18 - Appeal of Coastal Development Permit No. CD2021-081 to Allow the Construction of a Single -Family Residence on Bay Island (PA2021-305) — Newport Beach City Council, August 23, 2022

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<,FORN'P City Council Staff Report
August 23, 2022
Agenda Item No. 18
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Seimone Jurjis, Community Development Director - 949-644-3232, [email protected]
PREPARED BY: Chelsea Crager, Associate Planner, [email protected] PHONE: 949-644-3227
TITLE: Resolution No. 2022-54: Appeal of Coastal Development Permit No.

CD2021-081 to Allow the Construction of a Single -Family Residence on Bay Island (PA2021-305)
ABSTRACT:

For the City Council's consideration is an appeal of the Planning Commission's July 7, 2022, decision to approve a coastal development permit (CDP) allowing the construction of a new 4,402-square-foot, single-family residence. The approval included adjusted off- street parking requirements with a parking management plan and a building height increase to 28 feet for flat roofs and 33 feet for sloped roofs pursuant to the provisions of Use Permit No. UP3618.

The appeal was filed by Andy Fathollahi for the reasons that he believes the height and scale of the new home is not compatible with the surrounding dwellings, is inconsistent with other development on Bay Island, and is not allowed under Use Permit No. UP3618.

RECOMMENDATION:
a) Conduct a de novo public hearing;
b) Find 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, because it has no potential to have a significant effect on the environment; and
c) Adopt Resolution No. 2022-54, A Resolution of the City Council of Newport Beach, California, Upholding the Decision of the Planning Commission and Approving Coastal Development Permit No. CD2021-081 to Allow the Construction of a Single -Family Residence and Authorizing an Adjustment to the Off -Street Parking and Height Requirements Consistent with Use Permit No. UP3618 for the Property Located at 20 Bay Island (PA2021-305).
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DISCUSSION:

Bay Island was first established prior to 1936 as a recreational club and later developed as a residential island over the years. The island is accessible only by a private pedestrian bridge. Because there is no vehicular access to the island, many residences utilize golf carts. Bay Island is one legal lot operated as a stock cooperative with individual building sites that allow for the development of single-family residences. Development on Bay Island is subject to two sets of development standards: Use Permit No. UP3618 and Newport Beach Municipal Code (NBMC) Title 21 (Local Coastal Implementation Plan).

Existing Use Permit
On November 24, 1997, the City Council approved Use Permit No. UP3618 to implement a Planned Residential Development (PRD) Overlay and modify the Multi -Family Residential (MFR) development regulations applicable to Bay Island to reflect its unique characteristics. The purpose of the use permit is to ensure that the single-family detached character of Bay Island is maintained despite its MFR zoning designation. The use permit provides development standards and process requirements for development of homes on the individual building sites. The use permit also authorizes off -site parking in a parking structure located at 501 West Bay Avenue, located at the southwest corner of Island Avenue and West Bay Avenue on the Balboa Peninsula. Pursuant to Section 1.5.5 (Building Height) of the use permit, the height limitation for a dwelling is 24 feet, as measured per the Zoning Code (24 feet flat roofs/29 feet sloped roofs); however, the height limitation may be increased to 28 feet (28 feet flat roofs/33 feet sloped roofs) with approval of the Planning Commission, if the proposed dwelling is deemed compatible and consistent with the height and scale of adjacent and surrounding dwellings.

NBMC Title 21 (Local Coastal Proaram Implementation Plan Bay Island is within the coastal zone and a CDP is required for the demolition of an existing residence or the construction of a new residence. The site is located within the RM (Multiple Residential) Coastal Zoning District, which allows for the development of a single-family residence subject to the RM development standards found in Newport Beach Municipal Code (NBMC) Title 21 (Local Coastal Program Implementation Plan).

Pursuant to NBMC Section 21.40.040 (Off -Street Parking Spaces Required), single- family dwellings with 4,000 square feet or greater of floor area require three on -site parking spaces in a garage. However, since Bay Island is only accessible by a pedestrian bridge, none of the 23 residences on the island provide on -site vehicle parking. As a part of the development, the applicant proposes an adjustment to off-street parking requirements through a parking management plan. The parking management plan includes the use of two off -site parking spaces in the existing 49-space parking structure owned in common by Bay Island residents located at 501 West Bay Avenue and a requirement to provide one enclosed golf cart storage space onsite in a garage attached to the house. Therefore, the project provides three spaces for the proposed unit. The City Council can authorize off -site parking or adjustments to parking requirements with a CDP pursuant to NBMC Sections 21.40.100 and 21.40.110. The project has been conditioned to maintain this design feature and parking management plan. 18-2

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July 7, 2022, Planning Commission Review
At its July 7, 2022 meeting, the Planning Commission considered the project, including comments received, at a noticed public hearing. It unanimously adopted Resolution No.

