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HomeMy WebLinkAbout09_Ataii Residence CDP_PA2018-248EW Pp - o�a e� CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT en = February 28, 2019 Agenda Item No. 9 SUBJECT: Ataii Residence (PA2018-248) Coastal Development Permit No. CD2018-104 SITE LOCATION: 914 East Ocean Front, Units A, B and C APPLICANT: R.A. Jeheber Residential Design, Inc. OWNER: Ocean Properties Rentals, LLC PLANNER: Liz Westmoreland, Assistant Planner 949-644-3234, Iwestmoreland@newportbeachca.gov LAND USE AND ZONING • General Plan: RT (Two -Unit Residential) • Zoning District: R-2 (Two -Unit Residential) • Coastal Land Use Category: RT -D (Two -Unit Residential — 20.0-29.9 DU/AC) • Coastal Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY The applicant proposes to demolish an existing residential triplex and construct a new three-story single-family residence with an attached two -car garage totaling 3,102 square feet. The design includes hardscape, walls, and drainage facilities. The project complies with all development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), 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. CD2018-104 (Attachment No. ZA 1). 03/13/2018 2 Ataii Residence (PA2018-248) Zoning Administrator, February 28, 2019 Page 2 DISCUSSION Land Use and Development Standards The subject property is located in the R-2 Coastal Zoning District, which provides for single -unit and two -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. In 2015, the subject property dedicated 15 feet of their property to the City for the purpose of constructing an alley at the rear of the site. Several other properties along this stretch have also provided dedications to allow a complete alley between A and B Streets to be constructed in the future. Specifically, the adjacent property between the subject site and the existing improved alley (912 East Ocean Front) provided an alley dedication in 2013. However, the subject site is still inaccessible from the alley due to the existing structure in the alley dedication area. Nonetheless, in anticipation of planned alley access in the future, the project's garage has been designed and sited to comply with the expected alley design. The Public Works Department has reviewed the preliminary garage design and found it acceptable. The neighborhood is predominantly developed with two story, single-family and two - unit residences. There are scattered three-story residences as well. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. The proposed single-family dwelling and accessory structures conform to al applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1— Development Standards Development Standard Standard Proposed Setbacks min. Front 6 feet 9-14 feet Sides 3 feet 3 feet Rear 0 feet 0-2 feet Allowable Floor Area max. 3,338 square feet 3,102 square feet Allowable 3rd Floor Area max. 334 square feet 334 square feet Open Space (min.) 250 square feet 259 square feet Parkin min. 2 -car garage 2 -car ara e Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof TmpIC 03/13/18 Ataii Residence (PA2018-248) Zoning Administrator, February 28, 2019 Page 3 Hazards • A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated February 14, 2019 for the project. The report concludes that the proposed project is reasonably safe from shoreline erosion due to the lack of wave or wakes that can erode sand from the beach. The report also concludes that the project will be reasonably safe from future sea level rise assuming an increase up to 10.1 feet North American Vertical Datum of 1988 (NAVD88), the likely range for sea level rise over 75 -year design life of the structure based on low-risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update. The finished floor elevation of the first floor of the proposed structure is 12.5 feet (NAVD88), which complies with the minimum 9.0 -foot (NAVD88) elevation standard for new structures and exceeds the minimum requirements for sea level rise (10.1 feet NAVD88). • Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement 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). The property 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). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 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 a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The project design addresses water quality with a construction erosion control plan and a post -construction drainage system that includes drainage and percolation features designed to retain dry weather 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. TmpIC 03/13/18 Ataii Residence (PA2018-248) Zoning Administrator, February 28, 2019 Page 4 Public Access • The project site is located between the nearest public road and the sea or shoreline. NBMC 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 replaces an existing legal non- conforming triplex located on a standard R-2 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand 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. • Vertical access to the beach is available near the site along A and B streets. Lateral access is available on the beach and the boardwalk adjacent to the site on East Ocean Front. • During construction, any construction personnel will be required to utilize private property for staging and no materials can be stored off-site in the public right-of-way (including the boardwalk). The project does not include any features that would obstruct access along these routes. To ensure there are no impacts to public access, the project has been conditioned to require the submission of a construction management plan, reviewed and approved by the Public Works Department, demonstrating the applicant will have sufficient and guaranteed access to the site through private property. Said plan shall also include any areas necessary for storage of construction equipment and materials. • The project site is located adjacent to and immediately south of Peninsula Park, which is a designated public viewpoint in the Coastal Land Use Plan and offers public views of the beach and the ocean. • Site evaluation (per Section 21.30.100 of the NBMC) revealed that the proposed three-story design is consistent with the existing neighborhood pattern of development for one- and two -unit dwellings, and will not affect the existing views afforded from Peninsula Park. The project will replace an existing nonconforming triplex with a new single-family home that complies with all applicable development standards, including the third -floor design requirements that restrict square footage on the third floor in terms of size and location. There are no views currently through the project site, as it is developed with an existing two-story triplex. The public viewpoint is intended to provide views of the ocean and beach. • Opportunities to enhance the visual quality of the coastal zone were also reviewed. The front of the proposed residence, which is visible from the boardwalk and Peninsula Park, will contain substantial architectural treatment and visual interest, in keeping with the design guidelines of the Zoning Code. The new structure would TmpIC 03/13/18 J Ataii Residence (PA2018-248) Zoning Administrator, February 28, 2019 Page 5 comply with required setbacks, and provide an additional setback along the front of the property beyond what is required by code. The design includes modulation of volume throughout the structure and low walls that prevent the appearance of the site being walled off from the park and streets. Lastly, the project would not utilize the maximum square footage allowed for the Zoning District. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 3,102 -square - foot single-family residence. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Program 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. Tmp1t: 03/13/18 15 Ataii Residence (PA2018-248) Zoning Administrator, February 28, 2019 Page 6 Prepared by: L i7z—VTestmoreland, Assistant Planner JM/law Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt: 03/13/18 Attachment No. ZA 1 Draft Resolution 03/13/2018 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-104 TO DEMOLISH AN EXISTING RESIDENTIAL TRIPLEX AND CONSTRUCT A NEW THREE-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED TWO -CAR GARAGE LOCATED AT 914 EAST OCEAN FRONT, UNITS A, B AND C (PA2018-248) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by R.A. Jeheber Residential Design, Inc., with respect to property located at 914 East Ocean Front, Units A, B and C, requesting approval of a coastal development permit. 2. The lot at 914 East Ocean Front is legally described as Lot 22 in Block 14 of Balboa Tract (excepting alley dedication). 3. The applicant proposes to demolish an existing residential triplex and construct a new three-story single-family residence with attached two -car garage totaling 3,102 square feet. The design includes hardscape, walls, and drainage facilities. The project complies with all development standards and no deviations are requested. 4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT -D (Two -Unit Residential — 20.0-29.9 DU/AC) and it is located within the R- 2 (Two -Unit Residential) Coastal Zoning District. 6. On February 8, 2019, the Community Development Director approved Staff Approval No. SA2019-002 (PA2019-018) finding the demolition of three residential units 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. 05-15-2018 2 Zoning Administrator Resolution No. 201941## Paqe 2 of 10 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 13503, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of residential triplex and the construction of a new 2,618 -square -foot single- family residence and attached 484 -square -foot 2 -car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015(F) (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,338 square feet and the proposed floor area is 3,102 square feet. b. The proposed development provides the minimum required setbacks, which are 6 feet along the front property line abutting East Ocean Front, 3 feet along each side property line and 0 feet along the rear property line abutting the alley. Portions of the existing residence that currently encroach approximately 13 feet into the alley dedication area at the rear will be demolished and the structure will be modified for conformance with the current property lines. C. The highest guardrail is less than 24 feet from established grade (12.25 feet North American Vertical Datum of 1988 [NAVD88]) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. 05-15-2018 9 Zoning Administrator Resolution No. 201941## Page 3 of 10 d. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two story, single-family and two -unit residences. There are scattered three-story residences as well. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. 3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated February 14, 2019 for the project. The report concludes that the proposed project is reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. The report also concludes that the project will be reasonably safe from future sea level rise assuming an increase up to 10.1 feet NAVD88 (the likely range for sea level rise over 75 -year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The finished floor elevation of the first floor of the proposed structure is 12.5 feet (NAVD88), which complies with the minimum 9.0 -foot (NAVD88) elevation standard for new structures and exceeds the minimum requirements for sea level rise (10.1 feet NAVD88). 4. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement 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). The property 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). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 5. 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 identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 6. The property is located adjacent to Peninsula Park and the beach. The subject site is approximately 560 feet from the ocean. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post -construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site is directed to the City's storm drain system. 05-15-2018 1O Zoning Administrator Resolution No. 2019-### Page 4 of 10 7. Proposed landscaping complies with NBMC Section 21.30.075. 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. 8. In 2015, the subject property dedicated 15 feet of their property to the City for the purpose of constructing an alley at the rear of the site. Several other properties along this stretch have also provided dedications to allow a complete alley between A and B Streets to be constructed in the future. Specifically, the adjacent property between the subject site and the existing improved alley (912 East Ocean Front) provided an alley dedication in 2013. However, the subject site is still inaccessible from the alley due to the existing structure in the alley dedication area. Nonetheless, in anticipation of planned alley access in the future, the project's garage has been designed and sited to comply with the expected alley design. The Public Works Department has reviewed the preliminary garage design and found it acceptable. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline. NBMC 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 replaces an existing legal non- conforming triplex located on a standard R-2 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. Vertical access to the beach is available near the site along A and B streets. Lateral access is available on the beach and the boardwalk adjacent to the site on East Ocean Front. 3. During construction, any construction personnel will be required to utilize private property for staging and no materials can be stored off-site in the public right-of-way (including the boardwalk). The project does not include any features that would obstruct access along these routes. To ensure there are no impacts to public access, the project has been conditioned to require the submission of a construction management plan, reviewed and approved by the Public Works Department, demonstrating the applicant will have sufficient and guaranteed access to the site through private property. Said plan shall also include any areas necessary for storage of construction equipment and materials. 