroachments into the Way
Lane setback, new ones will be created (the crosshatched areas in Figures 9 through 11).
From the title page of the plans (handwritten page 57), there also seems to be a plan to
construct a massive retaining wall (that does not currently exist?) at the rear of the property:
What is old and what is new about the hardscape plan, and what grading might be involved, is a
bit difficult to follow from the brief “Exterior Improvements” description on handwritten page 13 of
the staff report. The wall in the rear appears to be among the “low retaining walls proposed
within the 10-foot front Ocean Boulevard setback,” but in the rendering it looks substantially
taller than the 3 feet one might guess from the elevation notations on handwritten page 58
(Attachment No PC 2, Project Plans, Sheet A1.0).
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In addition to the primarily Coastal Act issues, I share the concern expressed in the public
comment from Martha Peyton2 regarding the magnitude of the proposed addition, and its
justification in terms of achieving a FAR (floor area to lot area ratio) similar to other properties.
Newport Beach has quite consciously chosen to limit residential development using a Floor
Area Limit based on buildable area, which is diminished by the setbacks imposed on the
property.
Regulating allowable residential floor area by FAL rather than FAR affects different properties
differently, and property owners and purchasers are expected to be aware of this and deal with
it. As Ms. Peyton observes, saying it is a hardship for some residential lots to be allowed a
smaller FAR than others is essentially repealing any regulation based on FAL.
Moreover, the staff report notes that for 2607 Ocean Boulevard, the “Required setbacks occupy
approximately 54% of the property’s lot area, whereas setbacks occupy only 45% and 31%
percent of the two adjacent residences on Way Lane.” However, it could equally well have noted
that the setbacks on the other side of Way Lane, at 2609 and 2619, occupy roughly 70% of the
lot area. So losing 54% to setbacks is not that unusual for this area.
Given the LCP’s promise to bring nonconforming structures into conformity as they are
redeveloped, granting a variance to allow expansion beyond the normally-allowed FAL seems
particularly inappropriate.
It might also be noted that the staff report (“Property Background,” handwritten page 7) says the
existing home is believed to have been built in 1948, but the City can find no permits for it. This
raises a question of whether it is even a legally nonconforming structure. If it is not, even if
expansion were otherwise allowed, it would be subject to abatement rather than expansion
pursuant to Subsection 21.38.030.F of the LCP Implementation Plan: “A use or structure that
was not lawfully established, erected, or maintained is contrary to the provisions of this
Implementation Plan and the City may commence proceedings for the abatement and removal
of the use or structure.”
Specific Problems with the Staff Analysis
In the following I will note some likely errors in staff’s analysis as reflected in the proposed
resolution (Attachment No. PC 1). The page numbers refer to the handwritten ones:
Page 34: The resolution presents findings to justify a variance, but it is not clear exactly what
variance(s) the Commission is being asked to approve. Only on page 39, for example, do we
learn the project would expand the floor area to 3,969 square feet; and only on page 40 do we
find that would (apparently) be the maximum floor area allowed by the variance.
Page 35, Fact 3.A.4: As noted above, there are other properties in the immediate vicinity for
which the setbacks occupy an even higher percentage of the lot area than this one.
Page 36, Fact 3.C.1: As noted above, differences in allowed FAR are inherent to regulation of
residential structure size by FAL. If the City wanted lots with different setbacks to allow similar
2 3a_Additional Materials Received_Various_PA2023-0064, page 3 of 7.
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FAR, it would have regulated size by FAR. The City has chosen to use FAL. There is no “right”
to a comparable FAR.
Page 37: This is not a problem with the analysis, but Fact 3.E.2 indicates the staircase
connecting the property to Ocean Boulevard will be removed. If there will no longer be any
connection to Ocean Boulevard, one has to wonder why this property would be called “2607
Ocean Boulevard.” Shouldn’t it be redesignated as “2607 Way Lane”?
Pages 40 to 41, Fact 3.G.6.a: As supported by the recent Coastal Commission Substantial
Issue hearing on 2741 Ocean Boulevard,3 staff misreads Subsection 21.38.040.G of the
Implementation Plan regarding expansion of nonconforming structures.
First, Subsection 21.38.040.G.1 imposes four conditions (not just the three listed) that must be
met before any expansion is allowed.
The existing nonconforming structure at 2607 Ocean Boulevard appears to fail the second of
those (21.38.040.G.1.b), because it impairs public views to coastal bluffs.
4
That should probably be the end of the matter.
However, second, staff seems to believe that if the existing structure passed the four conditions
of Subsection 21.38.040.G.1, it would automatically be allowed up to a 50% expansion of floor
area without further analysis of a Coastal Development Permit. That is not true in this case
because the project is, by Coastal Act definitions, between the sea and the first public road
paralleling the sea (Ocean Boulevard) and for such properties,Subsection 21.52.035.C.1.d.i
requires processing of a CDP for any increase in floor area of more than 10%.
Third, Subsection 21.38.040.G.2 clearly states the allowed expansion for nonconforming
residential structures, at least when subject to a CDP, is 75% (not 50%) and that in evaluating
the CDP application for what amount of expansion (between 0 and 75%) should be allowed, the
the review authority must consider three additional factors, none of which have been presented
to the Commission.
Finally, staff seems to overlook Subsection 21.38.040.G.4, which requires that “the addition shall
comply with all applicable development standards and use regulations of this Implementation
Plan.” In other words, as City staff recognized with regard to 2741 Ocean Boulevard, the
addition to an already nonconforming structure cannot create new nonconformities. In this case,
the proposed addition appears to do exactly that as illustrated, among other things, by the
crosshatched areas in Figures 9 through 11 of the staff report.
Saying these new setback encroachments will comply with the IP standards because a variance
from those standards will be granted for them seems at best a rather awkward sleight of hand.
4 While the second paragraph of Fact 3.G.6.a mentions the need to not impair public views, the third
paragraph curiously appears to omit any claim this structure does not do so.
3 See the findings, including the addendum, for Item 14a on the CCC’s Thursday, February 8, 2024,
agenda.
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Pages 41 to 42, Fact 3.G.6.b: Staff’s description of the requirement in Section 21.30.100
(Scenic and Visual Quality Protection) for an applicant-funded Visual Impact Analysis fails to
note the Subsection 21.30.100.C requirement that “The analysis shall include recommendations
to avoid or minimize impacts to public views from the identified public view points and corridors
identified in Policy 4.4.1-6 and Map 4-3 of the Coastal Land Use Plan.”
I have been unable to find any of the professional analyst’s recommendations, including any to
avoid or minimize impacts on views from West Jetty View Park, which is one of Map 4-3_3’s
“identified public view points.”
As to minimizing “alternation” of natural landforms, the cross section sketch on page 23 of the
51-page Geotechnical Report PDF referred to under Fact 3.G.7 indicates what looks like quite
extensive excavation of the bluff needed to construct the proposed addition:
It is hard to see how this could be consistent with Subsection 21.30.100.E.
As to the tall landscaping to be removed, that would certainly be a welcome improvement to
public views, but it is not clear if some of that vegetation is on City property, such that its
removal is not contingent on approval of this application.
Pages 42 to 43, Fact 3.G.6.c: As supported by the recent Coastal Commission Substantial
Issue hearing on 2741 Ocean Boulevard, staff misreads our Coastal Land Use Policy 4.4.3-8.
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While it is true that Subsection 21.30.030.C,1 (Bluff and Canyon Setbacks) defaults to the
regularly-applied setbacks for bluffs outside the Bluff Overlay District, this does not mean all
areas outside the normal setbacks are available for development, or that the bluff protection
policies of the CLUP do not apply. Specifically, staff’s claims that “There is no prominent line of
development stringline to be considered,” or that the project is consistent with Policy 4.4.3-8’s
prohibition of bluff face development outside the predominant line of existing development
because “the project has been sited to minimize adverse impacts on the remnant bluffs to the
maximum feasible extent.”