PC2022-017 (Attachment C) approving Coastal Development Permit No. CD2021-081.

The Planning Commission staff report, which includes a detailed project description and analysis, is included for reference as Attachment E and the meeting minutes are included as Attachment F.

The appellant, Andy Fathollahi, is a resident of Bay Island. The appellant was the only member of the public who submitted a written opposition to the project during Planning Commission review. The appeal application is included as Attachment D for reference.

Based on the application to appeal the project, the appellant's primary concerns are discussed below:
1) The height and scale of the development is not consistent with Use Permit No.

UP3618.

Staff response: Use Permit No. UP3618 limits the height of homes to 24 feet as measured in the 1997 Zoning Code, which when measured to the midpoint of a sloping roof it allowed a ridge up to 29 feet. The use permit allows the height to be increased up to 28 feet, or 33 feet to the ridge, if found to be consistent with the height and scale of adjacent and surrounding dwellings.

Many homes on Bay Island were constructed prior to 1972, when the former R-3 (Restricted Multiple Family Residential) Zoning District height limitation was 35 feet.

Additionally, since 2017, three new residences have been issued coastal development permits by the City. Of those, two (1 Bay Island and 9 Bay Island) did not request additional height, and one (16 Bay Island) was granted additional height up to 33 feet.

Therefore, many dwellings currently exceed the 24-foot Use Permit height limitation, and the height and scale of the proposed new dwelling is compatible and consistent with the height and scale of surrounding dwellings. Furthermore, the applicant's request has been approved by the Bay Island Homeowners' Association.
2) The development will block existing coastal views.

Staff response: Both the Coastal Land Use Plan (CLUP) and Implementation Plan (Title 21) of the City's certified Local Costal Program (LCP) include policies and regulations designed to protect and enhance public views. The project site is not located adjacent to a coastal view road, public viewpoint, or public accessway, as identified in the CLUP. The project is located within the viewshed of public beaches at the nearby street ends on the Balboa Peninsula. The project site is also located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Title 21 development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Further, the proposed project maintains a maximum height of 18-3

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33 feet where Title 21 development standards allow a maximum height up to 33 feet. The project is designed such that the overall view of Bay Island from public beaches and other public viewing areas will not noticeably change. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. There are no policies relating to the protection of private views in the LCP.
3) The proposed golf cart garage interferes with neighboring golf cart parking spaces.

Staff response: The Bay Island Association regulates pedestrian and golf cart circulation on the island. Due to the orientation of building sites on Bay Island, it is not uncommon for some building sites to be accessed through neighboring building sites and there is no development standard in either Use Permit No. UP3618 nor Title 21 that prohibits this.

The applicant has provided an exhibit to demonstrate that the golf cart garage may be accessed without impacting the existing golf cart parking at the adjacent 21 Bay Island residence, provided as Attachment G.
4) The project is not eligible for a Class 3 CEQA exemption.

Staff response: The appellant has not provided any additional facts about the project that would prevent the project from qualifying for a Class 3 California Environmental Quality Act (CEQA) Exemption. As discussed in more detail in the Environmental Review section of this report, staff believes the CEQA exemption is appropriate and none of the reasons cited in the appeal would invalidate the exemption.

Staff believes the project meets all findings required under Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan). As such, staff recommends approval of the project thereby upholding the Planning Commission's July 7, 2022 decision.

FISCAL IMPACT:

There is no fiscal impact related to this item.

ENVIRONMENTAL REVIEW:

This project is exempt from the 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 addition of up to 10,000 square feet to existing structures. The proposed project consists of the construction of a new, 4,402-square-foot single-family residence. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of this exemption. 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 18-4

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scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historic resource.

NOTICING -
Notice of this hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants within 300 feet of the boundaries of the site (excluding intervening rights -of -way and waterways), including the applicant and appellant, and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website.

ATTACHMENTS:

Attachment A
—Vicinity Map
Attachment B
— Resolution for Approval
Attachment C
— Planning Commission Resolution No. PC2022-017 adopted July 7, 2022 Attachment D
— Appellant's Appeal Application received July 18, 2022 Attachment E
— Planning Commission Staff Report dated July 7, 2022
Attachment F
— Planning Commission Meeting Minutes dated July 7, 2022 Attachment G
— Golf Cart Parking Exhibit
Attachment H —
Project Plans
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Attachment A
Vicinity Map
ff
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Attachment B
Draft Resolution for Approval
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RESOLUTION NO. 2022- 54

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF NEWPORT BEACH, CALIFORNIA, UPHOLDING THE

DECISION OF THE PLANNING COMMISSION AND
APPROVING COASTAL DEVELOPMENT PERMIT NO.