05-15-2018 11 Zoning Administrator Resolution No. 201941## Page 5 of 10 4. The project site is located adjacent to and is a designated public viewpoint in the Cc of the beach and the ocean. immediately south of Peninsula Park, which 3stal Land Use Plan and offers public views 5. Site evaluation (per Section 21.30.100 of the NBMC) revealed that the proposed three- story design is consistent with the existing neighborhood pattern of development for one- and two -unit dwellings, and will not affect the existing views afforded from Peninsula Park. The project will replace an existing nonconforming triplex with a new single-family home that complies with all applicable development standards, including the third floor design requirements that restrict square footage on the third floor in terms of size and location. There are no views currently through the project site, as it is developed with an existing two-story triplex. The public viewpoint is intended to provide views of the ocean and beach. 6. Opportunities to enhance the visual quality of the coastal zone were also reviewed. The front of the proposed residence, which is visible from the boardwalk and Peninsula Park, will contain substantial architectural treatment and visual interest, in keeping with the design guidelines of the Zoning Code. The new structure would comply with required setbacks, and provide an additional setback along the front of the property beyond what is required by code. The design includes modulation of volume throughout the structure and low walls that prevent the appearance of the site being walled off from the park and streets. Lastly, the project would not utilize the maximum square footage allowed for the Zoning District. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-104, 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 Program 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. 05-15-2018 12 Zoning Administrator Resolution No. 201941## Paqe 6 of 10 Patrick J. Alford, Zoning Administrator 05-15-2018 1 S Zoning Administrator Resolution No. 201941## Paqe 7 of 10 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to final 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. 3. 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. The letter shall be scanned into the plan set priorto building permit issuance. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on the boardwalk area or other public property. 5. Prior to the issuance of a building permit, the applicant shall submit a construction management plan, reviewed and approved by the Public Works Department, demonstrating the applicant will have sufficient and guaranteed access to the site through private property and will not impact public access. Said plan shall also indicate areas for the storage of construction equipment and materials. 6. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 7. This Coastal Development Permit does not authorize any development seaward of the private property. 8. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In compliance with the (MBTA), grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, 05-15-2018 14 Zoning Administrator Resolution No. 201941## Page 8 of 10 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. 9. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 10. 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. 11. 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. Stock piles 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. 12. 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. 13. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 15. 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. 16. 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 05-15-2018 115 Zoning Administrator Resolution No. 201941## Paqe 9 of 10 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. 17. Prior to the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 18. Prior to the issuance of a building permit, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 19. Prior to the 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. 20. 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 Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 21. Prior to the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non- invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 22. 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. 23. 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. 24. 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. 25. This Coastal Development Permit No. CD2018-104 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. 05-15-2018 10 Zoning Administrator Resolution No. 201941## Paqe 10 of 10 26. 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 Ataii Residence including, but not limited to, Coastal Development Permit No. CD2018-104 (PA2018-248). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 05-15-2018 17 Attachment No. ZA 2 Vicinity Map 03/13/2018 28 VICINITY MAP w � v t •/ ' Subject Property a IN G l t ^44a renins la `,w- - Coastal Development Permit No. CD2018-104 PA2018-248 914 East Ocean Front, Units A, B and C 03/13/2018 2� Attachment No. ZA 3 Project Plans 03/13/2018 20 U W m N 0 izia U H z O Of W z Q W U O Lu rn 0 U Q U W J Q U } d H- z O LL z Q W U O LLI v rn CN N 0� 0 c 0 'o N Q U m D A ABBREVIATIONS A.F.F. ABOVE FINISH FLOOR ALUM. ALUMINUM AMP. AMPERE @ AT BD. BOARD BLDG BUILDING BLK'G BLOCKING BOT. BOTTOM CAB. CABINET CLG. CEILING CL. CENTERLINE CLR. CLEAR COL. COLUMN CONC. CONCRETE CONT. CONTINUOUS CONTR. CONTRACTOR DED. DEDICATED DET. DETAIL D.F. DRINKING FOUNTAIN DIA. DIAMETER DIAG. DIAGONAL DIM. DIMENSION DN. DOWN DWG. DRAWING DWR. DRAWER EA. EACH ELECT. ELECTRICAL ELEV. ELEVATION EQ EQUAL EXT. EXTERIOR EXIST' EXISTING F.D. FLOOR DRAIN F.E.C. FIRE EXTINGUISHER CABINET F.H.C. FIRE HOSE CABINET FIN. FINISH FIXT. FIXTURE FLUOR. FLUORESCENT F.O.C. FACE OF COLUMN F.O.S. FACE OF STUD F.O.W. FACE OF WALL F.S. FLOOR SINK FURR. FURRING FURN. FURNITURE GA. GAUGE GD. GLASS GYP. BD. GYPSUM BOARD H. HIGH H.C. HOLLOW CORE HDWR. HARDWARE H.M. HOLLOW METAL HOR. HORIZONTAL HR. HOUR HT. HEIGHT H.V.A.C. HEATING, VENTILATION, AIR CONDITIONING INSUL. INSULATION INT. INTERIOR JAN. JANITOR J -BOX JUNCTION BOX LAM. LAMINATE L. H. LEFT HAND LAM. PLAS. LAMINATED PLASTIC LAV. LAVATORY LT. LIGHT MAINT. MAINTENANCE MAT. MATERIAL MAX. MAXIMUM MECH. MECHANICAL MET. METAL MFR. MANUFACTURER MIN. MINIMUM MISC. MISCELLANEOUS MTD. MOUNTED MUL. MULLION NO. NUMBER N.I.C. NOT IN CONTRACT N.T.S. NOT TO SCALE O/ OVER O.C. ON CENTER OFF. OFFICE PLAS. LAM. PLASTIC LAMINATE PL. PLATE PLUMB. PLUMBING PLYWD. PLYWOOD PR. PAIR PTN. PARTITION RAD. RADIUS REF. REFERENCE REFR. REFRIGERATOR REQ'D REQUIRED R.H. RIGHT HAND RM. ROOM R.O. ROUGH OPENING SCHED. SCHEDULE S.C. SOLID CORE SECT. SECTION S.F. SQUARE FEET SHT. SHEET SIM. SIMILAR SPEC. SPECIFICATION S.S. STAINLESS STEEL STL. STEAL STOR. STORAGE STRUCT, STRUCTURAL SUSP. SUSPENDED SYM. SYMMETRICAL TELE. TELEPHONE TEMP. TEMPERED THK. THICK T.O.W. TOP OF WALL TYP. TYPICAL U.L. UNDERWRITERS LABORATORY U.N.O. UNLESS NOTED OTHERWISE V. VOLT V.C.T. VINYL COMPOSITION TILE VERT. VERTICAL VEST. VESTIBULE V.I.F. VERIFY IN FIELD W/ WITH WC WALL COVERING W.C. WATER CLOSET W.H. WATER HEATER W.P. WATER PROOF W.R. WATER RESISTANT I WALL LEGEND I 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. xx 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 42" TALL EXTERIOR WALL - 2 x 4 WOOD STUDS @ 16" O.C. WITH STUCCO FINISH AND CAP. 2 x 4 WOOD STUDS @ 16" O.C. w/ 7/8" CEMENT PLASTER ( MEASURED FROM THE FACE OF STUDS) ON THE EXTERIOR SURFACE. PLASTER MIX 1 :4 FOR SCRATCH COAT AND 1 :5 FOR BROWN COAT, BY VOLUME, CEMENT TO SAND. 2013 CBC - TABLE 720.1(2) - ITEM NUMBER 15-1.3 COVER THE INTERIOR SURFACE WITH 5/8" TYPE "X" GYPSUM WALLBOARD, 4' WIDE, APPLIED HORIZONTALLY UNBLOCKED, AND FASTENED WITH 2-1/4" TYPE "S" DRYWALL SCREWS, SPACED 12" O.C. WALLBOARD JOINTS COVERED w/ PAPER TAPE AND JOINT COMPOUND, FASTENER HEADS COVERED w/ JOINT COMPOUND. TABLE 720.1(2) - ITEM NUMBER 16-1.1 SYMBOL LEGEND FIXTURE NOTE - SEE FLOOR PLAN NOTES ON SHEET A4.0 ODOOR NUMBER - SEE DOOR SCHEDULE ON SHEET A4.1 AO WINDOW LETTER - SEE WINDOW SCHEDULE ON SHEET A4.2 QA PLAN CHECK CORRECTIONS Q1 FIELD REVISIONS 15 ARCHITECTURAL DETAIL REFERENCE D1.0 A BUILDING SECTION REFERENCE A7.0 I VICINITY MAP I �h }� a, y� e ra�`f PROJECT SITE 914 E OCEANFRONT SHEET INDEX SHT. NO: I DESCRIPTION PD.1 CONSTRUCTION NOTES A FOUNDATION AND UNDER FLOOR 1. CONCRETE FOR FOOTINGS SHALL HAVE A MINIMUM COMPRESSIVE C2 STRENGTH OF - - - - PSI AT 28 DAYS AND SHALL BE COMPOSED OF 1 PART 2. CEMENT, 3 PARTS SAND, 4 PARTS OF 1 INCH MAXIMUM SIZE ROCK & NOT C4 MORE THAN 7-1/2 GALLONS OF WATER PER SACK OF CEMENT. FIVE SACK C5 CEMENT / CU YD. MIN. PER SECTION 1808.8 & TABLE 1808.8.1 OF CBC 2013 2. WOOD AND EARTH SEPARATION. FOUNDATIONS SUPPORTING WOOD A1.0 SHALL EXTEND AT LEAST 8" ABOVE THE ADJACENT FINISH GRADE. 3. SLABS ON GRADE SHALL BE AT LEAST 5" THICK. 4. ALL FOUNDATION PLATES AND SILLS OR SLEEPERS ON A CONCRETE 5. SLAB, WHICH IS IN DIRECT CONTACT WITH THE EARTH AND SILLS THAT A3.0 REST ON CONCRETE OR MASONRY FOUNDATIONS, SHALL BE PRESSURE K TREATED WOOD OR FOUNDATION GRADE REDWOOD. 5. ALL FOOTING SILLS SHALL HAVE FULL BEARING ON THE FOOTING WALL A6.0 OR SLAB AND SHALL BE BOLTED TO THE FOUNDATION WITH 5/8" IN A6.1 DIAMETER BY 10" LONG BOLTS EMBEDDED AT LEAST 7" INTO THE A7.0 CONCRETE OR REINFORCED MASONRY OR 15" INTO UN -REINFORCED pat@sailhouse.com GROUTED MASONRY. BOLTS SHALL BE SPACED NO FURTHER THAN 12" 4- m m FROM ANY CORNER OR SPLICE. SPACING AND SIZE OF BOLTS MAY VARY W AS DIRECTED BY THE FOUNDATION AND FRAMING PLANS. PROVIDE 3" x 3" SQUARE BY 0.229" THICK PLATE WASHERS PER BOLT. B WOOD FRAMING: 1. ALL JOISTS, RAFTERS, BEAMS, AND POSTS 2" WIDE AND NO LONGER THAN 4" THICK SHALL BE No. 2 GRADE DOUGLAS FIR -LARCH OR BETTER. Lu ALL POSTS AND BEAMS 5" AND THICKER SHALL BE NO. 1 GRADE DOUGLAS (n FIR -LARCH OR BETTER UNLESS NOTED OTHERWISE ON FRAMING PLANS. 2. PROVIDE BLOCKING AT ENDS AND SUPPORTS OF RAFTERS MORE THAN 8" Q IN DEPTH. 3. PROVIDE BLOCKING AT ENDS AND AT SUPPORTS OF RAFTERS AT ALL Q EXTERIOR WALLS. 4. PROVIDE DOUBLE TOP PLATES WITH MINIMUM OF 48" LAP SPLICE. 5. NAILING WILL BE IN COMPLIANCE WITH TABLE 2304.9.1 FASTENING W SCHEDULE OF THE CBC 2016 EDITION. 6. FIRE BLOCKING SHALL BE PROVIDED FOR WALLS OVER 10'-0" IN HEIGHT. O HORIZONTAL SHAFTS 10'-0" O.C. AND FOR CONCEALED DRAFT OPENINGS. 7. STUDS FOR EXTERIOR WALLS AND INTERIOR BEARING WALLS SHALL BE I- NOT LESS THAN 2 x 4 WOOD STUDS AT 16" O.C. STUDS 2" WIDE AND 4" THICK AND NOT MORE THAN & LONG SHALL BE "STUD GRADE" DOUGLAS - FIR- LARCH OR BETTER WHEN SUPPORTING NOT MORE THAN ONE FLOOR U AND OR A ROOF. 8. ALL EXPOSED WOOD SHALL BE WRAPPED w/ 1/2" THICK GYPSUM BOARD d UNLESS NOTED OTHERWISE. C VERIFICATION: 1. CONTRACTORS SHALL VISIT AND INSPECT THE SITE AND FAMILIARIZE THEMSELVES W/ THE SITE CONDITIONS, AND STUDY THESE DOCUMENTS FULLY BEFORE AGREEING TO WORK ON THE PROJECT. THEIR AGREEMENT W TO WORK ON THE PROJECT CONSTITUTES VERIFICATION THAT THEY HAVE W SO STUDIED THE SITE AND THE DOCUMENTS. UPON INSPECTION OF THE SITE AND STUDYING OF THE DOCUMENTS, THE CONTRACTORS SHALL SUBMIT TO THE OWNERS, FOR THE BUILDING DESIGNER'S REVIEW, ANY SPECIAL CONDITIONS OR UNCLEAR AREAS WHICH MIGHT ALTER HIS BID DURING CONSTRUCTION. D GENERAL REQUIREMENTS: 1. THIS PROJECT SHALL COMPLY w/ THE 2016 CRC, CBC, CPC, CEC, CMC, 2016 CALIFORNIA ENERGY CODE; 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE (CG) & CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC) E DOCUMENTS: 1. THE DRAWINGS ARE NECESSARILY SCHEMATIC AND DO NOT PURPORT. TO SHOW COMPLETE SITUATIONS. THE DRAWINGS, SPECIFICATIONS, AND ADDENDA ARE COMPLIMENTARY, SO WHAT IS CALLED FOR BY ONE IS CALLED FOR BY ALL. THEREFORE THE DRAWINGS, SPECIFICATIONS, AND ADDENDA MUST ALSO BE CONSIDERED TOGETHER. 2. DO NOT SCALE THE DRAWINGS. F GENERAL MATERIAL SPECIFICATIONS: 1. REINFORCING STEEL: WHEN USED IN CONSTRUCTION OF REINFORCED MASONRY OR CONCRETE STRUCTURES SHALL BE DEFORMED AND COMPLY WITH ASTM A615 -74A, GRADE 60. 2. STRUCTURAL STEEL: USED AS STRUCTURAL SHAPES SUCH AS WIDE FLANGE SECTIONS, CHANNEL, PLATES AND ANGLES SHALL COMPLY WITH ASTM A-36. G ROOFING AND WEATHER PROOFING: 1. ALL WOOD SIDING AND EXTERIOR LATH AND PLASTER SHALL BE PLACED TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASE SHEATHING. 2. EVERY OPENING IN ANY EXTERIOR WALL SHALL BE FLASHED WITH MIN. 26 GA. SHEET METAL OR 15 POUND BUILDING PAPER. 3. A WEEP SCREED SHALL BE PROVIDED AT OR BELOW THE FOUNDATION PLATE LINE FOR ALL EXTERIOR STUD WALLS FINISHED ON THE EXTERIOR WITH STUCCO. THE SCREED SHALL BE PLACED A MINIMUM OF 4" ABOVE THE GRADE AND 2" ABOVE HARDSCAPE OR STEPS. 4. ALL WEATHER PROOFING AROUND WINDOWS AND DOORS SHALL BE PREFORMED IN ACCORDANCE WITH MANUFACTURERS REQUIREMENTS. ANY SPECIAL CONDITIONS WHERE INSTALLATION HAS TO BE ALTERED SHALL BE PRESENTED TO THE BUILDING DESIGNER IN WRITING FOR APPROVAL. H INSULATION: 1. COMPLY WITH CALIFORNIA ENERGY COMMISSION LAWS IN FORCE. 2. INSULATE ALL EXTERIOR PARTITIONS WITH FULL THICK BATTS. USE SOUND ATTENUATING FULL THICK BATTS AT WALLS ENCLOSING BATH- ROOMS, LAUNDRY ROOMS, FAU CLOSETS AND ANY OTHER INTERIOR PARTITION AS CALLED FOR BY THE DRAWINGS. ALL EXTERIOR WALLS: R-15 BATTS MINIMUM. ALL FLAT CEILINGS WITH ATTIC SPACE ABOVE: R-38 BATTS. ALL VOLUME CEILING AREAS WITH FINISH APPLIED TO THE UNDERSIDE OF THE RAFTERS: R-19 BATTS. ALL OF THE ABOVE ARE THE MINIMUM REQUIREMENTS ONLY. PLEASE REFER TO THE TITLE 24 ENERGY FORMS THAT ARE INCLUDED WITH THIS SET OF PLANS FOR THE ACTUAL INSTALLATION REQUIREMENTS. 