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HomeMy WebLinkAbout05_Richely Residence Coastal Development Permit No. PA2017-036 @t^y COMMUNITY DEVELOPMENT DEPARTMENT U }+ PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 cy /FO R �P 949-644-3200 LN:: www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT June 15, 2017 Agenda Item No. 5 SUBJECT: Richley Residence Coastal Development Permit (PA2017-036) SITE LOCATION: 117 Via Lido Soud • CDP No. CD2017-015 APPLICANT/OWNER: Bud and Nancy Richley PLANNER: David S. Lee, Planning Technician (949) 644-3225, dlee@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • Coastal Land Use Category: Single-Unit Residential Detached — (10.0 - 19.9 DU/AC) (RSD-C) • Coastal Zoning District: Single-Unit Residential (R-1) • General Plan Land Use Category: Single-Unit Residential Detached (RS-D) • Zoning District: Single-Unit Residential (R-1) PROJECT SUMMARY A request for a coastal development permit to allow the demolition of an existing single- family residence with attached garage and the construction of a new 3,514-square-foot single-family residence with a 660-square-foot attached garage. The proposed development also includes hardscape, drainage, and landscaping. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and. 3) Adopt Draft Zoning Administrator Resolution No. ZA2017- approving Coastal Development Permit No. CD2017-015 (Attachment No. ZA 1). 1 Richley Residence CDP Zoning Administrator, June 15, 2017 Page 2 DISCUSSION Land Use and Development Standards • The property is located in the R-1 Coastal Zoning District, which provides for single-unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan Land Use Category and Zoning Code. These designations provide for single-family residential development. The property is located within the appeal area providing the possibility for a final action to be appealed to the California Coastal Commission. Additionally, a Waiver for De Minimus development cannot be issued because the site is within the Appeal Area. • The property is developed with a single-family residence on a lot designated for residential development. The design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. • The proposed single-family residence and accessory structures conform to all applicable development standards including floor area limit, setbacks, height, 9.0 feet (NAVD88) minimum finished floor elevation and off-street parking as illustrated in Table 1 below: Table 1: Development Standards Development Feature Required Proposed Setbacks (Min.) Front (Via Lido Soud) 4'-0" 4'-0" Front (Facing Water) 10'-0" 10'-0" Sides 3'-0" 3'-0" Height (Max.) Flat 24' N/A Sloped 29' 24' Floor Area Limit 5,164 sq. ft. 4,147 sq. ft. Parkin Min. 2 spaces (20' x 20' 3 spaces 28'-10" x 20'-9" Open Space (Min.) 388 sq. ft. 776 sq. ft. Hazards • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Tmpl[:01/12217 2 Richley Residence CDP Zoning Administrator, June 15, 2017 Page 3 • The development is set back approximately 90 feet from a city bulkhead. The proposed finished floor of the structure is 14.27 feet MSL (NAVD88), which is higher than the 9.00 feet minimum MSL (NAVD88) standard. A Coastal Hazard and Sea Level Rise Analysis was prepared and concludes that the proposed improvements are above any potential coastal hazard, including a 5.5-foot sea level rise over the next 75 years. Water Quality • The property is located within 100 feet of coastal waters. A water quality management plan and construction pollution prevention plan are provided. A post-construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. Public Access The project site is located between the nearest public road and the sea or shoreline and the proposed project will not affect public recreation, access or views. Vertical access to the Bayfront is available approximately 315 feet east of the site at the intersection of Via Antibes and Via Lido Nord where there is a small public beach with access to the water. The