The latter exception to the prohibition applies only to “public improvements providing public
access, protecting coastal resources, or providing for public safety.”
Likewise, the failure of the City to fully implement Policy Policy 4.4.3-9’s command to “Establish
a predominant line of development for both principle [sic]structures and accessory
improvements” does not mean the line does not exist or does not need to be adhered to in the
bluff areas where it has not yet been agreed to through CCC certification.
In short, the extent to which the requested additions are outside the predominant line of existing
development needs to be considered. To the extent it is outside the liine, Policy 4.4.3-8 prohibits
it.
Page 43, Fact 3.G.7: The resolution refers to “a constructability plan that details the approach to
demolition, excavation, and monitoring to minimize and eliminate potential impacts.” I have not
been able to find the “constructability plan," and referring to excavation without disclosing the
amount of cut and fill hardly allows a fair evaluation of the project’s impact and consistency with
the LCP.
Page 44, Fact 3.G.12: The statement that 75% of the site will be impervious is difficult to
reconcile with the earlier statement that only 43% of the site is even buildable. However, the
project would likely qualify as “Hillside development on a slope greater than fifteen (15) percent,
on a site with erodible soil,” which would also require a Water Quality Management Plan under
Section 21.35.050.
Page 45, Fact 3.H.2: I believe staff confuses the terms “lateral” and “vertical” access. According
to my understanding, Fernleaf Avenue (and what staff calls the “China Cove Ramp” – formerly
known, and still known in the applicant’s plans as the “Fernleaf Ramp”) provides vertical access
to the beach. The China Cove beach, itself, provides lateral access.
Also, the statement that “All improvements will be constructed at a height below the adjacent
curb line of Ocean Boulevard, as required by NBMC Chapter 21.30.060 (Height Limits and
Exceptions) subsection 4, thereby protecting any views from this public road, and maintaining
visual access to this coastal resource” is misleading.
Staying below Ocean Boulevard curb height, as required by Subsection 21.30.060.B.4, is an
absolute requirement to avoid impacts to distant (horizontal) views, but since views of nearby
coastal features, such as the China Cove beach, are downward, it is not sufficient to ensure
those views will not be blocked.
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In addition, for this site, public views from the ramp, which is well below the Ocean Boulevard
curb are also important.
Page 45, Finding I: The facts in support of Finding I do not seem to address the question of
“Whether or not there are feasible alternatives that would provide greater consistency with the
certified Local Coastal Program and/or that are more protective of coastal resources.”
It would seem to me remodeling the existing structure within its existing envelope is both
feasible and much more consistent with the LCP.
Page 45, Finding J: I believe this was intended to cite Findings A and B. I assume the claim that
those show that denying the variance would deny “the property owner privileges enjoyed by
other property owners in the vicinity and in the same coastal zoning district” is based on the
assumption everyone has a right to a similar residential FAR. For reasons stated above, I do not
believe that is correct.
Page 46, Finding M: No evidence has been provided that granting the variance will not result in
development significantly impairing public views to the China Cove bluff. On the contrary, the
presumption is it will.
Page 47, Finding O: Granting of the variance appears intended to allow development and
alteration of significant amounts of natural bluff face. That seems contrary to and in conflict with
the bluff preservation policies of our CLUP.
Page 47, Decision 4.2: Shouldn’t this cite the specific application and variances being
approved? Does the approval include the Title 20 variance or only the CDP and Title 21 one?
Page 48, Decision 4.3: Is there a right to appeal under Title 20?
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Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: Planning Commission
From: Joselyn Perez, Associate Planner
Date: February 22, 2024
Re: Item No. 3 – 2607 Ocean Blvd, LLC Residence (PA2023-0064)
In response to written comments received on the project, the applicant has submitted an additional view simulation which is attached to this memo.
Also in response to comments, staff has made updates to the draft resolution
further addressing potential public view impacts, predominant line of development
for bluff properties, and additional considerations for nonconforming structure. Staff has also made minor changes to correct typographical and scrivener errors. A redline/strikeout version of the draft resolution is attached.
Enclosures: View simulation from West Jetty View Park Revised draft resolution
Planning Commission - February 22, 2024 Item No. 3c - Additional Materials Received from Staff 2607 Ocean Blvd, LLC Residence (PA2023-0064)
INTENTIONALLY BLANK PAGEPlanning Commission - February 22, 2024 Item No. 3c - Additional Materials Received from Staff 2607 Ocean Blvd, LLC Residence (PA2023-0064)
CURRENT
PROPOSAL
OCEAN BLVD RESIDENCE2607 OCEAN BVLD, CORONA DEL MAR, CALIFORNIAREVISIONS
SHEET
DATE
SCALE
JOB
AR4.4
Planning Commission - February 22, 2024 Item No. 3c - Additional Materials Received from Staff 2607 Ocean Blvd, LLC Residence (PA2023-0064)
INTENTIONALLY BLANK PAGEPlanning Commission - February 22, 2024 Item No. 3c - Additional Materials Received from Staff 2607 Ocean Blvd, LLC Residence (PA2023-0064)
RESOLUTION NO. PC2024-003 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT AND VARIANCE FOR FLOOR AREA, HEIGHT, AND SETBACK ENCROACHMENTS TO ALLOW A REMODEL AND 1,490-SQUARE-FOOT ADDITION TO AN EXISTING SINGLE-UNIT RESIDENCE LOCATED AT 2607
OCEAN BOULEVARD (PA2023-0064)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Daniel Martinez, Architect (Applicant), on behalf of property owner 2607 Ocean Blvd, LLC (Owner), concerning property located at 2607 Ocean Boulevard, and legally described as a portion of Block 0-32 of Corona Del Mar, in the City
of Newport Beach, County of Orange, State of California, as per map recorded in Book 3,
Pages 41 and 42 of Miscellaneous Maps, in the Office of the County Recorder of said county (Property), requesting approval of a variance, a coastal development permit, and a coastal variance.
2. The Applicant proposes an addition and remodel to an existing three-story, single-unit, dwelling (Project). The Project includes landscape, hardscape, an in-ground spa, drainage improvements, site walls, and removal of unpermitted encroachments within the public right-of-way on the slope adjacent to Ocean Boulevard and within Way Lane. The Project requires a coastal development permit (CDP) to allow for this 1,490 square
foot addition and variance from Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code (NBMC) to allow the proposed development to exceed the gross floor area limit, encroach 9-feet, 4 inches into the 10-foot rear setback along Way Lane, encroach 1-foot, 8 inches into the 10-foot front setback along Ocean Boulevard, and, exceed the base height limits of the R-1 Zoning
District. 3. The Property is categorized as Single-Unit Residential Detached (RS-D) by the Land Use Element of the General Plan and is located within the Single-Unit Residential (R-1) Zoning District.
4. The Property is located within the Coastal Zone. The Coastal Land Use Plan category is Single-Unit Residential Detached – 6.0–9.9 DU/AC (RSD-B) and the Coastal Zoning District is Single-Unit Residential (R-1).
5. While the Property is located within the boundaries of the Categorical Exclusion Order, as amended in 2018 (CE-5-NPB-16-1-A1) by the California Coastal Commission, and a single-unit development is categorically excluded from obtaining a CDP, the Project does not conform to all development standards within Title 21 (Local Coastal Program Implementation Plan) of the NBMC; therefor, a CDP is required.