3. CONTRACTOR SHALL SIGN AND POST ON THE STRUCTURE AN INSULATION CERTIFICATION PRIOR TO THE FINISH INSPECTION. I WALL LEGEND I 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. xx 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 42" TALL EXTERIOR WALL - 2 x 4 WOOD STUDS @ 16" O.C. WITH STUCCO FINISH AND CAP. 2 x 4 WOOD STUDS @ 16" O.C. w/ 7/8" CEMENT PLASTER ( MEASURED FROM THE FACE OF STUDS) ON THE EXTERIOR SURFACE. PLASTER MIX 1 :4 FOR SCRATCH COAT AND 1 :5 FOR BROWN COAT, BY VOLUME, CEMENT TO SAND. 2013 CBC - TABLE 720.1(2) - ITEM NUMBER 15-1.3 COVER THE INTERIOR SURFACE WITH 5/8" TYPE "X" GYPSUM WALLBOARD, 4' WIDE, APPLIED HORIZONTALLY UNBLOCKED, AND FASTENED WITH 2-1/4" TYPE "S" DRYWALL SCREWS, SPACED 12" O.C. WALLBOARD JOINTS COVERED w/ PAPER TAPE AND JOINT COMPOUND, FASTENER HEADS COVERED w/ JOINT COMPOUND. TABLE 720.1(2) - ITEM NUMBER 16-1.1 SYMBOL LEGEND FIXTURE NOTE - SEE FLOOR PLAN NOTES ON SHEET A4.0 ODOOR NUMBER - SEE DOOR SCHEDULE ON SHEET A4.1 AO WINDOW LETTER - SEE WINDOW SCHEDULE ON SHEET A4.2 QA PLAN CHECK CORRECTIONS Q1 FIELD REVISIONS 15 ARCHITECTURAL DETAIL REFERENCE D1.0 A BUILDING SECTION REFERENCE A7.0 I VICINITY MAP I �h }� a, y� e ra�`f PROJECT SITE 914 E OCEANFRONT SHEET INDEX SHT. NO: I DESCRIPTION PD.1 CONSTRUCTION NOTES J STUCCO: 1. GENERAL: COMPLY WITH APPLICABLE REQUIREMENTS OF CLPCA LATHING C2 AND PLASTERING REFERENCE SPECIFICATION. 2. WIRE FABRIC LATH: AQUA K -LATH, SELF FURRING TYPE SFD (AK), BY C4 "K -LATH CORP." OR APPROVED EQUAL. SECURE WITH 14 GAUGE G.I. C5 WIRE STAPLES. 3. CASING BEAD: 24 GAUGE WITH EDGE TO MATCH EXISTING. A1.0 INSTALL .WHERE INDICATED ON DRAWINGS, AT ALL CORNERS, AND A1.1 WHERE STUCCO ABUTS OTHER MATERIALS. 4. FINISH TO MATCH EXISTING AND COLOR TO BE SELECTED BY OWNERS. 5. EXTERIOR LATH & PLASTER: PROVIDE TWO LAYERS OF GRADE "D" A3.0 PAPER OVER ALL WOOD BASE SHEATHING. CHAPTER 25 OF 2016 CBC. K DEFERRED SUBMITTALS: 1. THE HOME FIRE SPRINKLER SYSTEM ( 2016 NFPA 13D) PLANS AND CALC'S A6.0 SHALL BE A DEFERRED SUBMITTAL AT THIS TIME. A6.1 THE SUB -CONTRACTOR HIRED BY THE OWNER SHALL PROVIDE DETAILED A7.0 DRAWINGS AND CALCULATIONS TO THE DESIGNER & RECORD ENGINEER pat@sailhouse.com FOR APPROVAL PRIOR TO SUBMISSION TO THE BUILDING DEPARTMENT 4- m m FOR THEIR APPROVALS. W THE GENERAL CONTRACTOR TO OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 2. THE A/C CONDENSER SYSTEM SHALL BE A DEFERRED SUBMITTAL. THE SUB -CONTRACTOR HIRED BY THE OWNER SHALL PROVIDE HIS OWN PLANS TO THE BUILDING DEPARTMENT FOR THEIR APPROVAL USING THE Lu CITY OF NEWPORT BEACH STANDARD PLAN. I WALL LEGEND I 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. 2 x 4 WOOD STUDS @ 16" O.C. WITH R-15 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE. xx 2 x 6 WOOD STUDS @ 16" O.C. WITH R-19 INSULATION AT ALL EXTERIOR WALLS WITH INTERIOR CONDITIONED SPACE WITH STONE OR BRICK VENEER. 42" TALL EXTERIOR WALL - 2 x 4 WOOD STUDS @ 16" O.C. WITH STUCCO FINISH AND CAP. 2 x 4 WOOD STUDS @ 16" O.C. w/ 7/8" CEMENT PLASTER ( MEASURED FROM THE FACE OF STUDS) ON THE EXTERIOR SURFACE. PLASTER MIX 1 :4 FOR SCRATCH COAT AND 1 :5 FOR BROWN COAT, BY VOLUME, CEMENT TO SAND. 2013 CBC - TABLE 720.1(2) - ITEM NUMBER 15-1.3 COVER THE INTERIOR SURFACE WITH 5/8" TYPE "X" GYPSUM WALLBOARD, 4' WIDE, APPLIED HORIZONTALLY UNBLOCKED, AND FASTENED WITH 2-1/4" TYPE "S" DRYWALL SCREWS, SPACED 12" O.C. WALLBOARD JOINTS COVERED w/ PAPER TAPE AND JOINT COMPOUND, FASTENER HEADS COVERED w/ JOINT COMPOUND. TABLE 720.1(2) - ITEM NUMBER 16-1.1 SYMBOL LEGEND FIXTURE NOTE - SEE FLOOR PLAN NOTES ON SHEET A4.0 ODOOR NUMBER - SEE DOOR SCHEDULE ON SHEET A4.1 AO WINDOW LETTER - SEE WINDOW SCHEDULE ON SHEET A4.2 QA PLAN CHECK CORRECTIONS Q1 FIELD REVISIONS 15 ARCHITECTURAL DETAIL REFERENCE D1.0 A BUILDING SECTION REFERENCE A7.0 I VICINITY MAP I �h }� a, y� e ra�`f PROJECT SITE 914 E OCEANFRONT SHEET INDEX SHT. NO: I DESCRIPTION PD.1 PROJECT DATE/ CONSTRUCTION NOTES TOPO LOT SURVEY C1 TITLE SHEET C2 PRECISE GRADING PLAN C3 SECTION DETAILS C4 EROSION CONTROL PLAN C5 GEOTECHNICAL NOTES SPA SITE PLAN A1.0 FIRST FLOOR PLAN A1.1 FIRST FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A2.0 SECOND FLOOR PLAN A2.1 SECOND FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A3.0 THIRD FLOOR / ROOF DECK PLAN A3.1 THIRD FLOOR PLAN SQUARE FOOTAGE CALCULATIONS A5.0 ROOF PLAN A6.0 FRONT & REAR EXTERIOR ELEVATIONS A6.1 LEFT & RIGHT EXTERIOR ELEVATIONS A7.0 BUILDING SECTIONS "A & B" 18 1 TOTAL NUMBER OF SHEETS IN THE PROJECT I PROJECT DESCRIPTION I SCOPE OF WORK: DEMOLISH AN EXISTING TWO STORY TRI-PLEX WITH NO GARAGE / PARKING. CONSTRUCT A NEW THREE STORY SINGLE FAMILY DWELLING WITH AN ATTACHED TWO -CAR GARAGE, A BALCONY ON THE 2nd FLOOR AND ROOF DECKS AND A COVERED LOGGIA ON THE THIRD FLOOR. THE SITE HAS BEEN VACANT SINCE SEPTEMBER 2017 THEREFORE NO INCOME LEVELS OF THE EXISTING TENANTS IS REQUIRED AS THE MELO ACT. LEGAL DESCRIPTION OWNER: OCEAN PROPERTIES RENTALS, LLC / PAYAM CHARLES ATAII 24881 ALICIA PARKWAY, SUITE G LAGUNA HILLS, CA 92653 949-637-1332 LEGAL: LOT 22, BLOCK 14, BALBOA TRACT CITY OF NEWPORT BEACH COUNTY OF ORANGE, STATE OF CALIFORNIA ASSESSOR PARCEL NUMBER: 048-143-19 ZONING: R-2 OCCUPANCY: R-3 / U TYPE OF CONSTRUCTION: TYPE V -B ( FIRE SPRINKLERS per NFPA 13D ) NUMBER OF UNITS: ONE LOT AREA CALCULATIONS: LOT SIZE: 2,269 SQUARE FEET MINUS SETBACKS: 1,669 SQUARE FEET FLOOR AREA RATIO: 1,669 x 2.0 = 3,338 SQUARE FEET OPEN VOLUME AREA: 1,669 x 15% = 250 SQUARE FEET THIRD FLOOR LIMITS: 1,669 x 20% = 334 SQUARE FEET BUILDING AREA: 1,410 / 2,269 = 62.14% LANDSCAPE AREA: 0 / 2,269 = 0.0% HARDSCAPE AREA: 859 / 2,269 = 37.86% PROJECT STATISTICS BUILDING DESIGNER: LIVING SPACE SQUARE FOOTAGE CALCULATIONS 144 sq. GARAGE 484 sq. ft. 1st. FLOOR 923 sq. ft. 2nd. FLOOR 1,361 sq. ft. 3rd. FLOOR 334 sq. ft. ft. 28052 CAMINO CAPISTRANO, STE. 213 1252 W. 22nd STREET GRAND TOTAL: r 3,102 sq. ft. OUTDOOR SPACE SQUARE FOOTAGE CALCULATIONS BUILDING DESIGNER: 2nd. FLOOR DECK 144 sq. ft. 3rd. FLOOR DECKS 740 sq. ft. 3rd. FLOOR LOGGIA 232 sq. ft. 949-723-4393 ( ROD A. JEHEBER) Ali@rce-eng.com LAND SURVEYOR: OPEN VOLUME AREA PROVIDED: 259 sq. ft. PROJECT CONSULTANTS BUILDING DESIGNER: STRUCTURAL ENGINEER: R.A. JEHEBER REZAEI CONSULTING ENGINEERS RESIDENTIAL DESIGN, INC. 17401 IRVINE BLVD., SUITE "A" 410 32nd STREET, SUITE 202 TUSTIN, CA 92780 NEWPORT BEACH, CA. 92663 (949) 466-9394 (ALI REZAEI ) 949-723-4393 ( ROD A. JEHEBER) Ali@rce-eng.com LAND SURVEYOR: ENERGY CONSULTANT: CIVILSCAPES ENGINEERING, INC. FILAR TITLE 24 28052 CAMINO CAPISTRANO, STE. 213 1252 W. 22nd STREET LAGUNA NIGUEL, CA 92677 SAN PEDRO, CA. 90731 949-464-8115 ( WILL D. ROLPH) 424-247-7658 ( IGOR PICHKO ) will@civilscapes.com reports@title24ez.com GEO TECHNICAL ENGINEER: GENERAL CONTRACTOR: R. McCARTHY CONSULTING, INC. SAILHOUSE 23 CORPORATE PLAZA, SUITE 150 170 NEWPORT CENTER DR., STE. 260 NEWPORT BEACH, CA 92660 NEWPORT BEACH, CA. 92660 (949) 629-2539 ( ROBERT MCCARTHY) 949-939-1909 (PAT PATTERSON ) rob@Rmccarthyconsulting.com pat@sailhouse.com COASTAL HAZARD STUDY: 4- m m GEO SOILS, INC. W 5741 PALMER WAY, SUITE "D" CARLSBAD, CA 92010 Cu (760) 438-3155 ( DAVID W. SKELLY ) dskelly@geosoilsinc.com CIVIL ENGINEER: Lu CIVILSCAPES ENGINEERING, INC. (n 28052 CAMINO CAPISTRANO, STE. 213 2 LAGUNA NIGUEL, CA 92677 Q 949-464-8115 ( WILL D. ROLPH ) 'I= will@civilscapes.com Q No. 41068 EXP:3/31/19 Cl U vJ w Z o QO J U W Q 0 ( Fu OJ rZ v U N E W U) d7 L W Q NO a� ,m L m J 4- m m a) W Q 0? Cu _ N �. Lu LZ (n Nm m 2 2 Q -0 C: 'I= qq- M Q _ CI) ce) CL ti W _O N Z m O Q for O , I- U a - O U No. 41068 EXP:3/31/19 Cl Plot Date 1/14/2019 5:57 PM RAJ Project # 2018-27 REVISIONS Sheet PD, 1 :21 U vJ w J QO J Q W Q 0 Z OJ H U W W W U D O O Z ILL Zu�O_ !!�^^ vJ U) LULLd Z O U Plot Date 1/14/2019 5:57 PM RAJ Project # 2018-27 REVISIONS Sheet PD, 1 :21 U J J Q I Z w OLL O Z ILL Zu�O_ U) LULLd Lu w Q Q 2 2 H LU U O Q Lum OL O Q for W I- U a - O U d Z W W Z O Plot Date 1/14/2019 5:57 PM RAJ Project # 2018-27 REVISIONS Sheet PD, 1 :21 IZR __'T D z LL Z � DIAL TWO WORKING BEFORE (�� DAYS BEFORE YOU DIG 1% YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE TOPOGRAPHIC SURVEY 914 EAST OCEANFRONT LOT 22, BLOCK 14, BK 4, PG 11, MM. APN: 048-143-19 d 937 19.75 FL FS / FS 9.61 d I SM 10.40 CONC 10.22 9.4 9.64 CONC 977 I CON CATV ° 4 ° WM SCQ° 9.8 9.da s8 WM CO AT&T PE ° 1L 197 SAVE �. - - - - �� �~ �'� �I - - 0.24 Ar9 z ' FG .9.91 • . - m m 77 Z I 9.7 Zr 0 : z� \ ONE STORY BUILDING ��D ° d o Z< O d\ PROPERTY LINE � o 912 E,' OCEANFRONT � 1sALLEv . s DEDICATION w zmz NEWPORT BEACH, CA 92661 I PERINST.NO. N;�,m ©, �APN: 048-143-2 2013-197558 d BUILDING 12.1 12,18 f - ENCROACHMENT a a FS ° FS a 9.93 FS V21.11 \ FG 10.0 °EAVE 10.0 FS d �1 0 7 . 16:13 16.13 FG FG 15.91 a 6.4b ti 16.44 3 X6.4 0, 6.12' 0.83 .12.17 15.18 / , 7676 TF lav' N29'00'O1 "E Tw- � rw rW 15.66 12.98 . 3.36 12:59• 12.32 16.44 .11.9 10.0 3.27 .12.14 .12.14 11.69• ° d TF AP TW T 2.97 FS TW a 3.01 0 .5 PROPERTY LINE ONC' 12 1 W •12.70 PROPERTY LINE TW a V t' E \ 11 5 11.90 •12.04 1239 CO .2.54` 12.78 / O W CONC O FS 12.21 12.57 ° FS \ p� CpNC Z d I -5� I 1770 TWO STORY BUILDING \ DEDICATION 61 O CONC 4 STAIRS A 34.14 PER INST. NO. 914 E OCEANFRONT ROOF PEAK 2015-471845 12.56 CONIC PROPERTY LINE / zs3��qqNEWPORT BEACH, CA 92661VACATION AND CONC •12.68 FS H APN: 048-143-19 G`AS\METE ABANDONMENT OF STREET 15.07 - ELECTRICA RIGHT-OF-WAY PER CNB Ti 1259 / MEFER RESOLUTION NO. 2015-66 d CONIC 1Z.6 12.88 PER INST.NO. 2015-430124 a CON 9 2 84 .12.63 12.92 FS ' / 11.59 T R V 10.1 a 12.20 2.61 FS FG FS '2.63, 15.41 83 d .12.05 F ONC 3.11 ' ° °1621 -' y 16.23 12.37 PROPERTY LINES 11.91 CO C TW 12..77 A:VE ' TPP 'CON 78,02 FJ� a 15.15 FG ,•12.481 .1�?47 X12.-� .12,03 _ 18.10, . .77 Tw TF _ _ _"FS Tw 12.16 .12.25 1241T4 .12A .12.49 ' w 12.63 s 18.03 - - FS 15.42 15.41 N29'00 01 E :12.55 _ 7¢,45 _ T,n, w 36.86 d i a ° TW TW 30.04 15.41 16.17 1619 9.98 EA VE EA VE TIN TW I TW FS I ° 1rw I TWO STORY BUILDING 1zg3- 916 E OCEANFRONT Fs NEWPORT BEACH, CA 92661 d � 4 a APN: 048-143-18 a � 0 8 16 SCALE IN FEET 1 INCH =8 FEET PROJECT SITE 914 E OCEANFRONT VICINITY MA NO SCALE BENCHMARK DESIGNATION: NB1-4-71 DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "NW -4-71", SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF F STREET AND BALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OF THE CENTERLINE OF F STREET AND 27.3 FT. NORTHEASTERLY OF THE CENTERLINE OF BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. NAVD88 (FT) = 7.828 (LEVELED 2015) RECORD OWNER: OCEAN PROPERTIES RENTALS LLC 24881 ALICIA LAGUNA HILLS, CA 92653 TITLE REPORT CALIFORNIA TITLE COMPANY 28202 CABOT ROAD, SUITE 625 LAGUNA NIGUEL, CA 92677 949-582-8709 DAVE TURNBOW, TITLE OFFICER DAVET@CALTITLE.COM ORDER NO. 420-1509463-12 SITE DAT SITE DR914 E OCEANFRONT APN: 048-143-19 GENERAL PLAN LAND USE: RT TWO -UNIT RESIDENTIAL ZONING DISTRICT: R-2 TWO -UNIT RESIDENTIAL COASTAL ZONE: YES CABLE: SPECTRUM SANITATION DISTRICT AREA: CNB WATER DISTRICT: NB WATER METER ZONE: 1-110 11 LEGEND FF FINISHED FLOOR FG FINISHED GRADE FS FINISHED SURFACE AT AERIAL TARGET GRASS EDGE OF GRASS EG EDGE OF PAVEMENT CONIC EDGE OF CONCRETE FL FLOW LINE BLDG BUILDING TG TOP OF GRATE TILE TILE FENCE FENCE GATE GATE WALL SIDE OF WALL THRESH EDGE OF THRESHOLD GFF GARAGE FINISHED FLOOR TC TOP OF CURB TW TOP OF WALL a CONCRETE PAVEMENT BRICK PAVERS i LANDSCAPE AREA IFT 7777 BUILDING WALL / - STREET CENTERLINE - - BOUNDARY LINE - - - RIGHT-OF-WAY WALL - - OVERHEAD WIRES co N W E H U) O OA 1 N o- U � �o J O W Qz00 U z Lo 00 N J m 0 W 0. J � J OLL (1) J LLJ > Zo ry W �< z cf) UQ W 0W V p: Lu w o O Lij z V Oa Ow I- U O I REVISIONS DATE I JOB NO. 18031 DATE 10/30/2018 SHEET NO TOP SHEET NO. 1 OF 1 22 0 0 co U m N O CL 0 U H- z O ry LL z W U O ui IT rn a- 0 U H Q U W J Q 2 U a F - z O LL z Q W U O LLI v rn r` N O N C .3 (6 L 0 N 0 Q U 0 U EDISON COMPANY NOTES 1. EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION 2. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS EXCEEDING 50% OF THE EXISTING SQUARE FOOTAGE. 3. THE FIELD INSPECTOR TO REVIEW AND APPROVE THE UNDERGROUND SERVICE REQUIREMENT PRIOR TO THE CONCRETE PLACEMENT. 4. EDISON COMPANY REQUIRES 3'-0" CLEARANCE FROM THE FACE OF THE ELECTRICAL PANEL TO ANY SURFACE OR OBSTRUCTION. N N N M N u 5' 0ROOF OVERHANG 0 M O M NEW CMU BLOCK WALL SHALL NOT EXCEED FORTY-TWO INCHES IN HEIGHT ABOVE THE THE EXISTING GRADE G iIA 14'-0" 5' 0' OVERHANG 9'-101/2" PUBLIC WORKS NOTES "AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY." "A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY." "A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY / STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR." ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR. ALL WORK RELATED TO WASTE WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR. 20'-71/2" N. 29 DEG. 00'01" E. 76.76' OPEN VOLUME AREA CALCULATION 85.00 17.00 55.00 85.00 17.00 259.00 ALL OPEN VOLUME AREAS SHALL HAVE A MINIMUM CLEAR VERTICAL DIMENSION OF 7.5 FEET AND SHALL OCCUR UNDER 24 FEET FROM THE ESTABLISHED GRADE MARK. A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT IT TO THE BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION. 76'-9" VAR -ii PROPOSED 3 -STORY DUPLEX DWELLING WITH ATTACHED 2 -CAR GARAGE LIVING AREA - TOP of SLAB 12.50' NAVD88 PAD = 11.583' ESTABLISHED GRADE CALCULATION 12.63 12.54 11.95 11.85 48.97/4=12.25 N. 29 DEG. 00' 01" E. 74.45' 74'-51/2" 62'-6" 34'-21/Z' PLANNING NOTES NEW POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE THE APPLICANT OF LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOCIATION APPROVAL OF PLANS. CHIMNEY (AND CHIMNEY CAPS ETC.) HEIGHTS PERMITTED ONLY AS REQUIRED BY 2016 CBC OR MANUFACTURER SPECIFICATIONS PLUS ADDITIONAL 12" MAXIMUM FOR CAP / SPARK ARRESTOR. SCREENED TRASH AREA SELF-CLOSING & SELF LATCHING SIDE YARD GATE, NOT TO EXCEED SIX FEET IN HEIGHT NEW CMU BLOCK WALL SHALL NOT EXCEED SIX FEET IN HEIGHT ABOVE THE EXISTING GRADE ELECT. GAS 2'-1" 10'-0" WM SITE PLAN Scale: 1/4" = 1'-0" W Mo N co M M C7 W cD O O rmm"F• \V Z r E c W O (D p _h v U/ Z 10'-0" WM SITE PLAN Scale: 1/4" = 1'-0" W Mo N co M M No. 41068 EXP: 3/31/19 CI Z W Q � J Z H- W W E J U/ U ( Fu rZ v N 0) N LL w CO d7 OLL WL ' .c m J � U 0 •io m � W _ U � Q N U W w (A a> CYm LIJ Q -0 m M Q _ CI) ce) CL ti W tY o N z m O Q � O , H U) 0 O d4. O U No. 41068 EXP: 3/31/19 CI Plot Date 1/14/2019 5:57 PM RAJ Project # 2018-27 REVISIONS Sheet s P , 1 23 Z W Q � J J H- W W W J U/ Plot Date 1/14/2019 5:57 PM RAJ Project # 2018-27 REVISIONS Sheet s P , 1 23 U J J Q z OLL O z Z O :i L U Q 0- >- 0 Z2 LIJ H Q UaJ U 7- uJ H 111 O LLJ m O Q � W H U) 0 d4. O U (3) d Z W W Z U O Plot Date 1/14/2019 5:57 PM RAJ Project # 2018-27 REVISIONS Sheet s P , 1 23 rs DIALLA3 TWO WORKING BEFOREDAYS BEFORE YOU DIGYOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT GENERAL NOTES 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TO ENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALL BE REMOVED FROM THE SITE. GRADING NOTES 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT. 11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE PRECISE GRADING PLAN 914 EAST OCEANFRONT, NEWPORT BEACH CALIFORNIA 92661 APN: 048-143-19 NOTES TO OWNER, CONTRACTOR, & ARCHITECT 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALL BE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THE SITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIR DISCOVERY. 