property is not located near public view points or coastal view roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single- family residence located in the R-1 Coastal Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners of property and residential 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 hearing, consistent with the TmpIC 01/17217 3 Richley Residence CDP Zoning Administrator, June 15, 2017 Page 4 provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting that was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: David S. Lee, lanning Technician JM/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 7lnple 01'1' 17 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-015 FOR A NEW SINGLE UNIT RESIDENCE LOCATED AT 117 VIA LIDO SOUD (PA2017- 036) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Bud and Nancy Richley, with respect to property located at 117 Via Lido Soud, and legally described as Lot 884 and the southeasterly 10 feet of Lot 883 of Tract No. 907, requesting approval of a Coastal Development Permit. 2. The applicant proposes the demolition of an existing single-family residence with attached garage and the construction of a new 4,174-square-foot single-family residence with a 660- square-foot attached garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the Single-Unit Residential (R-1) Zoning District and the General Plan Land Use Element category is Single-Unit Residential Detached (RS- D). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single-Unit Residential Detached — (10.0 - 19.9 DU/AC) (RSD-C) and the Coastal Zoning District is Single-Unit Residential (R-1). 5. A public hearing was held on June 15, 2017, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District. Zoning Administrator Resolution No. ZA2017-### Page 2 of 7 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 5,164 square feet and the proposed floor area is 4,147 square feet. b. The proposed development complies with the required setbacks, which are 4 feet along the property line abutting Via Lido Soud, 3 feet along each side property line and 10 feet along the property line opposite of Via Lido Soud. Variance Number 587 allows for an overhang to encroach up to the property line opposite of Via Lido Soud. C. The highest guardrail/parapet is less than 24 feet from established grade and the highest ridge is 24 feet from established grade. The proposed development complies with all height requirements. d. The proposed development provides a three-car garage, exceeding the two-car minimum garage requirement for residences with less than 4,000 square feet of livable floor area. 2. The neighborhood is predominantly developed with two-and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development is set back approximately 90 feet from a city bulkhead. The proposed finished floor of the structure is 14.27 feet MSL (NAVD88), which is higher than the 9.00 feet minimum MSL (NAVD88) standard. A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated March 29, 2017 for the project. The report concludes that the proposed improvements are above any potential coastal hazard, including a 5.5-foot sea level rise over the next 75 years. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation 01-03-17 Zoning Administrator Resolution No. ZA20174t## Page 3 of 7 identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. The property is located within 100 feet of coastal waters. Thomas M. Ruiz, Civil Engineer, has provided a Water Quality Management Plan (WQMP), prepared April 24, 2017, and a Construction Pollution Prevention Plan (CPPP), prepared April 25, 2017. Both provided studies have been reviewed and approved by the City's Engineer Geologist. A post- construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 6. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought tolerant and prohibits invasive species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline and the proposed project will not affect public recreation, access or views. 