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Planning Commission Resolution No. PC2024-003 Page 2 of 24
6. A public hearing was held on February 22, 2024, in the Council Chambers at 100 Civic
Center Drive, Newport Beach, California. A notice of the time, place, and purpose of the
hearing was given in accordance with the California Government Code Section 54950
et seq. (Ralph M. Brown Act) and Chapters 20.62 and 21.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to and considered by, the Planning Commission at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the California Code of Regulations,
Title 14, Division 6, Chapter 3 (CEQA Guidelines), because it has no potential to have a
significant effect on the environment. 2. 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.
3. Section 15301 authorizes additions to existing structures provided that the addition is
less than 10,000 square feet, the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan, and the area in which the project is located is not environmentally sensitive. The Project will add a total of 1,466 square feet to an existing single-unit dwelling where all
utilities are currently provided by the City. Further, the Project is not within an
environmentally sensitive area. SECTION 3. REQUIRED FINDINGS.
Variance
In accordance with Section 20.52.090(F) (Variances – Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth:
Finding:
A. There are special or unique circumstances or conditions applicable to the subject
property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical
zoning classification.
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Planning Commission Resolution No. PC2024-003 Page 3 of 24
Facts in Support of Finding:
1. The Property is approximately 4,257 square feet and slopes from Ocean Boulevard down to Way Lane with an approximate 35-foot grade difference. 2. The Property is one of nine total residences located in a row with sloped topography
along Ocean Boulevard, between Ocean Boulevard and Way Lane.
3. The Property is irregularly shaped and 110 feet wide but shallow, with a depth ranging from 35 to 53 feet. The properties to the east are not nearly as shallow as the Property with lot depths ranging from 53 feet to 86 feet.
4. The Property being disproportionately shallow relative to its width results in a long and narrow building envelope. The limited lot depth, after applying the 10-foot front and rear setbacks, results in a sloping building pad that is only 15 to 33 feet deep. Required setback areas occupy approximately 55% of the Property’s lot area, whereas setbacks
occupy only approximately 42% and 30% of the two adjacent residences on Way Lane.
Properties further east along Way Lane are also less impacted by setbacks with setbacks occupying only 34% of the lot area, on average. 5. The Property has unique topographical features present within the western portion of
the lot, including remnants of a coastal bluff. The rocky topography further limits feasible
building placement. 6. The unusual lot shape and site topography, coupled with the Title 20 (Planning and Zoning) development standards, create a unique circumstance for this lot that does not
generally apply to other properties in the vicinity under the same (Single Unit Residential
R-1) zoning classification. Finding:
B. Strict compliance with Zoning Code requirements would deprive the subject property of
privileges enjoyed by other properties in the vicinity and under an identical zoning
classification. Facts in Support of Finding:
1. The strict application of development standards, including setbacks and floor area limit, to this constrained lot result in a buildable area of 1,910 square feet and a maximum allowable gross floor area of 2,865 square feet. This is significantly diminished compared to the other properties along Way Lane that are within the same zoning district
and have buildable areas upwards of 3,000 square feet and maximum floor area limits
greater than 4,5000 square feet. 2. Given vVehicular access through an alley is typical in Corona del Mar and most properties in the area have a 5-foot rear alley setback requirement, and Way Lane was
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Planning Commission Resolution No. PC2024-003 Page 4 of 24
historically considered an alley and essentially functions as an alley for the Property. If it were still designated as alley, Table 2-2 (Development Standards for Single-Unit
Residential Zoning Districts) of Chapter 20.18.030 (Residential Zoning Districts General
Development Standards) of the NBMC would require no rear setback because Way Lane is 20 feet wide. The existing garage encroachment into the Way Lane setback has not proven detrimental and is similar to the garage encroachment on the abutting property. It is reasonable to construct the new garage near the Way Lane property line
and within the 10-foot Way Lane setback for access to the Property.
Finding: C. Granting of the variance is necessary for the preservation and enjoyment of substantial
property rights of the Applicant.
Facts in Support of Finding: 1. As described above, the Property is uniquely constrained. Without granting the variance,
the Property owner would only be allowed to construct a 2,865 square-foot residence,
for a maximum floor area ratio (FAR) of .67. The maximum FAR for the Property is substantially smaller than the other eight properties on Way Lane. Maximum FAR can exceed 1.0 on more square shaped lots, such as 2723 and 2727 Ocean Boulevard. It is also substantially smaller than what could be constructed on a rectangular, 30 foot wide
by 118 feet deep, R-1 lot within Corona del Mar, where a maximum FAR of .95 would
typically be allowed. 2. When comparing the Property lot with the eight other sloped lots between Ocean Boulevard and Way Lane that are in the same zone, the other lots can accommodate
larger homes. All but one, 2616 Way Lane, could build a home exceeding 5,000 square
feet. 3. The addition on the upper level is proposed to encroach a maximum of 1 foot, 8 inches into the front Ocean Boulevard setback where the buildable area is most narrow and
constrained. The long and narrow building envelope presents a hardship that would
otherwise prevent a reasonable addition that is in line with the existing building. 3. The existing sloped roof will be removed. As part of the rebuild, a small attic area will be created. The parapet at this attic location will exceed the 24-foot height limit for flat roofs
within the R-1 Zoning District. The variance will allow the parapet up to a height of 27
feet, which is 3 feet above the height limit but less than the 29-foot height limit for sloping roofs. As the Project design is constrained by the existing development, constructing a sloped roof would hinder the ability to provide a modest sized attic, a common feature in surrounding residences for housing ductwork and other mechanical equipment. The
attic has been designed to the minimum necessary height required to provide space for
a horizontal heating, ventilation, and air conditioning (HVAC) unit. 4. The existing roofline overhangs the Way Lane property line. As part of rebuilding the roof, a new sloped roof will extend from the parapet described above and will terminate
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Planning Commission Resolution No. PC2024-003 Page 5 of 24
prior to the property line, eliminating the encroachment into the public right of way above Way Lane. For the new roof to provide the California Residential Code living area
minimum 8-foot plate height on all building levels, the rebuilt roof will exceed the 29-foot
maximum height limit for sloping roofs by 11 inches at the lowest point of the lot. The proposed roof line remedies an encroachment into the public right of way with minimal demolition of the exterior walls or change to the existing floor plan.
Finding:
D. Granting of the variance will not constitute a grant of special privilege inconsistent with
the limitations on other properties in the vicinity and in the same zoning district.
Facts in Support of Finding:
1. Approval of the variance request allows the Owner to add 1,490 square feet of floor area for a total residence of 3,969 square-feet, including garage areas. This residence is consistent in size to the identically zoned surrounding properties. It also is comparable
in size to other properties where discretionary setback encroachments were approved.
For example, the residence at 2711 Ocean Boulevard is allowed 6,047 square feet, including garage, and was approved through a variance for maximum floor area, height, and setback encroachments.
2. The lower level of the residence will provide an entry foyer, powder room, stairs, and
elevator, along with garage parking for three vehicles and storage. The middle level of the residence will provide two bedrooms, mechanical and storage areas, and common space along with a small exterior deck and will accommodate the new stairs and elevator. The upper level of the residence will provide a kitchen, living room, powder
bathroom, and master bedroom with ensuite bathroom and walk in closets along with
stairs and elevator. The rooftop level provides access to the limited front yard space. The development is not excessive compared to surrounding properties. 3. The neighboring properties within the 2600 block of Way Lane encroach into what is
now either a required front or a required rear setback. They are either nonconforming or
were allowed to encroach by variance or modification permit. The Project is consistent with the existing pattern of development and does not constitute a special privilege. Finding:
E. Granting of the variance will not be detrimental to the harmonious and orderly growth of
the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood.