3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANS ARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FOR CONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALL DEVELOP OWN QUANTITIES FOR BIDDING PURPOSES. 4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/OR GEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THE RESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERING DOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTER CONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES. 5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN AND PER SEPARATE PLAN AND PERMIT. 6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS. 7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, AND DOWNSTREAM DRAIN. 8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY. 9. TOPOGRAPHIC SURVEY PREPARED BY: CIVILSCAPES ENGINEERING, 28052 CAMINO CAPISTRANO, STE 213, LAGUNA NIGUEL, CA 92677 10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS PRIOR TO CONSTRUCTION. 11. NO UTILITY SEARCH WAS CONDUCTED, CONTRACTOR SHALL PROTECT UTILITIES OR STRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANY CONFLICTS. 12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW: 13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH AT LEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT. CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURAL ENGINEER FOR EXACT SLAB RECOMMENDATIONS. 14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. 17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. 18. REMOVE ALL EXISTING LANDSCAPE ELEMENTS. 19. REMOVE EXISTING NON -GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB. REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED. 20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER -EXCAVATION REMOVALS AND COMPACTION REQUIREMENTS. 21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER. 22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATION INSTRUCTIONS. 23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODE AND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BY PLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION. 24, CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATION INSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED. 26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFY ENGINEER OF ANY DISCREPANCIES EROSION CONTROL NOTES 1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPON STARTING OPERATIONS, AND PERIODICALLY THEREAFTER. 2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BE IMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ON AND RUN-OFF. 3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN IS IMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON. 4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BE USED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNER THAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATED RUN-OFF FOR TREATMENT AND DISPOSAL. rrRAMW ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PUBLIC WORKS NOTES 1. PRIOR TO PERFORMING AND WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLIC RIGHT-OF-WAY. 5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUM GROWTH CHARACTERISTIC OF 36 -INCHES. OWNER OCEAN PROPERTIES RENTALS LLC 24881 ALICIA PARKWAY LAGUNA HILLS, CA 92653 CIVIL ENGINEER/ SURVEYOR WILL ROLPH CIVILSCAPES ENGINEERING, INC. 28052 CAMINO CAPISTRANO, STE 213 LAGUNA NIGUEL, CA 92677 949.464.8115 will@civilscapes.com ARCHITECT R.A. JEHEBER RESIDENTIAL DESIGN, INC. 410 32ND STREET, STE 202 NEWPORT BEACH, CA 92663 949.723,4393 GEOTECHNICAL CERTIFICATION THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE IN CONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILS REPORT FOR THIS PROJECT ENTITLED: GEOTECHNICAL INVESTIGATION PROJECT No.: 20180731-1 DATED: OCTOBER 31, 2018 FIRM NAME: R MCCARTHY CONSULTING, INC. m ENGINEERING GEOLOGISI DATE: PROJECT SITE 914 E OCEANFRONT VICINITY MAP NO SCALE SHEET INDEX Cl TITLE SHEET C2 GRADING & DRAINAGE PLAN C3 EROSION CONTROL PLAN C4 GEOTECHNICAL NOTES C5 GEOTECHNICAL NOTES (CONTD.) EARTHWORK QUANTITIES RAW CUT RAW FILL OVER EXCAVATION SHRINKAGE 5%± NET 75 CUBIC YARDS 0 CUBIC YARDS 200 CUBIC YARDS 15 CUBIC YARDS 60 CUBIC YARDS (IMPORT) LEGAL DESCRIPTION LOT 22 OF BLOCK 14, BK 4, PG 11, MM. APN: 048-143-19 BENCHMARK DESIGNATION: NB1-4-71 SITE DATA: SITE ADDRESS: 914 E. OCEANFRONT, NEWPORT BEACH, CALIFORNIA, 92661 GENERAL PLAN LAND USE: RT TWO -UNIT RESIDENTIAL APN: 048-143-19 FRONT SETBACK: 6 -FT COASTAL ZONE: YES CABLE: SPECTRUM SANITATION DISTRICT AREA: CNB WATER DISTRICT: NB WATER METER ZONE: 1-110 DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "NB1-4-71", SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF F STREET AND BALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OF THE CENTERLINE OF F STREET AND 27.3 FT. NORTHEASTERLY OF THE CENTERLINE OF BALBOA BOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. NAVD88 (FT) = 7.828 (LEVELED 2015) SOILS ENGINEER REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION: R MCCARTHY CONSULTING, INC. 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 949.629.2539 info@rmccarthyconsulting.com M N W E H W O o CD N 0 H 0-) > d U � U -J 0 LU cO z�LO U Q 00 Z LO 00Qlqt N _j OD U) / w U v / U � J O� V' J ZQ JF Z aLU Fm � Luz< �� W�U ZW 2zv p�cj)Uw Q�W0m �WJw� Lr) [L ��0 V 0~�LU w CIOz a, VZ WQ /�1.. W li U O REVISIONS NO. REVISION DATE OWNER: OCEAN PROPERTIES RENTALS 24881 ALICIA PKWY LAGUNA HILLS, CA 92653 JOB NO. 18031 DATE 10/31/2018 SHEET NO. C1 SHEET NO. 1 OF 5 24 )NSTRUCTION NOTES PAVERS PER ARCHITECT'S PLAN. DRIVEWAY PER ARCHITECT'S PLAN. WALL OR FENCE PER ARCHITECT'S PLAN. ROOF DRAIN DOWNSPOUT PER ARCHITECT'S PLAN. CONSTRUCT NEW 1 -INCH WATER SERVICE PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -502-L; TRENCH RESURFACING PER DRAWING STD 105-L-8. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. CONSTRUCT NEW 4 -INCH SEWER LATERAL AND CLEANOUTS PER CITY OF NEWPORT BEACH STANDARD DRAWING STD -406-L WITH TRAFFIC BOX AND LID; TRENCH RESURFACING PER DRAWING STD 105 -L -B. REMOVE AND REINSTALL NEW GAS SERVICE AND METER PER GAS COMPANY'S STANDARDS AND SPECIFICATIONS. REMOVE AND REINSTALL ELECTRIC SERVICE AND METER PER ELECTRIC COMPANY'S STANDARDS AND SPECIFICATIONS. csyr:.>tc�• W.10f y��„►.• �x:sy�enr.>tme � : _ .�.7a • r.��ac CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL ON SHEET C3. CONSTRUCT PORTLAND CEMENT CONCRETE ALLEY PER CITY OF NEWPORT BEACH STANDARDS STD -140-L & STD -141-L. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. LEGEND TS TRW FF TG TC TW FS FL FG GB HP INV GFF EG GM WM (102.6) OR 102.6 TOP OF STEM WALL TOP OF RETAINING WALL FINISHED FLOOR ELEVATION TOP OF GRATE TOP OF COPING OR TOP OF CURB TOP OF WALL FINISHED SURFACE FLOW LINE FINISHED GRADE GRADE BREAK HIGH POINT INVERT GARAGE FINISHED FLOOR EXISTING GRADE GAS METER WATER METER EXISTING SPOT ELEVATION PROPERTY LINE AND LIMIT -OF -WORK FLOWLINE PROPOSED WALL EXISTING ELEVATION; CONTRACTOR SHALL FIELD VERIFY ELEVATIONS PRIOR TO CONSTRUCTION AND REPORT ANY DISCREPANCIES TO CIVILSCAPES ENGINEERING O ) 'A s 1111 nT, DIAL TWO WORKING BEFORE i�l DAYS BEFORE YOU DIG Ilep III YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT " REMUVE AND P/L —C' KICTDI l/T NEW WALL m � L41 a o EXISTING BUILDING 0 1229 12.29 (ADJACENT a FS FS NEIGHBOR) EXISTING +I -. .. �_ GROUND �.,, p ° L— OVER -EXCAVATION LIMITS PER T MPORARY 1:1 SLOPE GEOTECHNICAL RECOMMENDATIONS UNDISTURBED TO OVER -EX AND TO BE VERFIED IN FIELD BY SOILS NATIVE SOIL ENGINEER SECTION B -B SCALE: T'=4' EXISTING GROUND Ff=1-2.SB— . �I � I I w ��BOT.T�OMUESS IDRAIN TEMPORARY 1:1 SLOPE OVER -EXCAVATION LIMITS PER TO OVER -EX UNDISTURBED GEOTECHNICAL RECOMMENDATIONS NATIVE SOIL AND TO BE VERIFIED IN FIELD BY SOILS ENGINEER SECTION C -C SCALE: P=4' \.TEMPORARY 1:1 SLOPE TO OVER -EX UNDISTURBED NATIVE SOIL OVER -EXCAVATION LIMITS PER GEOTECHNICAL RECOMMENDATIONS AND TO BE VERIFIED IN FIELD BY SOILS ENGINEER EXISTING GROUND 4 8 SCALE IN FEET 1 INCH =4 FEET SECTION D -D SCALE: 1"=4' P/L EXISTING BUILDING (ADJACENT NEIGHBOR) REMOVE EXISTING WALL AND CONSTRUCT NEW 6' TALL CMU WALL n m 0 0 n % I FF=12.50 I III w TEMPORARY 1:1 SLOPE TO OVER -EX UNDISTURBED NATIVE SOIL SECTION A -A SCALE: V" 4' P/L Z EXISTING GROUND OVER -EXCAVATION LIMITS PER GEOTECHNICAL RECOMMENDATIONS AND TO BE VERIFIED IN FIELD BY SOILS ENGINEER REMOVE EXISTING FENCE c� N W E U) O Ocom 00-1N cn � U � OO J W C Z Lo - r co U Q 4 Z co04 Lo Q rNnJ m V W L.L Lu W z V z W V � J 0� LL J zQ JZZ apWC Jza a°C) Z WLL Awa QO~C Z00° OCWQwo C� 0 Eel LUGC �' z VZ wa W W am U 0 REVISIONS NO. I REVISION I DATE OWNER: OCEAN PROPERTIES RENTALS 24881 ALICIA PKWY LAGUNA HILLS, CA 92653 .JOB NO. 18031 DATE 10/31/2018 SHEET NO C2 SHEET NO. 2 OF 5 215 P/L I �12" CLR DIMENSIONS DETERMINED BY,,,, GRATE FRAME DIMENSIONS.USE FRAME AS A FORM CRUSHED ROCK W/FILTER 10" 18" Mint 24" ELEVATION SECTION E -E 6" MIN. WIDE PEDESTRAIN SAFE FRAME & GRATE 3/8" SLOT OPENING.EAST JORDAN IRON WORKS OR EQUAL(800)874-4100 REBAR TOP & BOTTOM FILL THIS PORTION WITH CRUSHED ROCK AFTER POURING GRATE SUPPORT CURB �(� PLAN VIEW DH. �To DETAIL E DIAL VIII Two WORKING 10 BOTTOMLESS TRENCH DRAIN BEFORE ��� SII DAYS BEFORE NO SCALE YOU DIG � YOU DIG Q II I G TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT a P 0 4 8 SCALE IN FEET 1 INCH =4 FEET EINIICUEn EI rnnD Dig a 24" wide x 18" minimum depth trench Place filter cloth in the trench.Lap 12" @ top =orm bottom of the trench with crushed rock. Form and pour perimeter concrete curb =ill the rest of the trench with crushed rock to 4" rom top of trench FINISHED SURFACE EIKnCUCT CI nnD EROSION CONTROL CONSTRUCTION NOTES (2)INSTALL SAND (OR GRAVEL) BAG BARRIER PER CASQA SE -8 AND SE -6 NOTES: 1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITH CASQA BMP WM-8. 2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE S -DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND. 3. APPROPRIATE BMPS FOR CONSTRUCTION -RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. E —r— — 2 BAGS (MIN.) PSE TYP. SECT, TYP. ELEV. OSAND BAG DETAIL NO SCALE 8"* MIN j 5%*** FINISHED GRADE * VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCED PROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE OR PRESERVATIVE -TREATED WOOD IN ACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS * CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUM SEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACE PER 2016 CRC SECTION R317.1. FOUNDATIONS WITH STEM WALLS SHALL HAVE ONE NO. 4 BAR WITHIN 12 INCHES FROM TOP OF WALL AND ONE NO. 4 BAR LOCATED 3 TO 4 INCHES FROM BOTTOM OF FOOTING (MINIMUM) PER 2016 CRC SECTION R403.1.3.1. REFER TO STRUCTURAL DRAWINGS FOR DETAILS. ** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2016 CRC SECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS. FINISHED FLOOR/ADJACENT GRADE DETAIL FINncUEn n nnD FINISHED SURFACE nnncum n nnD FINISHED GRADE NO SCALE * VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCED PROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE OR PRESERVATIVE -TREATED WOOD IN ACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS * MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2016 CRC SECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS. W E U) 0 O m � N � U � O0 J W C Z LO — r 00 U Q 4 z coLO Q � N J M W Q U J V � J 0� z �JQ ZQJ aHa JZJ N a W 0zCn z 0< C) CO LL Zz = W Z W W QOCOo00 OCWVWo C�0 0�� C;� WCM z ^0 WZW maw Lu am CM) 0 (REVISIONS I NO. REVISION DATEREVISION DATE OWNER: OCEAN PROPERTIES RENTALS 24881 ALICIA PKWY LAGUNA HILLS, CA 92653 JOB NO. 18031 DATE 10/31/2018 SHEET NO. C 3 SHEET NO. 3 OF 5 20 October 31, 2018 File No: 8262-00 October 31, 2018 File No: 8262-00 October 31, 2018 File No: 8262-00 October 31, 2018 File No: 8262-00 Report No: 20180731-1 Report No: 20180731-1 Report No: 20180731-1 Report No: 20180731-1 Page: 10 Page: 11 Page: 12 Page: 13 13. The proposed structure should be supported by a strengthened slab and foundation Excavations should be replaced with compacted, cement -treated, engineered fill. The 7. Compaction Standard . Photographs should be taken to accompany written notes that refer to damages system resting entirely within recompacted fill materials. horizontal limits of overexcavation should be outlined by the Geotechnical Engineer SD1 (g) or even lack of damages. Video may also be considered; however, videos that Fa based on grading and foundation plans when these are available for review; however, The on-site soils are anticipated to be generally suitable for use as compacted fill. Highly attempt to show these types of damages are often lacking in detail. 