HomeMy WebLinkAbout08_Calaccci Residential Demolition CDP_PA2018-170CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
SUBJECT: Calacci Residential Demolition (PA2018-170)
Coastal Development Permit No. CD2018-073
February 28, 2019
Agenda Item No. 8
SITE LOCATION: 400 South Bay Front, Units 1, 2, 3, 4 and 5
APPLICANT: Caitlin Smith of Brandon Architects
OWNER: Garrett Calacci
PLANNER: Liz Westmoreland, Assistant Planner
949-644-3234, Iwestmoreland@newportbeachca.gov
LAND USE AND ZONING
• General Plan: RT (Two -Unit Residential)
• Zoning District : R -BI (Balboa Island)
• Coastal Land Use Category: RT -E (Two -Unit Residential - 30-39.9 DU/AC)
• Coastal Zoning District: R -BI (Balboa Island)
PROJECT SUMMARY
A coastal development permit to demolish two existing multi -unit structures containing a total
of five units.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities), because it has no
potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2018-073 (Attachment No. ZA 1).
03/13/2018
DISCUSSION
• The coastal development permit is for a property located within a developed
neighborhood on Balboa Island fronting the Newport Bay. The project design
addresses water quality with a demolition plan that includes erosion control
measures designed to retain dry weather run-off and minor rain event run-off on-site.
Any water not retained on-site is directed to the City's storm drain system.
• 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 and
Building Division standards and policies.
This coastal development permit does not include the construction of any new
structures. Subsequent construction of new residential structures will require the
approval of a separate coastal development permit. In the future, the applicant may
also apply for a parcel map to revert the parcel into two lots, consistent with the
original subdivision design of Balboa Island. This coastal development permit does
not include the approval of a parcel map, and any future parcel map would require
approval of a separate coastal development permit.
• All demolition activities would occur within the project site, and conditions are
included to ensure demolition materials are stored on-site. Thus, public access along
the boardwalk and Pearl Avenue would not be impacted by the project.
• The existing building encroaches into the rear and side setbacks, whereas any future
structures would be required to comply with the minimum setbacks.
The project site is located between the nearest public road and the sea or shoreline.
NBMC Implementation Plan Section 21.30A.040 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 involves demolition
of five units within two residential structures and is considered legal non -conforming
because the density exceeds the maximum allowed in this zone. Future construction
would be required to comply with the maximum density of the zone, resulting in fewer
units on the property. Therefore, the project does not involve a change in land use,
density or intensity that will result in increased demand on public access and
recreation opportunities. Furthermore, the project is designed and sited (appropriate
height, setbacks, etc.) so as not to block or impede existing public access
opportunities.
• On February 8, 2019, the Community Development Director approved Staff approval
No. SA2019-001 (PA2018-170) finding the demolition of five units within two
structures is in compliance with the Zoning Code Chapter 20.34 and Local Coastal
Program Implementation Plan Chapter 21.34 (Conversion or Demolition of
Affordable housing). The staff approval concluded that there will be no conversion of
9
residential to nonresidential uses, and none of the units are and/or were occupied by
low -and -moderate -income families or persons.
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.
Class 1 (Existing Facilities) exempts the demolition of up to six dwelling units, where the
project includes the demolition of five units within two structures.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
JM/law
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
3
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. COASTAL DEVELOPMENT
PERMIT NO. CD2018-073 TO DEMOLISH TWO MULTI -FAMILY
STRUCTURES CONTAINING FIVE UNITS LOCATED AT 400
SOUTH BAY FRONT, UNITS 1, 2, 3, 4 AND 5 (PA2018-170)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Caitlin Smith of Brandon Architects, with respect to property
located at 400 South Bay Front, Units 1, 2, 3, 4 and 5, requesting approval of a coastal
development permit.
2. The lot at 400 South Bay Front is legally described as Parcel 1 of Parcel Map No. 83-
710.
3. The applicant requests a coastal development permit to demolish two existing multi -unit
structures containing a total of five units.
4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land
Use Element and is located within the R -BI (Balboa Island) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RT -E (Two Unit Residential - 30-39.9 DU/AC) and it is located within the R -BI
(Balboa Island) Coastal Zone District.
6. On February 8, 2019, the Community Development Director approved Staff Approval No.
SA2019-001 (PA2018-170) finding the demolition of five units within two structures is in
compliance with the Zoning Code Chapter 20.34 and Local Coastal Program
Implementation Plan Chapter 21.34 (Conversion or Demolition of Affordable Housing). The
staff approval concluded that there will be no conversion of residential to nonresidential
uses, and none of the units are and/or were occupied by low -and moderate -income
families or persons.
7. A public hearing was held on February 28, 2019, 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 15301, Article 19 of Chapter 3, Guidelines for Implementation of the
5
California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities), because
it has no potential to have a significant effect on the environment.
2. Class 1 (Existing Facilities) exempts the demolition of up to six dwelling units, where the
project includes the demolition of five units within two structures.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The subject property currently contains two structures with a total of five units. No new
construction is currently proposed.