Facts in Support of Finding: 1. The proposed setbacks will not affect the flow of light or air to adjoining residential properties. The setback encroachments along the easterly Property line are existing and
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Planning Commission Resolution No. PC2024-003 Page 6 of 24
new encroachments are limited to the front and rear setback. There are no adjacent properties along the property lines for which the new encroachments are requested.
2. The Project includes removing unpermitted encroachments in the public right of way adjacent to Ocean Boulevard. The unpermitted encroachments include a staircase from Ocean Boulevard to the subject property, an observation deck, and landscaping. The Project will restore the sloped right of way area with a planting palette that matches the
undeveloped area to the west of the project site. The landscape plans have been
reviewed and accepted by the Public Works Department. 3. The Project has been designed with articulation and modulation so it will not appear overly large from Way Lane below. The Project also removes existing eave
encroachments from the public right-of-way above Way Lane and a wall that encroaches
into Way Lane, which should help pull back the building massing as seen from Way Lane. 4. The granting of the variance is not anticipated to adversely impact public views from
Ocean Boulevard or prove detrimental as the proposed structure complies with the top
of curb height restriction. The sloped roof line exceeding the 29-foot height limit is not visible from Ocean Boulevard and views of the parapet from Ocean Boulevard are limited. Additionally, the Project removes and replaces tall landscaping and a TV antenna that blocks views of the Pacific Ocean and entryway to the harbor from Ocean
Boulevard.
5. A Visual Impact Analysis was prepared for the Project. Fact 6b in Support of Finding G below is hereby incorporated by reference. 6. To minimize disruption caused by demolition and construction to the nearby residents,
the Applicant has submitted a construction management plan that has been reviewed and accepted by the Public Works Department. Implementation of this should minimize any impact to public access in the vicinity and to maintain street/emergency access during construction.
Finding:
F. Granting of the variance will not be in conflict with the intent and purpose of this section,
this Zoning Code, the General Plan, or any applicable specific plan.
Facts in Support of Finding: 1. Granting the variance request would not increase the density beyond what is planned for the area, should not result in additional traffic, parking, or demand for other services; and should not adversely impact the designated public views from Ocean Boulevard as
it adheres to the top-of-curb height restrictions. 2. The existing development encroaches 1 foot, 11 inches into the front setback along Ocean Boulevard,10 feet into the rear setback along Way Lane, and 10 inches into the
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easterly side setback. The development also currently exceeds the height limit along the southern edge of the building. The dwelling is considered a nonconforming structure due
to these encroachments and exceedances. Additionally, the garage on the lower level
is undersized and does not provide the required two-car parking. The structure is considered nonconforming for parking. 3. The Project expands the residence to 3,969 square feet. While the Project increases the
gross floor area of the existing nonconforming structure by 60%, NBMC Chapter
20.38.040 (Nonconforming Structures) allows for the square footage of the required residential parking to be excluded from consideration, up to a maximum of 400 square feet when a two-car garage is required. With the now compliant two-car parking excluded from the area of addition, the Project only increases the floor area by 44% and
complies the 50% addition limit provided in NBMC Section 20.38.040(G).
4. The Property is not located within a specific plan area.
Coastal Development Permit
In accordance with Subsection 21.52.015(F) (Coastal Development Permits - Findings and Decision) of the NBMC, the following findings and facts in support of such findings as set forth:
Finding:
G. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding:
1. The Property is located within the Coastal Zone. The Property is categorized as Single Unit Residential Detached – (6.0 – 9.9 DU/AC) (RSD-B) by the Coastal Land Use Plan (CLUP) and is located within the Single-Unit Residential (R-1) Coastal Zoning District. The Project consists of an existing single-unit residence with a proposed addition and
remodel and will not change the residential density of the single-unit residence.
2. The Property is located within a row of uniquely oriented residences which are constructed against a steep slope, between Ocean Boulevard and Way Lane. This row of residences is predominantly developed with three-story, single-unit, residences. The
proposed design, bulk, and scale of the development are consistent with the existing
neighborhood pattern of development.
3. The existing three-story dwelling was constructed in the 1940s. The dwelling features an entry foyer and garage on the lower level, three bedrooms, one bathroom, and
mechanical space/storage on the middle level, a kitchen, and living room on the upper
level. The upper level also provides exterior deck space. The existing dwelling encroaches 10 inches into the east side setback, 10 feet into the rear Way Lane setback and extends beyond the property line, and encroaches 1 foot, 11 inches into the front Ocean Boulevard setback. The dwelling also exceeds the height limit along the southern
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edge of the building. The dwelling is considered a nonconforming structure. Additionally, the garage on the lower level is undersized and the structure is also considered
nonconforming for parking.
4. The Project will add 71 square feet of habitable area and 495 square feet of garage at the lower level, 337 square feet to the middle level, and 717 square feet to the upper level for a total addition of 1,490 square feet.
5. With the granting of the requested variance, the Project will comply with applicable
residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation granted by the variance would be 3,969 square
feet and the proposed floor area is 3,969 square feet.
b. As approved by this variance, the Project will encroach 9-feet, 4 inches into the required 10-foot rear setback along Way Lane, and 1-foot, 8 inches into the 10-foot front setback along Ocean Boulevard and will provide the required 4-foot westerly
side setback. The existing structure encroaches 10 inches within the easterly side
setback. c. The height of the Project is below the curb line of Ocean Boulevard, as required for development on the bluff side of Ocean Boulevard. The parapet above the
kitchen exceeds the base 24-foot height limit for flat elements and the roofline
along the southern edge of the building exceeds the 29-foot maximum height limit for sloped roofs within the R-1 Zoning District. The variance will allow the parapet up to a height of 27 feet and the roofline at the southern edge to a height of 29 feet, 11 inches.
d. A minimum of 287 square feet of open volume area is required and the project provides 478 square feet of open volume area. e. The Project will remodel the existing garage and will add additional garage area,
providing parking for a total of three vehicles. This exceeds the minimum two-car
garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 6. The Project is consistent with the following policies of the CLUP:
a. Policy 2.2.5-1 (Nonconforming Structures and Uses): Legal nonconforming
structures shall be brought into conformity in an equitable, reasonable, and timely
manner as rebuilding occurs. Limited renovations that improve the physical quality
and character of the buildings may be allowed. Rebuilding after catastrophic damage or destruction due to a natural event, an act of public enemy, or accident
may be allowed in limited circumstances that do not conflict with other policies and
of the Coastal Land Use Plan.
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The Project is consistent with CLUP Policy 2.2.5-1 and Section 21.38.040(G) (Nonconforming Structures - Additions) of the Implementation Plan, which states
that a nonconforming structure can be expanded up to 50% of the gross floor area
of the existing structure, if the nonconforming structure is consistent with the following: 1) does not impede public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs; 2) does not block or impair public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal
areas; 3) conforms to coastal resource protection development regulations of
NBMC Sections 21.28.040 (Bluff (B) Overlay District), 21.28.050 (Canyon (C) Overlay District), 21.30.030 (Natural Landform and Shoreline Protection), 21.30A (Public Access and Recreation), or Chapter 21.30B (Habitat Protection); and 4) is not located within an area identified as hazardous due to erosional factors or
coastal hazard.