14. Additional subsurface exploration should be done following demolition activities or at the the overexcavation need not extend beyond the planned building footprint. organic and oversize materials must be removed prior to compaction. Fill materials . Floor level surveys of nearby structures may be considered especially if pre - time of the initial excavation cuts during grading to verify the preliminary findings should be placed at above optimum moisture content and compacted under the existing damage is evident. contained herein. Removals below significant hardscape improvements such as driveway aprons, patios, observation and testing of the Soil Engineer. The recommended minimum density for a Vibrations from construction equipment may be monitored with portable and sidewalks should be sufficient to provide a 1.5 -foot -thick compacted fill zone. compacted material is 90 percent of the maximum density as determined by ASTM seismographs during excavation. RECOMMENDATIONS Removal depths of 18 -inches are expected to be adequate in exterior areas; however, D1557-12. . Surveys to monitor lateral and vertical position of adjacent improvements and boundary conditions for removals under exterior improvements may be better addressed shoring elements is recommended. Site Preparation and Grading subsequent to demolition when equipment can expose the site materials for evaluation 8. Temporary Construction Slopes . It is recommended that the Project Geologist be on-site during excavation in and when improvement limits are identified on the plan. order to evaluate conditions as the project advances. 1. General Temporary slopes exposing on-site materials should be cut in accordance with Cal/OSHA Light track propelled mini -loader type equipment should be used for the grading. Rubber Regulations. It is anticipated that the exposed on-site earth materials may be classified Construction activities, particularly excavation equipment, produce vibrations that can be Site grading should be performed in accordance with the requirements of the City of tire equipment shall not be used until a stable subgrade is achieved. as Type C soil, and temporary cuts of 1:1 (horizonta 1: vertical) or flatter may be felt by occupants of adjoining properties. People will often be annoyed by the noise and Newport Beach, the recommendations of this report, and the Standard Grading appropriate to heights of 5 feet or less; however, the material exposed in temporary vibration caused by construction activities, which prompts them to personally perform Guidelines of Appendix D. All excavations should be supervised and approved in writing The depths of overexcavation should be reviewed by the Geotechnical Engineer or excavations should be evaluated by the Contractor during construction. Dry or running detailed inspections of their property for damage. Pre-existing damage, that previously by a representative of this firm. Geologist during the actual construction. Any surface or subsurface obstructions, or sands may require flatter laybacks. Temporary construction slopes should not be left went unnoticed, can be unfairly attributed to current construction activities, particularly questionable material encountered during grading, should be brought immediately to the exposed overnight unless approved in writing by the Geotechnical Consultant. when pre -construction property inspections are not performed. At that point, it may be 2. Demolition and Clearing attention of the Geotechnical Engineer for recommendations. difficult to determine what caused the damage, especially damages such as wall Excavations should proceed in a manner so as not to remove lateral or bearing support separations, cracks in drywall, stucco and masonry. Other common problems that may Deleterious materials, including those from the demolition of the existing concrete, 4. Fill Soils of adjacent properties or structures. Along property lines, cuts of 1:1 or flatter are be scrutinized can include uneven doors, sticking windows, tile cracks, leaning patio vegetation, organic matter and trash, should be removed and disposed of off-site. typically prudent and are required by the City of Newport Beach. Care will be needed posts, fences, gates, etc. Implementation of measures such as those listed above can Subsurface elements of demolished structures should be completely removed, including The on-site soils are anticipated to be suitable for use as compacted fill; however, along the property lines. The soils exposed in the excavation cuts should be observed by help avoid conflicts by monitoring construction activities that may be problematic as well any trench backfills, abandoned foundations, cisterns, utility lines, etc. cement treatment may be considered at 2 sacks of Portland Cement per cubic yard of the Geotechnical Consultant during excavation. as provide valuable data to defend against unwarranted claims. soil within the graded building pad to aid in the foundation construction and reduce 3. Subgrade Preparation collapse potential of vertical trench cuts. Fill soils should be free of debris, organic The safety and stability of temporary construction slopes and cuts is deferred to the Foundation Design matter, cobbles and concrete fragments greater than 6 -inches in diameter. General Contractor, who should implement the safety practices as defined in Section Excavations should be made to remove any soils disturbed by demolition, 1541, Subchapter 4, of Cal/OSHA T8 Regulations (2006). The Geotechnical Consultant 1. General undocumented fill and surficial materials where encountered within the planned building Soils imported to the site for use as fill below foundation and slab areas should be makes no warranties as to the stability of temporary cuts. Soil conditions may vary areas. A minimum removal depth of 3 feet is recommended to remove the existing sand predominantly granular, non -expansive, non -plastic and approved by the Geotechnical locally and the Contractor(s) should be prepared to remedy local instability if necessary. It is anticipated that foundation elements for the planned mixed-use structure will bear deposits and provide uniform bearing conditions below foundation and slab areas. Engineer prior to importing. Contract documents should be written in a manner that places the Contractor in the in re -compacted fill and will utilize a slab -on -grade foundation. Removals should be followed by 6 -inches of scarification and re -compaction. These position of responsibility for the stability of all temporary excavations. Stability of remedial excavations should be made within the planned building footprint and the 5. Shrinkage excavations is also time dependent. The near surface materials are expected to exhibit a very low expansion potential. The influence zone of footings. Deeper excavations may be necessary to remove unsuitable 9 P Y rY following recommendations are based on the geotechnical data available and are subject 9 9 J materials, if encountered. Shrinkage losses are expected to be about 3 percent overall. This does not include If unsupported property line cuts are made, the Contractor should monitor the to revision based on conditions actually encountered in the field. clearing losses from demolition that could result in volume reductions for available fill performance of adjacent structures and improvements during construction. If movement Soil cement (two sacks/cubic yard) may be considered to stabilize excavation bottoms soils. or distress is noted, appropriate remedial measures should be immediately implemented. Foundations and slabs should be designed for the intended use and loading by the and strengthen the compacted fill. Existing walls and retaining walls may be suitable Structural Engineer. Our recommendations are considered to be generally consistent locally for excavation support; however, structures must be supported laterally during 6. Expansive Soils 9. Adjacent Property Assessments and Monitoring with the standards of practice. They are based on both analytical methods and empirical grading operations. Although not anticipated at this time, lateral support may sometimes methods derived from experience with similar geotechnical conditions. These be achieved by the use of bracing, slot cutting, or trenching where wall footings are Expansion tests should be performed during grading to determine the expansion The following measures may be considered in order to reduce the potential risks of recommendations are considered the minimum necessary for the likely soil conditions shallow relative to excavation depths. potential of the processed fill materials. On-site surface soils encountered during our damage, and perceived damage, to adjoining improvements: and are not intended to supersede the design of the Structural Engineer or criteria of investigation were determined to be non -plastic, non -expansive sands. governing agencies. Dewatering is not expected to be necessary at planned removal depths but this may be • Visual inspections and walk-throughs of each of the adjacent properties should somewhat dependent on tide levels. be arranged in order to document pre-existing conditions and damages. Measurements of all existing damages observed, including crack lengths, widths and precise locations should be made. ---)T DH THO DIAL TWO WORKING BEFORE I DAYS BEFORE YOU DIG III YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 October 31, 2018 2. Bearina Capacity for Foundations R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 File No: 8262-00 October 31, 2018 Report No: 20180731-1 Page: 14 The allowable bearing capacity for conventional spread and/or continuous footings having a minimum width of 15 inches and founded a minimum of 24 -inches below the lowest adjacent rade in re -compacted fill should not exceed 1 800 pounds per square J 9 P P P q foot. This value may be increased by one-third for short-term wind or seismic loading. A continuous perimeter footing to a minimum depth of 24 -inches is also recommended. P 9 P Spread footings should be connected to the foundation system using grade beams tied in not less than two directions. Actual footing depths and widths should be governed by CBC requirements and the structural engineering design. 3. Settlement Static Static settlement is anticipated to be on the order of 0.5 -inch total and less than 0.25 - inch differential between adjacent similarly loaded columns (approximately 30 feet assumed horizontal distance), provided that the recommended site grading is implemented Hirst and that the bearing capacity values given above are not exceeded. These estimates should be confirmed when structural engineering plans are prepared and foundation load conditions are determined. Dynamic Potential liquefaction -induced settlement based on current estimates of peak ground accelerations during an earthquake was calculated to be about 0.15 -inch to 0.31 -inch total within the upper 12 feet (see Appendix E). Additional seismic settlement of up to 3 - inches is possible below that depth based on past studies of the area. The underlying stratigraphy is fairly uniform below the planned development area; therefore, differential seismic settlement can be estimated as approximately one-half of the total estimated settlement across a span of about 30 feet (Martin and Lew, 1999, Reference 15). Seismically -induced settlements were estimated by using the procedure of Boulanger and Idriss (2010-16) and Tokimatsu and Seed (1987, Reference 25). These methods are based on empirical data from past seismic events that have been studied and are, therefore, approximate. 4. Lateral Resistance Lateral loads may be resisted by passive pressure forces developed in front of the slab/foundation system and by friction acting at the base of the mat slab. Allowable lateral resistance should not exceed 150 pounds per square foot per foot of depth equivalent fluid pressure. Resistance to sliding can be calculated using a coefficient of friction of 0.25. These values may be used in combination per 2016 CBC, Section 1806.3.1. R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 File No: 8262-00 Report No: 20180731-1 Page: 15 5. Footing Reinforcement Two No. 5 bars should be placed at the top and two at the bottom of continuous footings in order to resist potential movement due to various factors such as subsurface 9 imperfections and seismic shaking. Dowelled connections between the slab and footings P 9 9 should be provided and should consist of No. 4 bars at 24 -inches on center maximum spacing. Quantity and placement of reinforcing steel should be determined by the structural engineer. Seismic Design Based on the geotechnical data and site parameters, the following is provided by the USGS (ASCE 7, 2010 — with March 2013 errata) to satisfy the 2016 CBC design criteria: Table 2, Site and Seismic Design Criteria For 2016 CBC Design Parameters Recommended Values Site Class D (Stiff Soil) Site Longitude (degrees) 117.89819 W Site Latitude (degrees) 33.601 N Ss (g) 1.750 g Sl (g) 0.647 g SMS (g) 1.750 g SMI (g) 0.970 g SDs (g) 1.167 g SD1 (g) 0.647 g Fa 1.0 Fv 1.5 Seismic Design Category D Supporting documentation is also included in a previous section of this report, Site Classification for Seismic Design, and in Appendix F. Slab -On -Grade Construction Slabs should be designed in accordance with the 2016 California Building Code and the requirements of the City of Newport Beach. On-site materials were determined to be non- R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 October 31, 2018 File No: 8262-00 Report No: 20180731-1 Page: 16 plastic. Concrete floor slabs should be at least 7 -inches thick (actual). Slab reinforcement should be determined by the structural engineer; however, the minimum slab reinforcement should consist of No. 4 bars at 12 -inches on -center in each direction placed at the mid -height of the slab (or approved equivalent). These recommendations assume that the subsurface soils have first been placed and compacted as recommended herein. Slabs should be underlain by 4 inches of open graded gravel. Slab underlayment is deferred to the project architect; however, in accordance with the American Concrete Institute, we suggest that slabs be underlain by a 15 -mil thick vapor retarder/barrier (Stego Wrap or equivalent) placed over a layer of woven geofabric (such as Mirafi 140N) over the gravel in accordance with the requirements of ASTM E: 1745 and E: 1643. Slab subgrade soils should be well -moistened prior to placement of the vapor retarder. All subgrade materials should be geotechnically approved prior to placing the gravel for the slab under-layment. The above recommendations are provided for vapor transmission considerations but do not provide for waterproofing of the slab in the local marine environment. If flooding is a concern, additional underlayment measures may be appropriate and should be addressed by the Civil Engineer and/or project architect. Exterior flatwork elements should be a minimum 4.5 -inches thick (actual) and reinforced with No. 4 bars 18 -inches on center both ways. Subgrade soils should be well moistened prior to placing concrete. Structural Design of Retaining Walls 1. Lateral Loads No retaining walls are currently planned at the site. Active pressure forces acting on backfilled retaining walls which support level ground may be computed based on an equivalent fluid pressure of 35 pounds per cubic foot. Restrained retaining walls should add an additional 6H pounds per cubic foot for at -rest loading, where H is the retained height of the soil. Other topographic and structural surcharges should be addressed by the Structural Engineer. Minor wall rotations should be anticipated for walls that are free to rotate at the top and considered in design of walls and adjacent improvements. 