2. The coastal development permit is for a property located within a developed
neighborhood on the shoreline of Newport Bay. The project design addresses water
quality with a demolition plan that includes erosion control measures designed to retain
dry weather run-off and minor rain event run-off on-site. Any water not retained on site
is directed to the City's storm drain system.
3. 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 and
Building Division standards and policies.
4. This coastal development permit does not include the construction of any new
structures. Subsequent construction of new residential structures will require the
approval of a separate coastal development permit. In the future, the applicant may also
apply for a parcel map to revert the parcel into two lots, consistent with the original
subdivision design of Balboa Island. This coastal development permit does not include
the approval of a parcel map, and any future parcel map would require approval of a
separate coastal development permit.
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:
V
Zoning Administrator Resolution No. 2019-###
Paqe 3 of 6
The project site is located between the nearest public road and the sea or shoreline. NBMC
Implementation Plan Section 21.30A.040 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 involves demolition of five units within
two residential structures and is considered legal non -conforming because the density
exceeds the maximum allowed in this zone. Future construction would be required to
comply with the maximum density of the zone, resulting in fewer units on the property.
Therefore, the project does not involve a change in land use, density or intensity that will
result in increased demand on public access and recreation opportunities. Furthermore,
the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or
impede existing public access opportunities.
2. All demolition activities would occur within the project site, and conditions are included to
ensure demolition materials are stored onsite. Thus, public access along the boardwalk
and Pearl Avenue would not be impacted by the project.
3. The existing building encroaches into the rear and side setbacks, whereas any future
structures would be required to comply with the minimum setbacks. This could produce
potential opportunities for enhanced views from adjacent public streets. Therefore, the
proposed demolition project does not have the potential to degrade the visual quality of the
Coastal Zone or result in significant adverse impacts to existing public views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-073, 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
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 28TH DAY OF FEBRUARY, 2019.
Patrick J. Alford, Zoning Administrator
05-15-2018 7
EXHIBIT "A"
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. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, the beach,
wetlands or their buffers.
3. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
4. This Coastal Development Permit does not authorize any development.
5. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA).
In compliance with the META, 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.
6. 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 Demolition Plan.
7. 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.
0
Zoning Administrator Resolution No. 2019-###
Paqe 5 of 6
8. 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 sides, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
9. 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.
10. Revisions to the approved plans may require an amendment to this coastal development
permit or the processing of a new coastal development permit.
11. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
12. 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.
13. 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.
14. 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.
15. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit "A" shall be incorporated into the Building Division and field sets of
plans.
16. 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.
17. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
18. This Coastal Development Permit No. CD2018-073 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.
19. 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
05-15-2018 9
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 Calacci Residential Demolition including, but not limited to, Coastal
Development Permit No. CD2018-073 (PA2018-170). This indemnification shall include,
but not be limited to, damages awarded against the City, if any, costs of suit, attorneys'
fees, and other expenses incurred in connection with such claim, action, causes of action,
suit or proceeding whether incurred by applicant, City, and/or the parties initiating or
bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attomeys' 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.
10
Attachment No. ZA 2
Vicinity Map
11
VICINITY MAP
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Subject Property
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Coastal Development Permit No. CD2018-073
PA2018-170
400 South Bay Front, Units 1, 25 35 4 and 5
12
Attachment No. ZA 3
Project Plans
13
LEGEND
TITLE REPORT/EASEMENT NOTES
BENCHMARK INFORMATION
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BLOCK WALL
WOOD FENCE (WDF) BRICK SURFACE
ASPHALT PAVEMENT
400 SOUTH BAY FRONT #5
NEWPORT BEACH, CA 92662
(APN: 050-043-13)
NO TITLE REPORT PROVIDED
BENCHMARK NO: NB3-15-70
DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED
"NB3-15-70", SET IN THE EASTERLY END OF A CONCRETE SEAWALL. MONUMENT IS
LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF
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PARK AVENUE AND SOUTH BAY FRONT, 15 FT. SOUTHERLY OF THE CENTERLINE OF PARK
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LICENSE RENEWAL DATE 12/31/18
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CONCRETE SURFACE
AVENUE AND 6 FT. WESTERLY OF PEDESTRIAN WALKWAY. MONUMENT IS SET LEVEL
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NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE
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EDGE OF GUTTER a..4... Q.,
Exp. 12/31/18
WITH THE TOP OF THE SEAWALL.
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FINISHED CONCRETE
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DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION
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REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE
ELEVATION: 7.986 FEET (NAVD88), YEAR LEVELED 1992
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NEWPORT BAY
EITHER EXPRESSED OR IMPLIED.
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LEGAL DESCRIPTION
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GAS METER
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
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STATE OF CALIFORNIA DESCRIBED AS FOLLOWS:
BASIS OF BEARINGS
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GUARD POST
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THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF SOUTH BAY
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NATURAL GROUND
LOTS 1 & 2 IN BLOCK 7 OF SECTION 1, BALBOA ISLAND, IN THE CITY OF NEWPORT
FRONT, BEING N43050'00"W PER P.M.B. 183, PAGES 17/18, RECORDS ON FILE IN THE
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PALM TREE CLUSTER
BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
OFFICE OF THE ORANGE COUNTY SURVEYOR.