2. Adequate public access to the bay exists on Via Lido and Via Lido Nord. Vertical access to the Bayfront is available approximately 315 feet east of the site at the intersection of Via Antibes and Via Lido Nord where there is a small public beach with access to the water. The proposed single-family residence shall not interfere with existing public access to the sea. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-015, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 01-03-17 g Zoning Administrator Resolution No. ZA2017-### Page 4 of 7 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF JUNE, 2017. Patrick J. Alford, Zoning Administrator 01-03-17 q 1 Zoning Administrator Resolution No. ZA2017-### Page 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2017-015 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 6. 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. 7. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 8. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 9. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments 01-03-17 2� Zoning Administrator Resolution No. ZA2017-### Page 6 of 7 for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 10. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 11. Prior to issuance of the building permits, the approved CPPP and WQMP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQMP and any changes could require separate review and approval by the Building Division. 12. Prior to the issuance of building permits, the applicant shall submit a landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 13. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 14. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 15. 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 the leasing agent. 16. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach Municipal Code. 17. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Richley Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-015 (PA2017-036). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys'fees, and other expenses incurred in connection with such claim, action, causes 01-03-17 22 Zoning Administrator Resolution No. ZA20174t## Page 7 of 7 of action, suit or proceeding whether incurred by applicant, City, and/orthe parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 01-03-17 Attachment No. ZA 2 Vicinity Map 13 Richley Residence CDP Zoning Administrator, June 15, 2017 Page 7 VICINITY MAP Subject Property � o s � � 0 _ 3 i- 4 Coastal Development No. CD2017-015 PA2017-036 117 Via Lido Soud TmpIC 01/12217 Attachment No. ZA 3 Project Plans 15 T- J In -1 J (n Z W G � O -1Z L Cj) F M F F / G7 G� F F Ln F F E F 11I <- F F p F F N E G7 F F I Fn �� D -n # r n F F ��F F >�cprn 1°r F F / Nw a0 � � r @ � � � r l0/0) D a / i < QO z r az � -1 NF- D O D= EZ p rnNOpD z i COs Oc rrn D � yrnrn Or � Q� z � � o ��0 � 1 i z = � � z Ju > -11 0 . � � � -a �Tt z C 2 x D nrn D zT i ' J ODO Ow O r N ,: y J 2 . n , Ul < . 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K * i 1 � • P r k fn x .. .,..,.....�...n-.+u.-.c_._.- a ... _ � ..... „ : t t r z . , }c.r,v..>�i` s s ...Yfsti.;e _.:;).«. 4 , #✓y '. +.- ., d r: ... % tae::' r �, .e "','r:.`� z t "_; f .s..:>,��� :�✓-`r'; .� kf�Y���i I � � {=� at.� / .-.:_ .c. ,:a _ , �. as 3�i-fz ✓'S . � .: p £ . a - - __.. r- ,>.a.,..-. -:sr..>~.--�+rs*,;.�:. e--:.-,.+:asp ,.>....=-m����-.«.:,,,« ,--._,-..