2. Earthauake Loads on Retaining Walls The Structural Engineer should determine if there are retaining walls at the site within their purview that will be subject to design lateral loads due to earthquake events. Section 1803.5.12 of the 2016 CBC states that the geotechnical investigation shall include the determination of dynamic seismic lateral earth pressures on foundation walls and retaining walls supporting more than 6 feet (1.83 m) of backfill height due to design earthquake ground motions. No walls are planned and, therefore, the site development is not subject to the design requirements of Section 1803.5.12. R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 c� N W E W O O m 00-1 N Clio H 07 > U pl1 V U � o O W C Z LO UZ "I- 04 N Z Cfl Ln 00 Q N�J U) M !s UJ V � J O� LL zQ� JZ am LU Zz� �QILL = <0 W FM QW Zorn W. W � a V W W W 0 FM W � /GASC 0 Z li W W 0 �a W am U O REVISIONS NO. I REVISION I DATE OWNER: OCEAN PROPERTIES RENTALS 24881 ALICIA PKWY LAGUNA HILLS, CA 92653 JOB No. 18031 DATE 10/31/2018 SHEET NO. C4 SHEET NO. 4 OF 5 27 DHC T DIAL TWO WORKING BEFORE I DAYS BEFORE YOU DIG % III YOU DIG TOLL FREE CALL 811 A PUBLIC SERVICE BY UNDERGROUND SERVICE ALERT October 31, 2018 File No: 8262-00 Report No: 20180731-1 Page: 17 3. Foundation Bearing Values for Walls Footings for retaining walls may be designed in accordance with the recommendations provided above for building foundations and should be embedded in compacted fill at a minimum depth of 18 -inches below the lowest adjacent grade. 4. Wall Backfill The on-site soils are suitable for use as retaining wall backfill. Imported backfill, if needed, should consist of select, non -expansive soil or gravel. Gravel may consist of pea gravel or crushed rock. Where space for compaction equipment is adequate, on-site or imported granular, non -expansive sand materials may be compacted into place in thin lifts per the compaction requirements provided herein. Imported pea gravel or crushed rock should be placed in lifts and tamped or vibrated into place. The lift thickness for gravel is dependent on the type of material and method of compaction. Gravel lifts of 18- to 24 -inches or less are recommended. The Geotechnical Engineer should observe the backfill placement of soil or gravel behind each wall following approval of wall backdrains. Gravel wall backfill material should be covered with a suitable filter fabric such as Mirafi 140N and capped with on-site soil or concrete. Fill soils should be free of debris, organic matter, cobbles and rock fragments greater than 6 -inches in diameter. Fill materials should be placed in 6- to 8 -inch maximum lifts at above optimum moisture content and compacted under the observation and testing of the Soil Engineer. The recommended minimum density for compacted material is 90 percent of the maximum dry density as determined by ASTM D1557-12. Field density tests should be performed at intervals of 2 vertical feet or less within the backfill zone and in accordance with agency requirements at the time of grading. 5. Subdrains An approved exterior foundation subdrain system should be used to achieve control of seepage forces behind retaining walls. The details of such subdrain systems are deferred to the Wall Designer, Builder or Waterproofing Consultant. The subdrain is not a substitute for waterproofing. Water in subdrain systems should be collected and delivered to suitable disposal locations or facilities. Additional recommendations may be provided when plans are available. 6. Dampproofing and Waterproofing Waterproofing in consideration of the local marine environment should be installed in accordance with the architectural specifications or those of a Waterproofing Consultant. The criteria in Section 1805 of the 2016 CBC should be followed as a minimum. Hardscaoe Design and Construction Hardscape improvements may utilize conventional foundations in compacted fill. Such improvements should be designed in accordance with the foundation recommendations R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 October 31, 2018 File No: 8262-00 Report No: 20180731-1 Page: 20 construction to clarify any questions relating to the intent of these recommendations or additional recommendations. OBSERVATION AND TESTING General Geotechnical observation and testing during construction is required to verify proper removal of unsuitable materials, check that foundation excavations are clean and founded in competent material, to test for proper moisture content and proper degree of compaction of fill, to test and observe placement of wall and trench backfill materials, and to confirm design assumptions. It is noted that the CBC requires continuous verification and testing during placement of fill, pile driving, and pier/caisson drilling. An R McCarthy Consulting, Inc., representative shall observe the site at intervals appropriate to the phase of construction, as notified by the Contractor, in order to observe the work completed by the Contractor. Such visits and observation are not intended to be an exhaustive check or a detailed inspection of the Contractor's work but rather are to allow R McCarthy Consulting, Inc., as an experienced professional, to become generally familiar with the work in progress and to determine, in general, if the grading and construction is in accordance with the recommendations of this report. R McCarthy Consulting, Inc., shall not supervise, direct, or control the Contractor's work. R McCarthy Consulting, Inc., shall have no responsibility for the construction means, methods, techniques, sequences, or procedures selected by the Contractor, the Contractor's safety precautions or programs in connection with the work. These rights and responsibilities are solely those of the Contractor. R McCarthy Consulting, Inc., shall not be responsible for any acts or omission of any entity performing any portion of the work, including the Contractor, Subcontractor, or any agents or employees of any of them. R McCarthy Consulting, Inc., does not guarantee the performance of any other parties on the project site, including the Contractor, and shall not be responsible for the Contractor's failure to perform its work in accordance with the Contractor documents or any applicable law, codes, rules or regulations. Construction phase observations are beyond the scope of this investigation and budget and are conducted on a time and material basis. The responsibility for timely notification of the start of construction and ongoing geotechnically involved phases of construction is that of the Owner and his Contractor. We request at least 48 hours' notice when such services are required. R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 October 31, 2018 File No: 8262-00 Report No: 20180731-1 Page: 18 presented above. Cracking and offsets at joints are possible; however, occurrence may be minimized by appropriate drainage and the use of thickened edge beams to limit moisture transfer below slabs. Concrete flatwork should be divided into as nearly square panels as possible. Joints should be provided at maximum 8 feet intervals to give articulation to the concrete panels (shorter spacing is recommended if needed to square the panels). Landscaping and planters adjacent to concrete flatwork should be designed in such a manner as to direct drainage away from concrete areas to approved outlets. Planters located adjacent to principle foundation elements should be sealed and drained; this is especially important if they are near retaining wall backfills. Flatwork elements should be a minimum 4.5 -inches thick (actual) and reinforced with No. 4 bars 18 -inches on center both ways. Subgrade soils should be well moistened prior to placement of concrete. Concrete Construction Components in Contact with Soil Testing of the on-site sandy soils resulted in a low soluble sulfate content. Various components within the concrete may be subject to corrosion over time when exposed to soluble sulfates. To help mitigate corrosion, sulfate resistant cement should be used in concrete that may be in contact with on-site soils or ground source water. Attention to maximum water -cement ratio and the minimum compressive strength may also help mitigate deterioration of concrete components. The results of corrosivity tests on the on-site soil are provided in Appendix C. Type V cement or an appropriate alternate is, therefore, recommended with a maximum water - cement ratio of 0.5 percent. The minimum concrete compressive strength should be at least 4,000 pounds per square inch. It is recommended that a concrete expert be retained to design an appropriate concrete mix to address the structural requirements. In lieu of retaining a concrete expert, it is recommended that the 2016 CBC, Section 1904 and 1905, be utilized which refers to ACI 318. Testing should be performed during grading when fill materials are identified to confirm the sulfate concentration. Metal Construction Components in Contact with Soil Metal rebar encased in concrete, iron pipes, copper pipes, lift shafts, air conditioner units, etc., that are in contact with soil or water that permeates the soil should be protected from corrosion that may result from salts contained in the soil. Recommendations to mitigate damage due to corrosive soils, if needed, should be provided by a qualified corrosion specialist. The results of corrosivity tests on the on-site soil are provided in Appendix C. R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 October 31, 2018 File No: 8262-00 Report No: 20180731-1 Page: 21 Geotechnical Observation/Testing Activities during Grading and Construction The Geotechnical Consultant should be notified to observe and test the following activities during grading and construction: To observe proper removal of unsuitable materials, o To observe the bottom of removals for all excavations for the building pad grading, trenching, exterior site improvements, etc.; To observe side cut excavations for grading, retaining walls, trenches, etc.; To test for proper moisture content and proper degree of compaction of fill; To check that foundation excavations are clean and founded in competent material; To check the slab subgrade materials prior to placing the gravel, vapor barrier and concrete; To check retaining wall subdrain installation; To test and observe placement of wall backfill materials; To test and observe placement of all trench backfill materials; To test and observe patio, driveway apron and sidewalk subgrade materials; To observe any other fills or backfills that may be constructed at the site. It is noted that this list should be used as a guideline. Additional observations and testing may be required per local agency, code, project, Contractor and geotechnical requirements at the time of the actual construction. LIMITATIONS This investigation has been conducted in accordance with generally accepted practice in the engineering geologic and soils engineering field. No further warranty, expressed or implied, is made as to the conclusions and professional advice included in this report. Conclusions and recommendations presented are based on subsurface conditions encountered and are not meant to imply that we have control over the natural site conditions. The samples taken and used for testing, the observations made and the field testing performed are believed representative of the general project area; however, soil and geologic conditions can vary significantly between tested or observed locations. Site geotechnical conditions may change with time due to natural processes or the works of man on this or adjacent properties. In addition, changes in applicable or appropriate standards may occur as a result of the broadening of knowledge, new legislation, or agency requirements. The recommendations presented herein are, therefore, arbitrarily set as valid for one year from the report date. The recommendations are also specific to the current proposed development. Changes in proposed land use or development may require supplemental investigation or recommendations. Also, independent use of this report without appropriate geotechnical consultation is not approved or recommended. R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 October 31, 2018 File No: 8262-00 Report No: 20180731-1 Page: 19 Finished Grade and Surface Drainage Finished grades should be designed and constructed so that no water ponds in the vicinity of footings. Drainage design in accordance with the 2016 CBC, Section 1804.4, is recommended or per local City requirements. Roof gutters should be provided and outflow directed away from the house in a non-erosive manner as specified by the Project Civil Engineer or Landscape Architect. Surface and subsurface water should be directed away from building areas. Proper interception and disposal of on-site surface discharge is presumed to be a matter of civil engineering or landscape architectural design. Foundation Plan Review The undersigned should review final foundation plans and specifications prior to their submission to the building official for issuance of permits. The review is to be performed only for the limited purpose of checking for conformance with design concepts and the information provided herein. Review shall not include evaluation of the accuracy or completeness of details, such as