The Property does not currently impede public access. The Project site is not located within the Bluff or Canyon Overlay Districts, does not affect habitat area, and is consistent with all objective standards of Section 21.30.030 (Natural Landform and Shoreline Protection.) and Chapter 21.30A (Public Access and
Recreation). The Project will remove overgrown landscaping and enhance views. NBMC Section 21.38.040(H) implements CLUP Policy 2.2.5-1 by requiring structures that are nonconforming due to a coastal resource protection development regulation of Section 21.28.040 (Bluff (B) Overlay District), Section
21.28.050 (Canyon (C) Overlay District), Section 21.30.030 (Natural Landform
and Shoreline Protection), Chapter 21.30A (Public Access and Recreation), or Chapter 21.30B (Habitat Protection) to be brought into conformance with all current development regulations and all applicable policies of the certified Local Coastal Program when proposed development would involve demolition or
replacement of more than 50% of the exterior walls, or foundation of an existing
structure. In this case, the existing structure is not nonconforming due to the aforementioned coastal resource protection development regulations, nor will the Project remove more than 50%of the exterior walls or foundation.
While the Project increases the gross floor area of the structure by 60%, NBMC
Chapter 21.38.040 (Nonconforming Structures) allows for the square footage of the required residential parking to be excluded from consideration, up to a maximum of 400 square feet. With the now compliant two-car parking excluded from the area of addition, the Project only increases the floor area by 44% and
complies the 50% addition limit provided in NBMC Section 21.38.040(G). The
existing structure’s nonconforming elements may be retained and expansions are permitted to the structure pursuant to NBMC Section 21.38.040(G). Additionally, Facts in Support of Finding G-7 are also incorporated by reference.
b. Policy 4.4.1-1 (Coastal Views): Protect and, where feasible, enhance the scenic
and visual qualities of the coastal zone, including public views to and along the
ocean, bay, and harbor and to coastal bluffs and other scenic coastal areas; and
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Policy 4.4.1-2 (Coastal Views): Design and site new development, including landscaping, so as to minimize impacts to public coastal views.
Policy 4.4.1-3 (Coastal Views): Design and site new development to minimize
alterations to significant natural landforms, including bluffs, cliffs and canyons, Policy 4.4.1-5 (Coastal Views): Where feasible, require new development to
restore and enhance the visual quality in visually degraded areas,
Policy 4.4.1-6 (Coastal Views): Protect public coastal views from the Ocean
Boulevard roadway segment,
The Project site is located between the first public roadway and the sea, on a slope
that descends from Ocean Boulevard and the Chian Cove Ramp to Way Lane below, adjacent to a coastal view road, and contains a significant natural landform as there is an existing bluff remnant. Pursuant to NBMC chapter 21.30.100 (Scenic and Visual Quality Protection), the Project requires a visual impact
analysis be prepared to ensure that development is sited and designed to protect
and, where feasible, enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean, bay, and harbor and to coastal bluffs and other scenic coastal areas.
Views were analyzed from various points on Ocean Boulevard, and China Cove
Ramp, and West Jetty View Park through site visits and view simulations. While the Project introduces some building mass within the general viewshed taken from Ocean Boulevard, it is minor and visually blends in with the existing residential development below Ocean Boulevard. Views of the sandy beach, the entry to the
harbor, and the Pacific Ocean are not impacted or eliminated by the new roofline
or the area of addition. Furthermore, the Project does not extend the full width of the lot. The tallest portion of building is sited on the eastern side of the property, including the roof elements requesting the variance, is sited on the eastern side of the property and on the existing development. The Project leaves a portion of
the western side of the Property undeveloped. This undeveloped area combines
with the City owned, undeveloped, parcel abutting the Property, at the top of China Cove Ramp and the undeveloped portion of the property at 101 Dahlia Avenue to create an open view of the Pacific Ocean from Ocean Boulevard.
The existing development, along with the surrounding residential development of
China Cove, is visible from West Jetty View Park. The Project is backdropped by a remnant bluff, where the bluff was irreparably altered by the construction of the China Cove Ramp and both the residential development of the 2600 block of Way Lane and the 2700 block of Ocean Boulevard. Construction of the ramp split the
bluff into an upper portion which is currently public right-of-way and a lower portion
which is public right-of-way and the Project site. While the Project introduces new building mass to the west of the existing structure, it does not eliminate views of the remnant bluff behind and above in the public right-of-way remaining highly visible.
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Section (D) 21.30.100 (Scenic and Visual Quality Protection) of the NBMC
requires development be sited and designed to minimize impacts to public coastal
views and improve views where feasible and subsection (E) requires development be sited in a way that minimizes alternation to natural landforms, such as the bluff face. As discussed above, the project incorporates the siting and design requirements by concentrating the Project and leaving a portion of the Property
undeveloped.
Additionally, the Project will remove tall landscaping, including multiple yuccas overgrown with ivy, giant birds of paradise, and other tall shrubs which will open and enhance views of the ocean beyond. In accordance with Section (F)
21.30.100 (Scenic and Visual Quality Protection) of the NBMC, Condition of
Approval No. 42 requires the Owner maintain landscaping at a maximum height of 42 inches so the landscaping at maturity does not impact public views of the ocean beyond.
c. Policy 4.4.3-8 (Other Landforms): Prohibit development on bluff faces, except
private development on coastal bluff faces along Ocean Boulevard, Carnation
Avenue and Pacific Drive in Corona del Mar determined to be consistent with the
predominant line of existing development or public improvements providing public access, protecting coastal resources, or providing for public safety. Permit such
improvements only when no feasible alternative exists and when designed and
constructed to minimize alteration of the bluff face, to not contribute to further
erosion of the bluff face, and to be visually compatible with the surrounding area
to the maximum extent feasible.
Policy 4.4.3-9 (Other Landforms): Where principal structures exist on coastal
bluff faces along Ocean Boulevard, Carnation Avenue and Pacific Drive in Corona
del Mar, require all new development to be sited in accordance with the
predominant line of existing development in order to protect public coastal views. Establish a predominant line of development for both principal structures and
accessory improvements. The setback shall be increased where necessary to
ensure safety and stability of the development.
As evidenced in the December 7, 2016, California Coastal Commission (CCC) staff report regarding the Revised Findings for the City’s Implementation Plan
(LCP-5-NPB-15-0039-1), the CCC acknowledged the City’s intent to address
compliance with the CLUP policies pertaining to bluff top development through the Bluff (B) Overlay Districts in the Implementation Plan. The Project is located within an area of Corona del Mar referred to as China Cove. China Cove was terraced and developed beginning in the 1930s. Very little of the natural landform remains
and the nine bluff sloping side properties between Ocean Boulevard and Way
Lane are intentionally not included in a bluff overlay. As the properties are not within a bluff overlay, there is no established predominant line of development stringline. There is no prominent line of development stringline to be considered unlike the bluffs along Carnation Avenue, Pacific Drive, and portions of Ocean
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Boulevard that are within the bluff overlay. Notwithstanding, if the predominant lines of development for this area are considered, the Project is in line with the
existing development to the east. The condominium development to the west of
the Property has developed over the former bluff entirely. As the Property is not located within a bluff or canyon overlay, nor is it in a planned community, Section 21.30.030 defaults the setback requirements for the property
as required by the development standards for that coastal zoning district. In this
case, the property is in the R-1 Coastal Zoning District, which requires a 10-foot front setback pursuant to Setback Map S-10B. Therefore, the property is subject to the development standards of the R-1 coastal zoning district and not the Bluff Overlay district, as it was specifically excluded from the overlay.