BOOK 6, PAGE 30 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY,
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SEWER CLEAN OUT
CALIFORNIA.
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STORM DRAIN
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FOUND MONUMENT
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SURVEYOR'S NOTES
SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY
CORNERS OR OFFSETS BEFORE STARTING GRADING.
PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.
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NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE
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STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A
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DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION
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DEMO PLAN CRITERIA NOTES:
- SITE TO BE FENCED ON ALL SIDES.
- EXISTING SQUARE FOOTAGE OF BUILDING IS 2,750 S.F.
- EXISTING BEDROOM COUNT IS SIX (6).
-ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST.
- SEWER LINE SHALL BE CAPPED.
- ALL BASEMENT FILL (IF APPLICABLE) SHALL BE CLEAN AND UNIFORM.
- STREETS AND SIDEWALKS ARE TO REMAIN CLEAR AND CLEAN.
- PEDESTRAIN CANOPY PROTECTION REQUIRED IF DEMOLITION WITHIN 10 FEET OF PUBLIC
SIDEWALK.
- INSTALL GRAVELBAGS, 2 BAGS HIGH (SE -6) AROUND THE PERIMETER OF THE PROPERTY.
- EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15.
- BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE
END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30%.
DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING
DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50%.
- TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE
DURATION OF THE PROJECT.
EXISTING STRUCTURE INFORMATION:
EXISTING 4140 S.F. 6 BEDROOM 6 BATH, TO BE DEMOLISHED
DEMOLITION PLAN
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TRUE NORTH PROJECT NORTH
NOTE: GRAVEL BAGS PLACED PER DETAIL BELOW ARE MIN. REQUIREMENT &
ADDITIONAL BAGS SHOULD BE PLACED AT THE DESCRETION OF THE GENERAL
CONTRACTOR & DEMO CONSULTANT IN RESPONSIBLE CHARGE.
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A GRAVEL BAGS
3/4" = 1'-0"
ELEVATION
DETAIL
SECTION
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PROJECT MANAGERIARCHITECT
CHRIS BRANDON
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
CBC TABLE 3306.1
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PROTECTION OF PEDESTRIANS
TLZ m a Qa
HEIGHT OF
c c
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TYPE OF PROTECTION
CONSTRUCTION
DISTANCE FROM CONSTRUCTION TO LOT LINE
REQUIRED
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Construction railings
B feet or less
c U. a o p c
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5 feet or more
None
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Less than 5 feet
Barrier and covered walkway
5 feet or more, butnot more then one-fourth the he+ ht of wnstniction
Barrier and wvefed walkwe
lore than B feat
Z
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m
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5 feet or more, but between ane•lourth and one-half the height of construction
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5 feet or more, bul. exceadirg one-half the height of conslmctlon
None
0
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DEMO PLAN CRITERIA NOTES:
- SITE TO BE FENCED ON ALL SIDES.
- EXISTING SQUARE FOOTAGE OF BUILDING IS 2,750 S.F.
- EXISTING BEDROOM COUNT IS SIX (6).
-ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST.
- SEWER LINE SHALL BE CAPPED.
- ALL BASEMENT FILL (IF APPLICABLE) SHALL BE CLEAN AND UNIFORM.
- STREETS AND SIDEWALKS ARE TO REMAIN CLEAR AND CLEAN.
- PEDESTRAIN CANOPY PROTECTION REQUIRED IF DEMOLITION WITHIN 10 FEET OF PUBLIC
SIDEWALK.
- INSTALL GRAVELBAGS, 2 BAGS HIGH (SE -6) AROUND THE PERIMETER OF THE PROPERTY.
- EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15.
- BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE
END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30%.
DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING
DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50%.
- TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE
DURATION OF THE PROJECT.
EXISTING STRUCTURE INFORMATION:
EXISTING 4140 S.F. 6 BEDROOM 6 BATH, TO BE DEMOLISHED
DEMOLITION PLAN
l<Y (T)
TRUE NORTH PROJECT NORTH
NOTE: GRAVEL BAGS PLACED PER DETAIL BELOW ARE MIN. REQUIREMENT &
ADDITIONAL BAGS SHOULD BE PLACED AT THE DESCRETION OF THE GENERAL
CONTRACTOR & DEMO CONSULTANT IN RESPONSIBLE CHARGE.
P.L
I
Z
N
A GRAVEL BAGS
3/4" = 1'-0"
ELEVATION
DETAIL
SECTION
Z
o QU�U
< _J I-—
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tr LU LU
W cIf z> 65
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a
J
Fm
Z
0
w
LL
PROJECT MANAGERIARCHITECT
CHRIS BRANDON
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
JOB NO.
2018-30
DATE
07/20/2018
SHEET NO.
A-0.1
15
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REVISIONS
NO. REVISION DATE
JOB NO.
2018-30
DATE
07/20/2018
SHEET NO.
A-0.1
15