quantities, dimensions, weights or gauges, fabrication processes, construction means or methods, coordination of the work with other trades or construction safety precautions, all of which are the sole responsibility of the Contractor. R McCarthy Consulting, Inc.'s, review shall be conducted with reasonable promptness while allowing sufficient time in our judgment to permit adequate review. Review of a specific item shall not indicate that R McCarthy Consulting, Inc., has reviewed the entire system of which the item is a component. R McCarthy Consulting, Inc., shall not be responsible for any deviation from the Construction Documents not brought to our attention in writing by the Contractor. R McCarthy Consulting, Inc., shall not be required to review partial submissions or those for which submissions of correlated items have not been received. Utility Trench Backfill Utility trench backfill should be placed in accordance with Appendix D, Standard Grading Guidelines. It is the Owner's and Contractor's responsibility to inform Subcontractors of these requirements and to notify R McCarthy Consulting, Inc., when backfill placement is to begin. It has been our experience that trench backfill requirements are rigorously enforced by the City of Newport Beach. The on-site soils are anticipated to be generally suitable for use as trench backfill; however, silt materials may be difficult to mix and compact to a uniform condition. The use of imported backfill is sometimes more efficient when silt soil materials are at high moisture contents. Fill materials should be placed at near optimum moisture content and compacted under the observation and testing of the Soil Engineer. The minimum dry density required for compacted backfill material is 90 percent of the maximum dry density as determined by ASTM D1557-12. Pre -Grade Meeting A pre -job conference should be held with representative of the Owner, Contractor, Architect, Civil Engineer, Geotechnical Engineer, and Building Official prior to commencement of R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 October 31, 2018 File No: 8262-00 Report No: 20180731-1 Page: 22 Thank you for this opportunity to be of service. If you have any questions, please contact this office. Respectfully submitted, R MCCARTHY CONSULT Principal Engineer, G.E. 2490 Registration Expires 3-31-20 Date Signed: 10/31/18 Accompanying Illustrations and Appendices c� N LL1 E U O 0 m or—N U) H M > a- U pl% V OO J LU C Z to U Q 00 Z LO 00 Q C%4 _J O') !s UJ V 00M\ �Ja 0� z LL JO Z< J` 0 Z Cl) aWWz� U 0LL= Z LLQ Z w Q Q� JLU OCW V0 wo 00 Z�� C`1 LU GC /_♦ z Z LU �a V LU o� W 0 a C� ALU 0 0 Text Figure - Preliminary Geologic Map of the 30'X 60' Santa Ana Quadrangle Text Figure - Fault Map, Newport Beach, CA REVISIONS Text Figure - CDMG Seismic Hazards Location Map NO. REVISION DATE Figure 1 - Geotechnical Plot Plan Figure 2 - Location Map Appendix A - References Appendix B - Field Exploration OWNER: Figures B-1 through B-3 OCEAN PROPERTIES RENTALS LLC Appendix C - Laboratory Testing 24881 ALICIA PKWY Figures C-1 through C-12 LAGUNA HILLS, CA 92653 Appendix D - Standard Grading Guidelines Appendix E - Results of Liquefaction Analysis Figures E-1 through E-4 Data Interpretations DAppendix rr__ F - Seismicity Data % m R McCarthy Consulting, Inc. 23 Corporate Plaza, Suite 150, Newport Beach, CA 92660 JOB NO. 18031 DATE 10/31/2018 SHEET NO. C5 SHEET NO. 5 OF 5 �g U N Cu N O d 0 U H z O w LL z w U O ui v rn Q U) W J Q 2 U a z O LL z Q W U O LLI v rn r` N O N O C .3 Cu L C) N Q Q U _Cu 0 U FIRST FLOOR PLAN Scale: 1/4"=V-0" No. 41068 EXP:3/31/19 CI Z J Z W o J O F- O U J LL (6 (6 rZ v N 0) LL C/) OILL LU C)^` NO W .m L m J tf =3 U 4 = :3 W _ U Cu Q _ N U W w (A a> m LLJ Q -0 C m qq- M Q _ CI) C4 ce) 0 Q ti W o N Co O Q Of 0 , F- U) U) 7 d O U No. 41068 EXP:3/31/19 CI Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A1.0 29 Z J J W J O F- O LU J LL Z Cn w LL Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A1.0 29 U J J Q Z J w OILL O Z Z O :3 LU U Q o Z 2 LLJ H Q W U LU Lu O LU I[ Co O Q Of LU F- U) U) 7 d O U r a d z W W Z U O Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A1.0 29 U N Cu N O d 0 U H z O w LL z w U O ui v rn Q U) W J Q 2 U a H z O LL z Q W U O LLI v rn r` N O N O C .3 Cu L C) N Q Q U _Cu 0 U .03w. r 20.625 x 22.666 = 467.508 7.666 x 16.958 = 130.000 34.208 x 23.666 = 809.566 1407.074 FIRST FLOOR PLAN Scale: 1/4"=V-0" No. 41068 EXP:3/31/19 CI U U) Z z Z < 0 o J U W J O (6 (6 U J rZ v LLU N 0) C/) OILL LU C)^` NO W .m L �U- m J tf =3 U 4 = :3 W _ U Cu Qz _ N U W w (A a> m LLJ Q -0 C m qq- M Q _ CI) C4 ce) 0 Q ti W o N Co O Q Of 0 , F- U) U) 7 d O U No. 41068 EXP:3/31/19 CI Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A1.1 30 U U) Z z J < 0 J Q W J O F- Z U J J LLU w OILL O Z �U- Z u-d O :3 Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A1.1 30 U J J Q Z J w OILL O Z Z O :3 LU LL U Qz o Z2 LLJ H Q W U LU Lu O LU I[ Co O Q Of LU F- U) U) 7 d O U r a d z W W Z U O Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A1.1 30 U N (B N O d 0 U H z O w LL z w U O Li v rn Q U) W J Q 2 U a z O LL z Q W U O LI v rn r` N CS O 9 N C .3 M L N Q Q U _cu 0 U SECOND FLOOR PLAN SCALE: 1/4"=1'-0" No. 41068 EXP: 3/31/19 CI Z Q J Z o W OJ O U J LU W LL (6 (6 rZ v N 0) U c/) W U) LU C)^` NO W .m L m J tf =3 U 4 = :3 W _ U cu Q _ N U W w (A a> m LLJ Q -0 c m qq- M Q _ CI) C4 ce) 0 Q ti W o N z m O Q Of 0 , F- U) U) 7 d O U No. 41068 EXP: 3/31/19 CI Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A2.0 31 Z Q J J W OJ O F- J LU W LL Q Z O w U W U) Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A2.0 31 U J J Q Z J w OLL O z Z O :3 LU U Q o z 2 LLJ H Q W U LU Lu O LU m O Q Of LI F- U) U) 7 d O U r a d Z W Z z U O Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A2.0 31 a C U N cu N O d Q U I— z O w LL z w U O Li v rn Q Q U W J Q 2 U a z O LL z Q W U O LI v rn r` N CS O 9 N C .3 M L N Q Q U _cu 0 U 15'-0" Z 47'-6" 12'-10" Z OPEN VOLUME AREA 64" x 16'-0" = 85' 2'-2" x 16-0" / 2 = 17' BY T-6" VERTICAL MIN. o ^Q I..L J 12.833 x 6.958 = ( -89.292 ) W (6 (6 U LL N 0) 0U c/) Z� OLL O O� NO ^` W .m L m J tf =3 U 4 = 1/2 RADIUS (-10.146) W '^ VJ _ 15.000 x 22.666 = 339.990 2 -9LL 2.75 x 1.458 = (-4.009 ) Qz _ N U .L? 47.500 x 23.666 = 1124.135 w (A a> m LLJ Q -0 c m qq- M Q _ CI) C4 ce) 0 Q -- -- W o 15'-0" -- -- -- -- 47'-6" -- Df 62'-6" F- U) U) 7 15.000 x 22.666 = 339.990 47.500 x 23.666 = 1124.135 SUB -TOTAL = 1464.125 12.833 x 6.958 = ( -89.292 ) 1/2 Radius ( -10.146 ) 2.75 x 1.458 = ( -4.009 ) 1360.678 SECOND FLOOR PLAN SCALE: 1/4"=1'-0" No. 41068 EXP: 3/31/19 CI Z U) Z 0 o ^Q I..L J � U W (6 (6 rZ v LL N 0) 0U c/) Z� OLL O O� NO ^` W .m L m J tf =3 U 4 = :3 W '^ VJ _ U cu Qz _ N U W w (A a> m LLJ Q -0 c m qq- M Q _ CI) C4 ce) 0 Q ti W o N z m O Q Df 0 , F- U) U) 7 d O U No. 41068 EXP: 3/31/19 CI Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A2.1 32 Z U) 0 ^Q I..L J � J W F- 0U LU LL Q w 0U Z� OLL O O� z Z Wd O :3 '^ ' VJ '^ VJ Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A2.1 32 J Q Z J w OLL O z Z O :3 LU LL U Qz o z 2 LLJ H Q W U LU H ED O LU m O Q Df W F- U) U) 7 d O U O) d Z W Z z U O Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A2.1 32 U N (B N O d 0 U H z O w LL z w U O Li v rn Q U) W J Q 2 U a z O LL z Q W U O LI v rn r` N CS O 9 N C .3 M L N Q Q U _cu 0 U rviw.6 THIRD FLOOR PLAN SCALE: 1/4"=1'-0" No. 41068 EXP: 3/31/19 CI Z J Z W o J 0 0 U J _ LL (6 (6 rZ v N 0) c/) OLL LU C)^` NO W .m L m J tf =3 U 4 = :3 W _ U cu Q _ N U W w (A a> m LLJ Q -0 c m qq- M Q _ CI) C4 ce) 0 Q ti W o N z m O Q Of 0 , F- U) U) 7 d O U No. 41068 EXP: 3/31/19 CI Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A3.0 33 Z J J W J 0 0 LU J _ LL Z J w Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A3.0 33 U J J Q Z J w OLL O z Z O :3 LU U Q o z 2 LLJ H Q W U LU Lu O LU m O Q Of LI F- U) U) 7 d O U r a d Z W Z z U O Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A3.0 33 C C U N (B N O d 0 U H z O w LL z w U O Li v rn Q U) W J Q 2 U a z O LL z Q W U O LI v rn t` N O N O C .3 cu L 0 N Q Q U m _cu 0 U " 11'. "01", IQ' psi 2.917x 1.458=(-4.252 ) SUB -TOTAL = (-110.568 ) 334.352 THIRD FLOOR PLAN SCALE: 1/4"=1'-0" No. 41068 EXP:3/31/19 CI U U) Z Z Z J O o J U W (6 (6 rZ v N 0) LL c/) U Lu C)^` NO W .m L m J t. =3 U 4 = :3 W U _ U cu Q _ N U W w (A a> m LLJ Q -0 c m qq- M Q _ CI) C4 ce) 0 Q ti W o N z m O Q Of 0 , F- U) U) 7 d O U No. 41068 EXP:3/31/19 CI Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A3.1 34 U U) Z Z J J O J Q W J O J U J LU LL U O D . z Z 2 W :3 U LU (n Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A3.1 34 U J J Q Z J w OLL O z Z O :3 LU U Q o z 2 LLJ H Q W U LU Lu O Lu m O Q Of LI F- U) U) 7 d O U a d Z W Z z U O Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A3.1 34 U N Cu N O d 0 U 1-- z z O w LL z w U O Li v rn Q U) W J Q 2 U a z O LL z Q W U O LI v rn r` N CS O 9 N C .3 M L N Q Q U _Cu 0 U ROOF PLAN SYMBOLS 3:12 17 e INDICATES SLOPE AND DIRECTION OF ROOF ®< INDICATES THE LOCATION OF ATTIC VENTS - — — — — INDICATES THE OUTLINE OF EXTERIOR WALLS INDICATES THE OUTLINE OF THE ROOF OVERHANG DS INDICATES THE OUTLINE OF RAIN GUTTERS INDICATES THE LOCATION OF DOWNSPOUTS ❑8 ( ROOF PLAN NOTES - SEE LEGEND ON SHEET A5.1 INDICATES THE LOCATION OF ATTIC SPACE VIIAW16 ROOF PLAN Scale: 1/4"=1'-0" No. 41068 EXP: 3/31/19 CI Z WJJ F- 0— Z LL W o O I..V U ``' (4 Fu rZ v N 0) N� LL w OILL O NO ^` W .� L m J io :3 LLJ_ Lu U U Qz N U Lu w (n N 01 LLJ Q -0 m qq- Q CI) ce Q ti W o N z m O Q 0f 0 , F- U) U) 7 d O U No. 41068 EXP: 3/31/19 CI Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A5.0 315 Z WJJ F- 0— �z W LL W O O I..V Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A5.0 315 U J J Q Z J w OILL O z Z O :3 Lu LL U Qz o z 2 LLJ H Q W U LU Lu O Lu m O Q 0f LU F- U) U) 7 d O U r a d Z Lu Z z U O Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A5.0 315 U N Cu N O d Q U 1-- z z O 0_ LL z W U O LLI V rn Q U) W J Q _ U d H z O LL z W U O LLI v rn r` N CS 0 9 0) c .3 M L N Q Q U _Cu 0 U 0 b) N 2'-0" 1 2'-0" MAX. BLDG. HGT. FOR HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS MAX. BLDG. HGT. FOR SLOPED ROOFS 41.25' SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. SLOPED ROOFS 41.25' — — — — — — — — — — — — — — — — — — — TOP PLATE 38.917' TOP PLATE 38.917' HDR. HGT. HDR. HGT. MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 36.25' I I FLAT ROOFS / RAIL'G. 36.25' OPEN to LOGGIA TOP of RAIL'G o TOP of RAIL'G ABV. FIN. SURFACE o 7'E ABV. FIN. SURFACE M (7 TOP of SHT'G. 30.833' _ _ TOP of SHT'G. 30.833' 11'-1" OD 0 c N E0 o ti TOP PLATE 29.75'1 I TOP of RAIL'G ABV. FIN. SURFACE M TOP of SHT'G. 21.666' TOP PLATE 20.583' WDW. HDR. HGT. SIDE PROPERTY LINE I I TOP of SLAB 12.50' EST. GRADE 12.25' I TOP PLATE 29.75' 1'-1" I TOP of RAIL'G ABV. FIN. SURFACE io TOP PLATE 20.583' SIDE PROPERTY LINE 0 r• I I TOP of SLAB 12.50' EST. GRADE 12.25' 70 F5 QST ,�O REAR ELEVATION Scale: 1/4"=1'-0" 2'-0" 2'-0" MAX. BLDG. HGT. FOR HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS MAX. BLDG. HGT. FOR SLOPED ROOFS 41.25 SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. SLOPED ROOFS 41.25' MAX. BLDG. HGT. F FLAT ROOFS / RAIL'G. 36 TOP of RAI ABV. FIN. SURF/ co TOP of SHT'G. 31.i 0 U 0 0 Ea Z N o F— OD U O 0 \Q ( Eo ''' ' I..I.J 0 N N 0) N C/) W W O TOP PLATE 30 HDR. H TOP of RAI ABV. FIN. SURF/ M TOP of SHT'G. 21.1 TOP PLATE 20.! HDR. H SIDE PROPERTY LINE TOP of SLAB 12 EST. GRADE 12 FRONT ELEVATION Scale: 1/4"=1'-0" K. BLDG. HGT. FOR ,T ROOFS / RAIL'G. 36.25' of RAIL'G /. FIN. SURFACE co of SHT'G. 31.833' � PLATE 30.75' 1'-1" R. HGT. of RAIL'G o /. FIN. SURFACE M � of SHT'G. 21.666' PLATE 20.583' R. HGT. SIDE PROPERTY LINE 0 of SLAB 12.50' GRADE 12.25' 0 m N U 0 Ea Z N o F— OD U 0 \Q ( v ''' ' I..I.J rZ v N N 0) Nd7 LL C/) W /. FIN. SURFACE co of SHT'G. 31.833' � PLATE 30.75' 1'-1" R. HGT. of RAIL'G o /. FIN. SURFACE M � of SHT'G. 21.666' PLATE 20.583' R. HGT. SIDE PROPERTY LINE 0 of SLAB 12.50' GRADE 12.25' 0 m N No. 41068 EXP: 3/31/19 9rFCFICA��F�R U vJ Z Z O o F— U \Q ( Fu ''' ' I..I.J rZ v J N 0) Nd7 LL C/) W W O NO ' .� L z m J Z - = m W _ U a � U _ N U W w (A a> m = LLJ H Q M Q _ C/) ce Q ti (Y W (Y _) ani z , No. 41068 EXP: 3/31/19 9rFCFICA��F�R Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A6.0 3 U vJ Z J O F— Q \Q W J ''' ' I..I.J J J W w W W OLL O O z Z W O :3 ILL X U Q W Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A6.0 3 U J J Q Z J w OLL O z Z O :3 ILL LL U Q z = LLJ H Q W U Lu O Lu LU � , m O Q o LLI F- U) U) 7 d O U a d Z W Z z U 0 Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A6.0 3 U N Cu N O i d Q U 1-- z z O w LL z W U O LJ V rn H Q U) W J Q _ U d H z O LL z W U O LJ v rn r` N CS 0 0) Cu O N Q Q U _Cu 0 U 0 N MAX. BLDG. HGT. FOR HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS MAX. BLDG. HGT. FOR SLOPED ROOFS 41.25' SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. SLOPED ROOFS 41.25' TOP PLATE 38.917' - - - TOP PLATE 38.917' I I MAX. BLDG. HGT. FOR I I I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 36.25' I FLAT ROOFS / RAIL'G. 36.25' TOP of RAIL'G — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — ABV. FIN. SURFACE OPEN to LOGGIA ABV. FIN. SURFACE M 00 19 ih 19 h TOP of SHT'G. 31.833' _L TOP PLATE 30.75' TOP of SHT'G. 30.833' - 1'-1" I TOP PLATE 29.75' 11'-1" 1 HDR. HGT. I _ _ _ _ _ _ 1'-1" 00 o f` TOP of RAIL'G ABV. FIN. SURFACE � I co TOP of SHT'G. 21.666' TOP PLATE 20.583' HDR. HGT. FRONT PROPERTY LINE (BEYOND) I FRONT PROPERTY I LINE TOP of SLAB 12.50' EN iEl i i i OTs \ RIGHT SIDE ELEVATION Scale: 1/4" = 1'-0" HDR. HGT. I z 0 O Z F_ o o bo 0 J CN J F- LU - (6 N Z N J N 1'-1" 00 o f` TOP of RAIL'G ABV. FIN. SURFACE � I co TOP of SHT'G. 21.666' TOP PLATE 20.583' HDR. HGT. FRONT PROPERTY LINE (BEYOND) I FRONT PROPERTY I LINE TOP of SLAB 12.50' EN iEl i i i OTs \ RIGHT SIDE ELEVATION Scale: 1/4" = 1'-0" HDR. HGT. I I TOP of SHT'G. 21.666' 1 I TOP PLATE 20.583' 11'-1" REAR PROPERTY LINE 00 CENTERLINE OF THE ALLEY I I TOP of CURB 12.50' 5 c$/ MAX. BLDG. HGT. FOR HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS MAX. BLDG. HGT. FOR SLOPED ROOFS 41 25' SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. SLOPED ROOFS 41 25' — — — — — — — — — — — — — — — — — —, —I — — — — TOP