CD2021-081 TO ALLOW THE CONSTRUCTION OF A

SINGLE-FAMILY RESIDENCE AND AUTHORIZING AN

ADJUSTMENT TO THE OFF-STREET PARKING AND

HEIGHT REQUIREMENTS CONSISTENT WITH USE
PERMIT NO. UP3618 FOR THE PROPERTY LOCATED
AT 20 BAY ISLAND (PA2021-305)
WHEREAS, an application was filed by Brian Jowett of Brandon Architects ("Applicant"), on behalf of Bay Island Club ("Owner"), with respect to property located at 20 Bay Island, and legally described as allotment 1 of Bay Island as shown on the official map of Bay Island ("Property"), requesting approval of a coastal development permit and a height allowance;
WHEREAS, on November 24, 1997, the City Council approved Use Permit No.

UP3618 to implement a Planned Residential Development Overlay District, which modified the Multi -Family Residential (MFR) zoning and development regulations for Bay Island including authorizing off -site parking,
WHEREAS, the purpose of Use Permit No. UP3618 is to ensure that future development is consistent the single-family detached character of Bay Island; WHEREAS, the Applicant requests Coastal Development Permit No. CD2021-081 to allow the construction of a new 4,402-square-foot single-family residence, adjustment to the off-street parking requirements with a parking management plan, and an increase to the allowed building height to 28 feet for flat portions of the roof and 33 feet for the sloped portions of the roof in accordance with Use Permit No. UP3618 ("Project"); WHEREAS, the Property is designated Multiple Residential Detached (RM-D) by the General Plan ("General Plan") Land Use Element and is located within the Multi Residential (RM) Zoning District;
WHEREAS, the Property is designated Multiple -Unit Residential — 10.0 — 19.9 DU/AC (RM-C) by the Coastal Land Use Plan and is located within the Multi Residential (RM) Coastal Zoning District;
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WHEREAS, a public hearing was held by the Planning Commission on July 7, 2022 in the City Council Chambers located at 100 Civic Center Drive, Newport Beach, California. A notice of time, place and purpose of the public hearing was given in accordance with Government Code Section 54950 et seq. ("Ralph M. Brown Act"), and Chapter 20.62 (Public Hearings) and Chapter 21.62 (Public Hearings) of the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing; WHEREAS, at the conclusion of the public hearing, the Planning Commission adopted Resolution No. PC2022-017 by a unanimous vote (6 ayes, 1 absent) approving the Project;
WHEREAS, on July 18, 2022, Andy Fathollahi filed an appeal of the Planning Commission's decision to approve the Project; and
WHEREAS, a public hearing was held by the City Council on August 23, 2022, in the City Council Chambers located at 100 Civic Center Drive, Newport Beach, California.

A notice of time, place and purpose of the public hearing was given in accordance with the Ralph M. Brown Act, and Chapter 20.62 (Public Hearings) and Chapter 21.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and considered by, the City Council at this public hearing.

NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows:

Section 1: The City Council has considered the decision of the Planning Commission and determined that modifications to the Project made by the City Council, if any, are not major changes that require referral back to the Planning Commission for consideration and recommendation.

Section 2: The City Council does hereby uphold the Planning Commission's approval of Coastal Development Permit No. CD2021-081 subject to conditions of approval set forth in Exhibit "A," which is attached hereto and incorporated herein by reference.

Section 3: In accordance with Subsection (F) of Section 21.52.015 (Coastal Development Permits) of the NBMC, the following findings and facts in support of Coastal Development Permit No. CD2021-081 are set forth as follows:
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Finding of Consistency with Section 21.52.015(F)(1)
A. Conforms to all applicable sections of the certified Local Coastal Program.

Facts in Support of Finding of Consistency with Section 21.52.015(F)(1)

1. The proposed design, bulk, and scale of the Project is consistent with the development standards authorized by Use Permit No. UP3618 and the existing and anticipated single-family neighborhood pattern of development on Bay Island.