The Project, however, is consistent with CLUP Policy 4.4.3-8, 4.4.3-9 and NBMC Section 21.30.030 (Natural Landform and Shoreline Protection), as the project has been sited to minimize adverse impacts on the remnant bluffs to the maximum feasible extent. The project concentrates on development within the existing
footprint with limited expansion westward. The project leaves a portion of the
remnant bluff intact along the western side of the property. 6. Section 21.38.040 (Nonconforming Structures) of the NBMC authorizes the expansion of nonconforming structures and the retention of existing nonconforming elements of a
structure subject to specific limitations and considerations. The project complies with
Section 21.38.040 as follows: a. While the Project increases the gross floor area of the structure by 60%, NBMC Chapter 21.38.040 (Nonconforming Structures) allows for the square footage of
the required residential parking to be excluded from consideration, up to a
maximum of 400 square feet. With the now compliant two-car parking excluded from the area of addition, the Project only increases the floor area by 44% which complies with the limitations on additions.
b. The Project does not block or impede public access to and along the sea or
shoreline and to coastal parks, trails, or coastal bluffs as discussed in Facts in Support of Findings H-1, and H-2. c. The Project does not block or impair public views to and along the sea or
shoreline or to coastal bluffs and other scenic coastal areas as discussed in Facts
in Support of Finding G-6. d. The project site is not located in a Bluff (B) Overlay or Canyon (C) Overlay District.
e. The Project has been found safe from erosional and coastal hazards for the life
of the structure as discussed in Facts in Support of Finding G-8. f. The project is located in a visually degraded area. As discussed in Facts in Support of Findings G-6, the original bluff backdropping China Cove has been
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irreparably altered by the development of China Cove. If the existing structure were to be demolished, removing all nonconformities, and the new structure were
to be built without any deviation from the Title 21 (Local Coastal Program
Implementation Plan), the structure would likely need to develop along the entire width of the buildable area. The buildable area includes the portion of the lot that has historically been left undeveloped, resulting in a loss of views of the remnant bluff.
g. The existing structure is visually compatible with the other residences within China Cove where residences range from single-story to four-story, including the eight sloping properties between Ocean Boulevard and Way Lane.
h. The existing structure is not architecturally or historically significant.
i. The floor area of the Project will be within the floor area limit as approved by Variance.
j. As modified by the Variance, the addition complies with all applicable
development standards. k. The Project provides compliant parking.
7. A Preliminary Geotechnical Study has been prepared by Harrington Geotechnical
Engineering, Inc. toney Millar Consultants, Inc., dated February 10, 2023. The Project has been designed consistent with the recommendations in the studies. Additionally, the structural engineers and contractors have developed a constructability plan that details the approach to demolition, excavation, and monitoring to minimize and eliminate
potential impacts.
8. Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection) of the NBMC, requires the Owner to agree with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or
destruction by coastal hazards (e.g., waves, erosion, and sea level rise). This requirement
is included as a condition of approval that will need to be satisfied before the final building permit inspection, respectively. 9. The Owner will also be required to acknowledge any hazards present at the site and
unconditionally waive any claim to damage or liability against the decision authority,
consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning and Development Standards). This requirement is included as a condition of approval that will need to be satisfied before the issuance of building permits, respectively.
10. 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 before the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified
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in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance.
11. The Property is located approximately 285 feet from 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 from 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.
12. Under Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC, due to the
proximity of the development to the shoreline and the development containing a hillside with erodible soil, more than 75% of impervious surface area, a Water Quality Management Plan (WQMP) is required. A preliminary WQMP has been prepared for the Project by Commercial Development Resources dated, November 21, 2023. The WQMP includes a
polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of
a Low Impact Development “LID” approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. 13. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. 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:
H. 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 Property is located between the first public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC 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 remodels and
adds floor area to an existing single-unit residence, consistent with the existing neighborhood pattern of development. 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.
2. Lateral Vertical access to the coast is provided approximately 185 feet to the east of the Project site, along Fernleaf Avenue. Vertical Lateral access to the coast is provided at the sandy beach, at the Fernleaf Avenue street-end. The project does not include any features that would impede access along these routes. All improvements will be constructed at a
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height below the adjacent curb line of Ocean Boulevard, as required by NBMC Chapter 21.30.060 (Height Limits and Exceptions) subsection 4, thereby protecting any views
from this public road, and maintaining visual access to this coastal resource Visual
access of the coast provided from the land side of Ocean Boulevard would not be affected by the project. Visual access of the remnant bluff, from West Jett View Park, is maintained. In accordance with Section 21.52.090 (Relief from Implementation Plan Development
Standards) of the NBMC, the Planning Commission may approve a waiver to a development
standard of the Implementation Plan only after making all of the following findings: Finding:
I. The Planning Commission has considered the following:
i. Whether or not the development is consistent with the certified Local Coastal
Program to the maximum extent feasible; and
ii. Whether or not there are feasible alternatives that would provide greater consistency
with the certified Local Coastal Program and/or that are more protective of coastal
resources. Facts in Support of Finding:
1. Constructing the proposed residence with the required 10-foot setbacks along Ocean Boulevard and Way Lane diminishes livable area which the existing and surrounding residences currently enjoy. Without encroaching into the setbacks, the proposed residence would have constrained, potentially unusable, floor plans with difficulty
accessing lower levels.
2. The Project does not negatively impact coastal resources and results in more open views to the ocean beyond. Furthermore, the Project concentrates the building on the eastern side of the property, leaving the rocky, bluff remnant, on the western side of the
property unaltered.
3. Facts in support of Finding G-7 above hereby incorporated by reference.
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Finding:
J. The granting of the variance is necessary due to special circumstances applicable to the
property, including location, shape, size, surroundings, topography, and/or other
physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property
owners in the vicinity and in the same coastal zoning district.
Fact in Support of Finding: Facts in Support of Finding A and B above are hereby incorporated by reference.
Finding:
K. The variance complies with the findings required to approval a coastal development permit in NBMC Section 21.52.015(F).
Fact in Support of Finding: Facts in Support of Findings G and H above are hereby incorporated by reference.
Finding:
L. The variance will not result in development that blocks or significantly impedes public
access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs.
Facts in Support of Finding:
1. The Project site does not currently provide public access to the shore, coastal parks, trails, or coastal bluffs.
2. Facts in Support of Finding H above are hereby incorporated by reference.
Finding: M. The variance will not result in development that blocks or significantly impairs public
views to and along the sea or shoreline or to coastal bluffs and other scenic coastal
areas. Fact in Support of Finding:
Fact 5 in Support of Finding E and Facts in Support of Finding G and H above are hereby
incorporated by reference. Finding:
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N. The variance will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation,
or wildlife species.
Facts in Support of Finding: 1. The site is not identified as an environmentally sensitive area as shown on Map 4-1 of
the CLUP or as defined by NBMC chapter 21.30B (Habitat Protection). The Project will
remove invasive plants found within the Ocean Boulevard right of way and on the Property and will replace them with drought tolerant and native plants that complement the undeveloped area to the west of the Property. The planting pallet has been reviewed and accepted by the City’s Public Works Department.
2. Fact 2 in Support of Finding I above is hereby incorporated by reference. Finding:
O. The granting of the variance will not be contrary to, or in conflict with, the purpose of this
Implementation Plan, nor to the applicable policies of the Local Coastal Program. Fact in Support of Finding:
Facts in Support of Finding G and H above are hereby incorporated by reference.
SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15301 under Class 1 (Existing Facilities) 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 Planning Commission of the City of Newport Beach hereby approves the coastal development permit and variance, subject to the conditions outlined 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 by the provisions of Title 20 and 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.
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PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF FEBRUARY, 2024.
AYES: NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Curtis Ellmore, Chair BY:_________________________
Tristan Harris, Secretary
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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. The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval.
3. 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 variance and Coastal Development Permit.
4. The variance and Coastal Development Permit shall expire unless exercised within 24
months from the date of approval as specified in Section 20.54.060 (Time Limits and
Extensions) and 21.54.060 (Time Limits and Extensions), unless an extension is otherwise
granted by the Community Development Director.
5. This variance and Coastal Development Permit may be modified or revoked by the
Planning Commission should they determine 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.