-,.:.:a..:x <., ,a., ,.. r,. ..1,.,.o:.a•:` �9 GENERAL NOTES: CONSTRUCTION NOTES: ABBREVIATIONS 1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING O CONSTRUCT 6" MIN CONCRETE DRIVEWAY PER STD PLAN 164-L, (W=25' X=3') O. CLEAN OUT DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF C.C. DOWNSPOUT ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE O CONSTRUCT 4" MIN CONCRETE WALK. DS SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, (E) EXISTING O INSTALL 4" FLAT GRATE DRAIN ED EXTRA DEPTH FOOTING IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATERGRATE FD FOUND SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. ® INSTALL 3" CHANNEL DRAIN 6" TOPSOIL MIN 4" CONCRETE FS FL FLOWLINE 100/o OF THE COST SHALL BE BORNE BY THE PROPERTYOWNER (MUNICIPAL CODES 14.24.020AND 0 -J FF FINISH FLOOR '" 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE O INSTALL 4" ATRIUM GRATE DRAIN 8" Fp FINISH PAD CONCRETE r; FS FINISH SURFACE DISCRETION OF THE PUBLIC WORKS INSPECTOR. I- 4"0 FRENCH DRAIN DRAIN BOX FG FINISH GRADE ©INSTALL 4" PVC SDR 35 DRAIN LINE, 5=0.01 MIN PERFORATION ® BOTTOM - GB GRADE BREAK 2. SEPARATE PERMIT FOR FENCES AND WALLS SHALL BE OBTAINED AT THE SAME TIME AS THE BUILDING O7 INSTALL PERFORATED DRAIN/TRENCH PER DETAIL SHEET C2 3/4-CRUSHED ROCK NVERT GIP GARAGE FINISH PAD PERMIT. i-t4vi! HP HIGH POINT ®CONSTRUCT 3"0 DRAIN THRU CURB PER CNB STD PLAN 184-L FILTER CLOTH PER PLAN TRITON AIN FILTER I.P. IRON PIPE LAP 12" ® TOP BY REM INC. IE INVERT ELEVATION 3. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 I 12" I PA PLANTER AREA LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. O INSTALL 8" CATCH BASIN WITH FILTER INSERT BY REM INC. PROP PROPOSED PERFORATED DRAIN CATCH BASIN L&T LEAD AND TACK (tel / MON. MONUMENT 4. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED 10 INSTALL SEWER CLEANOUT WITH TRAFFIC COVER ON EXIST LATERAL PER STD PLAN-406-L. FIELD VERIFY TRENCH DETAIL 9 WITH FILTER INSERT (N) NEW PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR11 REMOVE AND REPLACE ASPHALT WITH 12"W x 12"D FULL DEPTH A.C. PATCHBACK. TACK COAT NTS NTS R/W RIGHT OF WAY SDWK SIDEWALK ALL JOINT SURFACES PRIOR TO PLACEMENT. T.B.M. TEMPORARY BENCHMARK 5. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF12 PLACE GRAVEL BAGS TO PREVENT RUNOFF PER DETAIL SHEET C2. TC TOP OF CURB THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE TF TOP OF FOOTING RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY TG TOP OF GRATE ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT TW TOP OF SEAL TOP OF WALL 6. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY 3 6 ADJACENT RESIDENCE / 4I (12.70)FL P.U.E. Z/ 13.76 g 7 I I (12.75) z w ¢ NG w � (13.i2) / �� Lo I NG3.39 r� 1' TALL 13.79 M o M co I 13.17 TC EXIST 6'WALL Il N R I f N6373'47 E 90.00' N W 12.74)Fl - -- ------------ ---- -L---f--L--- --•-I -r---------- ---- -- --- -- -..-I----- - --- -- - -�- - --- - �.. . - -- __I -- c -- - -- TTS --- - - - - CURB DR AIN PROJECT . . . . 12.75 1E 14.04 FS . . - - - - - - PROPERTY - 13.05 L.._ - .. . . 0.9% _. - - - -. :1.5%, .. .2%. . - m. .. . . . . ... (14.381 ' -/1924 1 MIN HEIGHT .. . .� - ...-.. - . - . - . - ..-. . _ . _ . __,..-- y - . - . - - . _ . . - . - . - . - -) - - A S MIN. ..:.,- .. :. 13:30, -.: .. SWALE tlP.'".:- .. ..: :.. . .:; 12.79 2' B G 1.4.19 M . .. .. ) 1.3.27 13.70 _ 13.3 (13.25 ... .. _. - EG ) .. .. ., .. . :. .... .. > , .-}5- :. . .. ..� 2 . 13. 0 L.,:.. FS-HP .. .. . .. .'FS=G6 FS I to .I .0~ STRUCTURAL . : - J STEEL COLUMN. (13.26) ISI I 13.75 14.77 TC to I 6" CURB GFIF I ' 12 GRAVEL BAG DETAIL + i 14.77 TC NTS CONC i „J .. I 12 GRAVEL BAGS :. 14.00 FS I4.08'. F - 13.87 IE 14.19 4.08 FS 8" MIN 12 GRAVEL BAGS P.U:E. EXISTING GROUND I - (12.98) PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION (13.22) I I ., I 11:7 I FF A "� PROTECT N I ENTRANCE AND STREET rte° (13 29) (13.29) Lo w CONSTRUCTION ENTRANCE W12s3 NTS I 2 2% o / / 1' TALL °D d f EMH 5 \ p 27 :� ' . I �� 12.84 U) w. FF=14.27 6" cuR6 ! FL 14.77 TC :. co O N FP=13.35 GFP=12.48 II N 2 I ,CHANNEL DRAIN4 .1; 2 , ._ 5" CONCRETE I 0 14 00 TG 1 2 SAND 14.15 14.05 14.05 I R EM J - 1 4" ROCK FS FG N FG I � I R I 25.28 II Q I 13.95 TG 5 13.95 TG 5 RIDGE 13.33 IE 13.40 IE II y ,. �� ROLLED CURB a I I 14.66 INSTALL NEW SWR C.0, ' ON EXIST LATERAL I i 10 FIELD VERIFY - I 14.19 I I (14.07 FS 13.48 I PA I (13.00) FF I 13.95 TG 14.77 TC 13.60 TG int 10: - I 14.05 13.20 IE 5 5 13.08 IE13.65 I - - - - - - I-T3-95-TG-5 - - - - - - - FG- -- - - - -- - - - - - - - - - - - - - - - - - - - - - - - - I �I FG \\ 13.27 IE DS � - DS \ 3.31 TC (13.44)00 n 6" CURB I �,42y _ t .., ... 