PLATE 38.917' r TOP PLATE 38.917' I MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 36.25'1 FLAT ROOFS / RAIL'G. 36.25' — — — — — — — — — — — — — — — — — — — — TOP of RAIL'G = TOP of RAIL'G OPEN to LOGGIA A ABV. FIN. SURFACE BV. FIN. SURFACE 000 M TOP of SHT'G. 31.833' MEEM TOP of SHT'G. 30.833' TOP PLATE 30.75' 1'-1" - - - - - - - TOP PLATE 29.75' HDR. HGT. HDR. HGT. C? N , TOP of RAIL'G 0 N 0 ` ,' ABV. FIN. SURFACE bo o o N I p N TOP of SHT'G. 21.66b Ll TOP of SHT'G. 21.666' TOP PLATE 20.583' TOP PLATE 20.583' HDR. HGT. REAR PROPERTY \ 76, LINE ii / SS) FRONT PROPERTY LINE ` II/ o _00 CENTERLINE OF I gyp �1< I THE ALLEYLLJL H[ I TOP of CURB 12.50' i L,LJ TOP of SLAB 12.50' EST. GRADE 12.25' , , EST. GRADE 12.25' 79, SpA �p 'O ,OT TS s LEFT SIDE ELEVATION Scale: 1/4"=1'-0" z 0 O Z F_ o J ww F— J CN J F- LU - (6 N Z rz v J N 0) O pD X F W Q^` NO W o -0 m J Z — .7� O uJ Q C? ca U Q � N I TOP of SHT'G. 21.666' 1 I TOP PLATE 20.583' 11'-1" REAR PROPERTY LINE 00 CENTERLINE OF THE ALLEY I I TOP of CURB 12.50' 5 c$/ MAX. BLDG. HGT. FOR HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS MAX. BLDG. HGT. FOR SLOPED ROOFS 41 25' SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. SLOPED ROOFS 41 25' — — — — — — — — — — — — — — — — — —, —I — — — — TOP PLATE 38.917' r TOP PLATE 38.917' I MAX. BLDG. HGT. FOR I I MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 36.25'1 FLAT ROOFS / RAIL'G. 36.25' — — — — — — — — — — — — — — — — — — — — TOP of RAIL'G = TOP of RAIL'G OPEN to LOGGIA A ABV. FIN. SURFACE BV. FIN. SURFACE 000 M TOP of SHT'G. 31.833' MEEM TOP of SHT'G. 30.833' TOP PLATE 30.75' 1'-1" - - - - - - - TOP PLATE 29.75' HDR. HGT. HDR. HGT. C? N , TOP of RAIL'G 0 N 0 ` ,' ABV. FIN. SURFACE bo o o N I p N TOP of SHT'G. 21.66b Ll TOP of SHT'G. 21.666' TOP PLATE 20.583' TOP PLATE 20.583' HDR. HGT. REAR PROPERTY \ 76, LINE ii / SS) FRONT PROPERTY LINE ` II/ o _00 CENTERLINE OF I gyp �1< I THE ALLEYLLJL H[ I TOP of CURB 12.50' i L,LJ TOP of SLAB 12.50' EST. GRADE 12.25' , , EST. GRADE 12.25' 79, SpA �p 'O ,OT TS s LEFT SIDE ELEVATION Scale: 1/4"=1'-0" No. 41068 EXP:3/31/19 a�CIVI�� z O Z F_ o J ww F— J U J F- LU w (6 (6 Z rz v J N 0) Lu X Lu W Q^` NO W .� L -0 m J Z — .7� O uJ Q C? ca U Q � � W Z uJ � a)M ce) = Q B0 C CO qq- M QCI) _ C4 M 0 Qti - Lu W _O N Z 6 No. 41068 EXP:3/31/19 a�CIVI�� Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A6,1 37 z O J F_ Q J ww F— J F— J F- LU w w � Z O J Lu X O_ W Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A6,1 37 J J Q Z J w O_ O z Z O � LL U Q � � UZ = H Q W U H Lu - Lu LU Li d m O Q W F- U) U) 7 d O U a d z W Lu Z O Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet A6,1 37 U N Cu N O i ( Q U H z O w LL z W U O LJ v rn Q U) Lu J Q 2 U d F - z O LL z W U O LLI v r` N O N O C .3 O N Q U 0 U MAX. BLDG. HGT. FOR SLOPED ROOFS 41.25' TOP PLATE 38.917' MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 36.25' = TOP of RAIL'G ABV. FIN. SURFACE M TOP of SHT'G. 31.833' TOP PLATE 30.75' HDR. HGT. 1'-1" 0 o TOP of RAIL'G ABV. FIN. SURFACE m co TOP of SHT'G. 21.666' TOP PLATE 20.583' HDR. HGT. vJ 0 z FRONT PROPERTY O z C? - F- boo U) U FRONT PROPERTY z N LINE z rz v ,2\ oT N 1'-1" 0 o TOP of RAIL'G ABV. FIN. SURFACE m co TOP of SHT'G. 21.666' TOP PLATE 20.583' HDR. HGT. E 12.25' 2'-2" MAX. BLDG. HGT. FOR SLOPED ROOFS 41.25' TOP PLATE 38.917' MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 36.25' TOP of SHT'G. 30.833' TOP PLATE 29.75' TOP of SHT'G. 21.666' TOP PLATE 20.583' SIDE PROPERTY LINE TOP of SLAB 12.50' BEST. GRADE 12.25' HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. 2'-0" IMAXBLDG. HGT. FOR SLOPED ROOFS 41.25' PLATE 38.917' K. BLDG. HGT. FOR T ROOFS / RAIL'G. 36.25' SECTION "B" Scale: 1/4"=1'-0" co ROOF DECK #1 D BALCONY ED in Eo BEDROOM #4 8'-0" CLG. LIVING ROOM 00 KITCHEN 9'-0" CLG. D8'-0" CLG. BAR/GAMES BEDROOM#1 8'-0" CLG. 8'-0" CLG. of SHT'G. 31.833' PLATE 30.75' of SHT'G. 21.666' PLATE 20.583' SIDE PROPERTY LINE of SLAB 12.50' GRADE 12.25' HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. BA. #4 8'-0" CLG. PANTRY PWDR 8'-0" CLG. 8'-0" CLG. SERV 8'-0" CLG 8'-0" CLG SECTION "A" Scale: 1/4"=1'-0" 0 m - N OD O N LOGGIA 8'-0" CLG. 232 Sq. Ft. / 2 = 116 Sq. Ft. 140 Sq. Ft. Provided BEDROOM #3 8'-0" CLG. oa GARAGE BA.#3 8'-0" CLG. MAX. BLDG. HGT. FOR SLOPED ROOFS 41.25' TOP PLATE 38.917' MAX. BLDG. HGT. FOR I FLAT ROOFS / RAIL'G. 36.25' TOP of SHT'G. 30.833' 1 TOP PLATE 29.75' 1 TOP of SHT'G. 21.666' TOP PLATE 20.583' REAR PROPERTY LINE CENTERLINE OF THE ALLEY TOP of CURB 12.50' EST. GRADE 12.25' vJ 0 z FRONT PROPERTY O z LINE (BEYOND) - F- 6h U) U FRONT PROPERTY z 0 LINE z rz v ,2\ oT N / E 12.25' 2'-2" MAX. BLDG. HGT. FOR SLOPED ROOFS 41.25' TOP PLATE 38.917' MAX. BLDG. HGT. FOR FLAT ROOFS / RAIL'G. 36.25' TOP of SHT'G. 30.833' TOP PLATE 29.75' TOP of SHT'G. 21.666' TOP PLATE 20.583' SIDE PROPERTY LINE TOP of SLAB 12.50' BEST. GRADE 12.25' HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. 2'-0" IMAXBLDG. HGT. FOR SLOPED ROOFS 41.25' PLATE 38.917' K. BLDG. HGT. FOR T ROOFS / RAIL'G. 36.25' SECTION "B" Scale: 1/4"=1'-0" co ROOF DECK #1 D BALCONY ED in Eo BEDROOM #4 8'-0" CLG. LIVING ROOM 00 KITCHEN 9'-0" CLG. D8'-0" CLG. BAR/GAMES BEDROOM#1 8'-0" CLG. 8'-0" CLG. of SHT'G. 31.833' PLATE 30.75' of SHT'G. 21.666' PLATE 20.583' SIDE PROPERTY LINE of SLAB 12.50' GRADE 12.25' HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. BA. #4 8'-0" CLG. PANTRY PWDR 8'-0" CLG. 8'-0" CLG. SERV 8'-0" CLG 8'-0" CLG SECTION "A" Scale: 1/4"=1'-0" 0 m - N OD O N LOGGIA 8'-0" CLG. 232 Sq. Ft. / 2 = 116 Sq. Ft. 140 Sq. Ft. Provided BEDROOM #3 8'-0" CLG. oa GARAGE BA.#3 8'-0" CLG. MAX. BLDG. HGT. FOR SLOPED ROOFS 41.25' TOP PLATE 38.917' MAX. BLDG. HGT. FOR I FLAT ROOFS / RAIL'G. 36.25' TOP of SHT'G. 30.833' 1 TOP PLATE 29.75' 1 TOP of SHT'G. 21.666' TOP PLATE 20.583' REAR PROPERTY LINE CENTERLINE OF THE ALLEY TOP of CURB 12.50' EST. GRADE 12.25' 00 vJ 0 z O z ILLI - F- N U) U z 0 Fu z rz v o N E N w O 00 No. 41068 EXP: 3/31/19 a�CIVI vJ z O z ILLI o F- W U) U z ( Fu z rz v N E Nd7 LL w O OLL O N W ^` .E L z m J � U •io � ui _ U •, Cu U Q �. N U Lu w (n N z2 Q -0 C m qq- M Q _ CI) ce Q ti W _O N z m m No. 41068 EXP: 3/31/19 a�CIVI Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet ATO vJ z O J ILLI U F- W U) H ILL ILLI z 0 z J m Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet ATO J J Q 1 z w OLL O z `L Z(j)O� ILL L U Q 0- > o z2 H Q W U H O m O (D LLI H U) d O U (3) d Z W W Z U 0 Plot Date 1/14/2019 2:34 PM RAJ Project # 2018-27 REVISIONS Sheet ATO Zoning Administrator - February 28, 2019 Item No. 9a -ADDITIONAL MATERIALS RECEIVED Ataii Residence CDP (PA2018-248) From: Westmoreland. Liz To: 1.0000vsolace910(u)amail.com" Subject: RE: Ataii Public hearing February 28th Date: Thursday, February 28, 2019 8:12:27 AM Attachments: imaae002 ono image0.46.onq Hi Kelly, Thank you for reaching out regarding your concerns. I am not sure if you are planning to attend the hearing today, so I wanted to make sure you received a response. Currently, the City's Municipal Code only limits hours and days of the week that construction can occur on a property. I have included the code section below for your convenience. I understand your concerns regarding the boardwalk in the front of the property. The resolution for the project includes a condition for a construction management plan for the City to review prior to construction. The City would verify that their plan does not include any access or materials storage through public property such as the boardwalk. Please let me know if you have any further questions or concerns. 10.28.040 Construction Activity—Noise Regulations.01 SHARE ------------------------------------------------------------------------------------------------------------------------------------------------------- A. Weekdays and Saturdays. No person shall, while engaged in construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner which produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, on any weekday except between the hours of seven a.m. and six -thirty p.m., nor on any Saturday except between the hours of eight a.m. and six p.m. B. Sundays and Holidays. No person shall, while engaged in construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner which produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, on any Sunday or any federal holiday. Best Regards, LIZ WESTMORELAND Community Development Department Assistant Planner twestmoreland(a).newportbeachca. oov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov From: Kelly O'Neill <poppysplace910@gmail.com> Sent: Wednesday, February 27, 2019 11:04 AM Zoning Administrator - February 28, 2019 Item No. 9a -ADDITIONAL MATERIALS RECEIVED Ataii Residence CDP (PA2018-248) To: Westmoreland, Liz <LWestmoreland@newportbeachca.gov> Subject: Fwd: Ataii Public hearing February 28th Dear Ms. Westmoreland, I forgot to request that the rebuilding process be confined between the months of September through May. And not occur between June thru September. Many properties surrounding this proposed new structure are short term vacation rentals and will negatively be impacted noise, dust and ongoing activity next door. Can you imagine your only yearly vacation where the house 0-40 feet away is a cloud of dust and banging? Renters on vacation don't deserve anything but peace and relaxation. Having banging, drilling and constant workers with vehicles, where there is no outlet or driveway, entering on the boardwalk could cause loss of income to multiple surrounding properties. I rely on the rental income of my property and cannot have cancellations. The city reeps significant city occupancy taxes during the months of June and September, and that could be lessened with bad reviews of the noise of the construction. Please limit the construction time period, thank you. Sincerely, Kelly O'Neill Sent from my iPhone Begin forwarded message: From: "Westmoreland, Liz"<LWestmoreland&newnortbeachca.goy> Date: February 26, 2019 at 11:23:17 AM PST To: "'ponnysnla_�e910 gmail.com"' <popnvsplace910 gmail.com> Subject: RE: Ataii Public hearing February 28th Good Morning Kelly, Thank you for providing comments. Your comments have been included as part of the record and forwarded to the Zoning Administrator. Please feel free to give me a call to discuss the project if you have any outstanding questions. For now, I would like to provide you with some general information regarding the proposed project. The application at hand is for a coastal development permit (CDP) for residential demolition and construction. This CDP does not relieve the applicant of the requirement to obtain a building permit. During the building permit process, the plans will be reviewed by a Building Engineer to ensure that they comply with building code requirements. The CDP is required to evaluate compliance with the City's Local Coastal Program Implementation Plan. Depending on the level of excavation required (and distance to the property line), the applicant may be required to send you a 30 -day notice of intent to excavate. We encourage you to document the existing conditions of your residence. Any potential damage, conflicts between neighbors, etc. would be considered a civil matter. Zoning Administrator - February 28, 2019 Item No. 9a -ADDITIONAL MATERIALS RECEIVED Ataii Residence CDP (PA2018-248) In terms of view protection, the City does not currently protect private views. The CDP evaluates impacts to public views in Finding B of the Resolution. Please let me know if you have any further questions or concerns regarding the coastal development permit. I'm happy to discuss. Best Regards, LIZ WESTMORELAND Community Development Department Assistant Planner l westmoreland@ newportbeachca. gov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov From: Joe Mama [mailt0:poppysplace910 nPgmail.com] Sent: Monday, February 25, 2019 3:01 PM To: Westmoreland, Liz<LWestmorelandCcDnewnortbeachca.gov> Subject: Ataii Public hearing February 28th Ataii Residence/Ocean Properties Rentals 9PA2018-248) Coastal Permit No CD2018-104 914 East Ocean Ft, Newport Beach Ms. Westmoreland, I have reviewed the file on the permit application no. CD2018-104 and have several concerns that I would like to bring to your attention regarding this property. I am the owner of the property located at 910 E Oceanfront, one house from the proposed demolition. I am concerned about the extent of the protective measures for the neighboring properties that will occur during the grading of the proposed property. As you know, the recent collapse and subsequent demolition of the historic Crab Cooker Restaurant building was a direct result of faults in the grading procedure. As many of the older properties are built directly on sand, they are very fragile and It should be mandatory that a shoring company completely shore up the property on both sides of 914 E. Ocean Ft., built in 1935, before any demolition occurs so that there is no movement of the sand foundation 912 is built on, directly adjacent to my property. If there is any ground movement of property 912 east ocean ft. built in 1930, the structural integrity of my property could also be compromised. All properties on the peninsula should have mandatory shoring. Additionally, I did not read a requirement in the building permit for insurance coverage by the contractor or engineer. Who is the financially responsible party in the event of damage to multi million homes on each side of the proposed unit? Insurance totaling millions should be required to satisfy potential claims of foundation degradation. Zoning Administrator - February 28, 2019 Item No. 9a -ADDITIONAL MATERIALS RECEIVED Ataii Residence CDP (PA2018-248) Finally, although the property meets set back requirements as to its base, the roof line shows it reaches 0-5 feet from the boardwalk. That will certainly block the view upstairs of 912 E. Ocean Ft and 910 E. Ocean Ft., facing east. That nine foot roof extension will block the available light and obstruct the next door views and is unnecessary and should be decreased to the same minimum set back of six feet. I appreciate your consideration of this matter. Sincerely, Kelly O'Neill u