6. Any expansion in the area or other modification to the approved plans shall require subsequent review by the Planning Division and potential amendment to this approval or the processing of a new application.
7. Demolition beyond the approved scope of work requires planning division review and
approval before the commencement of work. Approval of revisions to project plans is not
guaranteed. Any changes in the current scope of work may require the entire structure to
be demolished and redeveloped in conformance with the current NBMC Development Standards for Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program
Implementation Plan).
8. After demolition and before framing, the architect of record shall certify that less than 50%
of exterior walls have been removed and will require replacement. The architect of record shall provide the applicable documentation to the Community Development Director for
review. If it is determined that 50% or more of exterior walls have been removed during
construction, all project work shall cease and the project shall be subject to applicable
requirements of the Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program
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Implementation Plan) which may include, but are not limited to, a Coastal Development Permit and/or other discretionary application. The Applicant understands that this may
result in project delays or denial, and possible economic hardship.
9. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans before issuance of the building permits.
10. 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 to address the threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns. 11. 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.
12. Prior to the 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 Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements
approved by this variance and Coastal Development Permit and shall highlight the
approved elements such that they are readily discernible from other elements of the plans. 13. Prior to the issuance of a building permit, the Applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant and noninvasive plantings and water efficient irrigation practices, and
the plans shall be approved by the Planning Division. 14. All landscape materials and irrigation systems shall be maintained by 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.
Planning Commission - February 22, 2024 Item No. 3c - Additional Materials Received from Staff 2607 Ocean Blvd, LLC Residence (PA2023-0064)
Planning Commission Resolution No. PC2024-003 Page 21 of 24
15. 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. 16. 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.
17. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible. 18. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. 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. 19. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
20. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division.
21. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or leasing agent.
Planning Commission - February 22, 2024 Item No. 3c - Additional Materials Received from Staff 2607 Ocean Blvd, LLC Residence (PA2023-0064)
Planning Commission Resolution No. PC2024-003 Page 22 of 24
22. 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. 23. To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold
harmless the 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 2607 Ocean Blvd, LLC Residence including, but not
limited to, a variance and coastal development permit filed as PA2023-0064. 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 the Applicant, City,
and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the
City for all the City’s costs, attorneys’ fees, and damages that which City incurs in enforcing the indemnification provisions outlined in this condition. The Applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition.
Fire Department 24. An NFPA 13D fire sprinkler system is required for this development.
Building Division
25. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City-adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required before the issuance of a building permit. 26. The Applicant shall employ the following best available control measures (BACMs) to reduce construction-related air quality impacts:
Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas.
• Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt, or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph.
Planning Commission - February 22, 2024 Item No. 3c - Additional Materials Received from Staff 2607 Ocean Blvd, LLC Residence (PA2023-0064)
Planning Commission Resolution No. PC2024-003 Page 23 of 24
Emissions • Require 90-day low-NOx tune-ups for off-road equipment.
• Limit allowable idling to 30 minutes for trucks and heavy equipment
Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off-site.
• Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement
• The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10% soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer.
27. Before the issuance of a building permit, the Applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no
violations of water quality standards or waste discharge requirements occur.
28. A list of “good housekeeping” practices will be incorporated into the long-term post-construction operation of the site to minimize the likelihood that pollutants will be used, stored, or spilled on the site that could impair water quality. These may include frequent
parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful
fertilizers or pesticides, and the diversion of stormwater away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for
all structural (and if applicable Treatment Control) BMPs.
29. The Applicant shall submit a Request for Alternate Material or Method of Construction
during plan check for the emergency escape and rescue openings (EERO) serving Bedroom 4 because the 3rd floor projects over the egress path from the opening.
30. Where new building footings are proposed adjacent to existing retaining walls, new
footings shall be founded at least as deep as the existing retaining wall footings, or
analyses of the existing retaining walls for the new footing surcharge loads will be required.
31. If the ratio of construction cost to market value for the existing dwelling equals or
exceeds 50%, the entire building shall comply with the code provisions for new
construction (NBMC 15.02.060).
Planning Commission - February 22, 2024 Item No. 3c - Additional Materials Received from Staff 2607 Ocean Blvd, LLC Residence (PA2023-0064)
Planning Commission Resolution No. PC2024-003 Page 24 of 24
Public Works Department
32. All improvements shall be constructed as required by Ordinance and the Public Works Department. 33. All existing private, non-standard improvements within the public right-of-way and/or
extensions of private, non-standard improvements into the public right-of way fronting
the development site shall be removed. 34. An encroachment permit and encroachment agreement are required for the restoration of the slope area between the property line and curb along the Ocean Boulevard right
of way.
35. All existing encroachments along the Way Lane frontage shall be removed. All new walls
shall be constructed entirely on private property including footings.
36. Driveway slopes shall comply with City Standard 167-A. Garage finish floor shall be a
minimum of 6-inches higher than the Way Lane flow line. 37. A new sewer clean out shall be installed on the existing sewer lateral per City Standard 406.
38. The Applicant shall reconstruct the existing broken and/or otherwise damaged concrete curb, gutter and sidewalk panels along Ocean Boulevard and Way Lane. 39. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right of-way could be
required at the discretion of the Public Works Inspector. 40. All improvements shall comply with sight distance requirement City Standard 110-L.
41. Prior to Issuance of a Building Permit: A final Construction Management Plan shall be
submitted for review and approval by the City Traffic Engineer and Community
Development Director. 42. Landscaping within the Ocean Boulevard setback is limited to a maximum height of 60
inches to preserve views from Ocean Boulevard.
43. The Owner shall maintain all landscaping, including landscaping installed to restore the
slope area between the property line and curb along the Ocean Boulevard right of way.
Planning Commission - February 22, 2024 Item No. 3c - Additional Materials Received from Staff 2607 Ocean Blvd, LLC Residence (PA2023-0064)
PROJECT COMAPRISON
VARIANCE IMPACTS
SITE IMPACT
2607 OCEAN
BLVD
Planning Commission - February 22, 2024 Item No. 3d - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
AKA the “meatball”
Your car has mechanical issues.
Assess your car’s condition. Head to
the pits immediately. Stay offline in
case your leaking fluid or dropping
debris.
Danger. Incident online. Track maybe
blocked. Prepare to slow. Check
your mirrors. NO passing from the
time you are in visual contact with the
flag station displaying the yellow flag.
Black w/Orange Dot
Waving Yellow
Be aware that someone may be injured
on track. Stop your vehicle.
Emergency crews cannot enter track
until you are stopped.
Stay stopped until notified.
The next flag displayed will be a Black
flag at all stations, releasing you to pit
lane, ending the race.