14.77 TC I 14.20 -1-4.00 TG 14.20 I FS-GB 13 65�FS:.., 13.74 IE FS-HP I .•. '.. .FS ..: - -. �... -� DS . .- �. - - - �:-,-,;- - _- DS��`.,-..,-..- -.- -�:-�I.. : �-, .. ,:.:� ._. :. �, .:DS` : .:' ' : .. ` „ I CATV .. 1'4.20 I I PA I NEW ..14 15 FS.. 14.05 FG CURB DR .FS i - -1% - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 12.931 I99)IN WV _--�r- L. I- ... . .:... .r .L.' .. I . - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -L i -LI _ I O z } N632347 E 90.00' CURB Lpp w c� c� I n ro o EXIST WWALL OD 00 r 0 'L z ~ W o ~ o n nn o (17.54) I `O c� (13 65) i" a z (13.62 7 �i 7 r•i 7 13.49 13.41 TC tw) z ~ FS an ¢ _ �5- _ _ 17.08 L(14.00) 3^ 00 g� // FS I i (12.93)FL FS 5 6 ADJACENT ADJACENT RESIDENCE / RESIDENCE I SCALE: 1"=4' DESIGNED: ARCHITECT: OWNER/DEVELOPER: PREPARED BY: CFESS/ SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: THOMAS M. RUIZ oQR F M,O�e PRECISE GRADING PLAN WILLIAM GUIDERO BUD & NANCY RICHLEY �� pC1P p F� COAST GEOTECHNICAL OCS BENCHMARK NO: NB3-17-77 LOTS 884 AND THE SOUTHERLY 10 FEET OF C2 CIVIL ENGINEER T G - ELEVATION = 24.503 (NAVD 88), LOT 883 OF TRACT NO. 907, AS PER MAP 425 30TH ST, STE 23 117 VIA LIDO SOUD C ti z 1200 W. COMMONWEALTH AVE 117 VIA LIDO SOUR DRAWN: PA 11 THORNBIRD c3 YEAR LEVELED 2015 NEWPORT BEACH, CA 92663 NEWPORT BEACH, CA 92663 NO. 58627 �" FULLERTON, CA 92833 RECORDED IN BOOK 28, PAGES 25 TO 36, (949)675-2626 ALISO VIEJO, CA 92656 EXP. 12-31-18 A PH: 714-870-1211 INCLUSIVE OF MISCELLANEOUS MAPS IN THE CHCK'D: TR 714-580-7455 * W.O. W. 0. 526517-01 OFFICE OF THE COUNTY RECORDER OF SAID NEWPORT BEACH, CALIFORNIA CfVNO. DATE R E V I S 1 0 N S DATE: 3/27/17 sTgTF F C1A�Fp��P THOMAS M. RUIZ RCE 58627 FEB 7, 2017 COUNTY. 20 00 — < 0 G) _ U r- -Tn -n K G) 'f' D 0 m m I I I I I I I I I I I 0 M D T m —I —I —I Z � G) T T T T m m () 0 D W r m 0 0 X D D O m O >z D D 2 r 2 2 r O m D (n r D 1 T C z � m m 0 -0 0 � = K _ _ _ 0 tu m m = O p z < O 0 r- � m 0 m n OT r- < � Z K A I D � M > rZrl C G) A co O O D G) 2 Co T II -ml 0{0 --1 O m m m r- K: o0 0 17 1X7 X r � m O < r P m O D < > - X m 'wo A z W z D z Z y O D m K O - D Z ;o m T = 0 -I 0 O 0 m D O Z M I G z m O m > cf) m D m z I m O z Cn A W rn 0) (,Nj E E o rrr N N E rrr (.nE E rrr 700 EEE rrr rn GZ7 /fid ( i D Oz m 4� 1 c/)�7 (00 Z^ . '.-. Z OW c 17 C c , A m D < �G)v F E n C m < j m A A < < W m J Ln < < `` F F- ZC < NN G-)v < 000 - 0 cnD00m m O �m � < < zCD � 0zD '0 -I Zm < r -A (ncnm r -AT D -I Ao —y m � � czio w o00 0 (' < mMM 000 0 A CPO M w � o rm (n` D m W < 0 Na 0 z m m w w 0 r N E7m TI (T 0TKO OX 0 mCn O r � TIN �1 n N Nom. 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J (JOI � •I� " � � � rOO VIA LIDO . { [BASIS OFBEARINGS] (' I m � ° � D N26 36 93 W 30.00 I Co < z x SOUDC-) c) W n 0W - OO Co o N m O z W D v m v z 0 M m I r7 zv 00 furl m N17D m m m 0 0 w mO Z r � m PAOFFSSO I T T 9 � Oar (7 N W Z � W m M0700T r (nZ r--0 T nc O =Imm0X0 -A0 5> a: 00MmD � mC Zm M DCDZIM Zr >m mC) � mA m � M m. 0 Ano X D Z z = n A n > O A O � OZD � mD r 170 p �\ 71 o) zo � � 0 = m M _4 �-i c -nz z 'A ���5 �Q\� 0oCo mn � ACo r� n mZ f -7 2� OOTO -0 < (nm Dcn A � m m 2^ AO0zcn { 00 m� mA cn = z _ � � M0 -I o0T ,� Tcn �_ �� m0 ° c12mm � D ooM n r -I M nM-Cn A r Cb 0 Z (n ;o = D rn 1 m y �-+ z Z 2 z D m m 0 T 00 D A ✓ 0 . y cnzz0 � o0 o A � V) r n _I 'nm -i Mz Z m rr- OO C * X,w =IAD v7m m = mo0 � m 0 cn ;u = n 0 0 U) C-) z > 7O 0ZXr .Z7M m Zp O� Am -n zmO o � C Lq z = mOMAz m z CIO-< m 0 Z 0Cm0AOT Z 17 W MA M > X -u 0 0 0 0 { 5 T O D 0 0 = z z m O N T ;00 > m 0 m cn D N A z T r A D 0 m N m = - = = ccn 0 � r\_ M Z < m 0 0 \J zM 0 { 0 z G) j Z SHEEP TITLE DATE TOPOGRAPHIC MAP 7/1 /2016 PROJECT SURVEYOR REVISIONS NO. DESCRIPTION DATE APP'D PROJECT SCALE 117 VIA LIDO SOU D 1 = $ INC® DRAWN HUNTINGT❑N BEACH, CALIFORNIA 92646 NEWPORT BEACH , CA 92663 J. A. H. PH❑ NE:(714)488-5006 FAX:(714)333-4440 CHECKED APEXLSINC@GMAIL.COM (AP N : 423- 131 -20) P. D. C. PROJECT NO. 16058 ��