PROJECT
COMPARISON
WAY LANE –
SOUTH
ELEVATION
Planning Commission - February 22, 2024 Item No. 3d - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
PROJECT
COMPARISON
WAY LANE –
SOUTH
ELEVATION
Planning Commission - February 22, 2024 Item No. 3d - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
VARIANCE IMPACTS
HEIGHT
SETBACKS
2607 OCEAN
BLVD
Planning Commission - February 22, 2024 Item No. 3d - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
BLUFF TOP /VIEW
PRESERVATION
OCEAN BLVD
PEDESTRIAN
SIDEWALK
Planning Commission - February 22, 2024 Item No. 3d - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
BLUFF TOP /VIEW
PRESERVATION
CHANNEL RD–
WEST JETTY
VIEW PARK
Planning Commission - February 22, 2024 Item No. 3d - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
BLUFF TOP / VIEW
PRESERVATION
CHANNEL RD–
WEST JETTY
VIEW PARK
Planning Commission - February 22, 2024 Item No. 3d - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
2607
OCEAN
BLVD
Planning Commission - February 22, 2024 Item No. 3d - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
2607 OCEAN BLVD, LLC RESIDENCE (PA2023-0064)
Planning Commission Public Hearing
February 22, 2024
Joselyn Perez, Associate Planner
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
2
VICINITY MAP
Project
Site
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
3
PROJECT LOCATION
Project
Site
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
4
EXISTING DEVELOPMENT
Nonconforming
- Height
- Setbacks
- Parking
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
5
ENCROACHMENTS – OCEAN BOULEVARDPlanning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
6
ENCROACHMENTS – WAY LANEPlanning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
7
BRIEF BACKGROUND
•2016: CDP &Variance (PA2016-170)
•2017: Planning Commission reduced size of residence by 376 SF (5,183 SF to 4,807 SF)
•Project appealed to the California Coastal Commission
•2018: CCC found substantial issue
•2019: CCC staff recommended approval however applicant withdrew project at CCC hearing
Exhibit overlaying proposed design over PA2016-170
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
8
PROPOSED PROJECT
•Remodel and addition – add 1,490
SF for a total of 3,969 SF
•Outdoor living – balcony, deck,
trellis
•Site – landscape, hardscape,
drainage, in-ground spa, site walls
•Public ROW – remove unpermitted
encroachments - 71 SF to lower
- 337 SF to middle
- 717 SF to upper
- 495 SF of garage
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
ZONING COMPLIANCE
9
Standard Required Provided
Floor Area Limit
(Max)2,865 SF 3,969 SF
Height Limit
•Flat
•Sloped
•Ocean Blvd
24 ft.
29 ft.
No higher than curb
27 ft.
29 ft.,11 in.
Complies
Open Volume Area 287 SF 478 SF
Parking 2 spaces 3 spaces
See handwritten
page 10
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
ZONING COMPLIANCE –CONT.
10
Standard Required
Setback
Existing
Encroachment
New
Encroachment
Front (Ocean Boulevard)10 feet 1 foot, 11 inches 1 foot, 8 inches
Side (westerly)4 feet 0 feet 0 feet
Side (easterly)4 feet 10 inches No change
Rear (Way Lane)10 feet 10 feet 9 feet,4 inches
See handwritten
page 10
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
REQUIRED APPROVALS
11
1) Coastal Development Permit (CDP)
•Remodel and Addition within Coastal Zone
2) Variance from Title 20 and Title 21 Standards
Exceed the gross floor area limit by approximately 1,104 square feet
Encroach 1 foot, 8 inches into the 10-foot front setback along Ocean Boulevard
Encroach 9 feet, 4 inches into the 10-foot rear setback along Way Lane
Exceed the 24-foot flat roof height limit of the R-1 Zoning District by 3 feet
Exceed the 29-foot sloped roof height limit of the R-1 Zoning District by 11 inches
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
REQUIRED FINDINGS
Title 20 Variance
•Special or unique circumstances
•Preservation and enjoyment of property rights
•Not a special privilege
•Not detrimental
Title 21 Variance (Coastal)
•Overlaps with Title 20
•Emphasizes coastal resources
•Maximum consistency and alternatives
Title 21 CDP (Coastal)
•Emphasis on public access and public views
•Protection of coastal resources
12
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
FLOOR AREA
13
Lot Area: 4,257 SF
Buildable Area: 1,910 SF
Floor Area Limit: 2,865 SF
Floor Area Ratio: 0.67
15 feet wide
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
14
FAR COMPARISON
See handwritten
page 17
FAR
0.86
FAR
1.06
FAR
1.06
FAR
1.0
FAR
0.99
FAR
1.03
FAR
1.04
FAR
1.01
FAR
0.67
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
PATTERN OF DEVELOPMENT
15
•Properties along Way
Lane are constrained
•2600 block encroaches
into setback and likely
exceeds FAL
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
SETBACKS –WAY LANE
16
•20 feet wide
•Historically an alley
•Alley has zero setback
•Project follows existing
pattern of development
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
SETBACKS
17
•54% of lot area
•neighboring properties only
34% of lot area
•addition on upper level in line
with existing development
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
HEIGHT
18
•Parapet is 27-feet above existing grade
•Sloped roof is 29-feet, 11-inches above existing grade
•Both are below Ocean Boulevard curb height
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
PROTECTION OF PUBLIC VIEWS
19
Project
Site
Ocean & Carnation: 320 FT
Lookout Point: 750 FT
West Jetty View Park: 1,300 FT
Ocean Boulevard View Road
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
PROTECTION OF PUBLIC VIEWS – OCEAN BLVD
20
PUBLIC VIEWS – OCEAN BLVD
Landscaping to be removed
Parapet exceeding height limit
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
PROTECTION OF PUBLIC VIEWS – OCEAN BLVD
21
PUBLIC VIEWS – OCEAN BLVD
Landscaping to be removed
Parapet exceeding height limit
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
PROTECTION OF PUBLIC VIEWS – OCEAN BLVD
22
PUBLIC VIEWS – CHINA COVE RAMP
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
PROTECTION OF PUBLIC VIEWS – OCEAN BLVD
23
PUBLIC VIEWS – CHINA COVE RAMP
Landscaping to be removed
Antenna to be removed
Parapet exceeding height limit
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
PROTECTION OF PUBLIC VIEWS – OCEAN BLVD
24
PUBLIC VIEWS – WEST JETTY
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
25
PUBLIC ACCESS
Dahlia Ave
Fernleaf Ave
Sidewalk
& stairs
Vertical
Lateral
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
NONCONFORMING STRUCTURE
26
Additions to nonconforming structures are allowed and the nonconforming structure can maintain its nonconformities if:
Does not block or impede public access to and along the sea or shoreline and to coastal parks, trails, or
coastal bluffs;
Does not block or impair public views to and along the sea or shoreline or to coastal bluffs and other scenic
coastal areas;
Conforms to coastal resource protection development regulations of Section 21.28.040 (Bluff (B) Overlay
District), Section 21.28.050 (Canyon (C) Overlay District), Section 21.30.030 (Natural Landform and Shoreline Protection), Chapter 21.30A (Public Access and Recreation), or Chapter 21.30B (Habitat
Protection);
Is not located within an area identified as hazardous due to erosional factors or coastal hazards;
See Additional Materials
Memo
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
NONCONFORMING STRUCTURE
27
The Review Authority (Planning Commission) must consider:
Whether the nonconforming structure can be modified to, or replaced with, a conforming structure that
would restore or enhance visual quality in a visually degraded area;
Whether the nonconforming structure, with or without the proposed addition, is visually compatible with the
character of the surrounding area; and
Whether the nonconforming structure is architecturally or historically significant;
The floor area of any addition, together with the floor area of the existing structure, shall not exceed the
allowed maximum floor area for the coastal zoning district;
The addition shall comply with all applicable development standards and use regulations of this
Implementation Plan;
Additional parking shall be provided in compliance with Section 21.38.060 (Nonconforming Parking)
See Additional Materials
Memo
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
CORRESPONDENCE & RECOMMENDATION
•Written comments received in support and opposition
•Revised resolution to include additional facts
•Update Construction Management Plan for prohibition of Saturday construction
1)Conduct a public hearing;
2)Find exempt from CEQA pursuant to pursuant to Section 15301 under Class 1 (Existing Facilities); and
3)Adopt Resolution No. PC2024-003, approving PA2023-0064 for a CDP and Variance
28
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)
29
QUESTIONS AND DISCUSSION
Joselyn Perez, Associate Planner
949-644-3312, jperez@newportbeachca.gov
Planning Commission - February 22, 2024 Item No. 3e - Additional Materials Presented at the Meeting 2607 Ocean Blvd., LLC Residence (PA2023-0064)