2. The Project complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and open space. a. The maximum cumulative floor area limitation for all residential development on Bay Island is—143,916 square feet and the proposed cumulative floor area is 130,095 square feet.
b. The Project complies with the required setbacks asset forth in Section 21.18.030 (Residential Coastal Zoning Districts General Development Standards) of the NBMC which are 20 feet along all exterior property lines. c. The Project complies with the required height limitations as set forth in Section

21.18.030 (Residential Coastal Zoning Districts General Development Standards) of the NBMC. The maximum height in the Multiple Residential (RM) Coastal Zoning District is 28 feet for flat roofs and 33 feet for sloped roofs. The Project's highest flat elements of the roof are no more than 28 feet from established grade and the highest ridge is no more than 33 feet from established grade, which meet Section 21.18.030 (Residential Coastal Zoning Districts General Development Standards) maximum height requirements. d. The minimum required common open space on Bay Island is 1,725 square feet and Bay Island's current common open space is approximately 452,460 square feet.
e. The minimum required private open space for the Project is 220 square feet and the proposed private open space is 287 square feet.
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3. The Project includes over 4,000 square feet of livable area and requires three (3) garage parking spaces pursuant to Section 21.40.040 (Off -Street Parking Spaces Required) of the NBMC. However, the Project complies with Section 21.40.110 (Adjustments to Off -Street Parking Requirements) of the NBMC in that a parking management plan is being provided as follows:
a. Bay Island is accessible by a gated pedestrian bridge and the only vehicles permitted on the island are golf carts. The Project includes a dedicated 172 square -foot garage for on -site golf cart parking. The golf cart garage may be accessed without impacting the existing golf cart parking at the adjacent 21 Bay Island residence. The Bay Island Association regulates pedestrian and golf cart circulation on the island.
b. Off -site parking is provided in a parking structure located at 501 West Bay Avenue pursuant to Use Permit No. UP3618, previously approved by the Planning Commission in 1997. The parking structure includes 49 parking spaces designated for the 23 existing single-family residences on Bay Island, equating to two or more off -site spaces per residence.

4. Bay Island is predominantly developed with two and three story, single-family residences. The proposed design, bulk, and scale of the Project will be consistent with the existing and anticipated neighborhood pattern of development.

21.30.015(D)(3)(c) — (Waterfront - Development Standards) of the NBMC. Both requirements are included as conditions of approval that will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively. 18-12

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6. The Project fronts the Newport Bay with a sandy beach separating the Property and the water. A project -specific Coastal Hazards Analysis Report ("Report") was prepared by GeoSoils, Inc., dated May 19, 2021. The maximum bay water elevation is 7.7 feet NAVD 88 (North American Vertical Datum of 1988 (NAVD 88). The Report analyzes future sea level rise scenarios assuming a 2.95-foot increase in the maximum water level over the next 75 years (i.e. the life of the structure). Therefore, the sea level is estimated to reach approximately 10.7 feet (NAVD 88) - (the likely range for sea level rise over the 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 existing bulkhead was reinforced and capped up to 9 feet in 2014 and can be increased in height in the future.

The Report concludes that flooding, wave run up and erosion will not significantly impact this Property over the life of the Project since the existing seawall/bulkhead was reinforced and repaired in 2014 and may be increased in height without further encroachment seaward. The need for a new shoreline protective device is not anticipated over the economic life of the Project to protect it from flooding, wave runup or erosion. A condition of approval is included requiring waterproofing of principal structures up to a height of 10.7 feet (NAVD 88).

7. The finished floor elevation of the proposed single-family residence is 10.00 feet (NAVD 88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard.

8. 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.

9. The Project complies with the landscaping standards set forth in Section 21.30.075 (Landscaping) of the NBMC. A condition of approval is included that requires drought - tolerant landscaping, and prohibits invasive, species. Final landscape plans will be reviewed to verify invasive species are not planted.
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10.The Property is located adjacent to coastal waters. The project design addresses water quality with a construction erosion control plan and a post drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off onsite. Any water not retained on -site is directed to the City's storm drain system.

11. The Property is not located adjacent to a coastal view road, public viewpoint, or public accessway, as identified in the Coastal Land Use Plan. The Project is located within the viewshed of public beaches at the nearby street ends on the Balboa Peninsula.

The Property is also located within the viewshed of distant public viewing areas.

However, the Project will replace an existing single-family residence with a new single- family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Further, the Project maintains a maximum height of 33 feet where the Local Coastal Program development standards allow a maximum height up to 33 feet. Therefore, the Project does not have the potential to degrade the visual quality within the Coastal Zone or result in significant adverse impacts to public views.

Finding of Consistency with Section 21.52.015(F)(2)
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 aby body of water located in the coastal zone.

Facts in Support of Finding of Consistency with Section 21.52.015(F)(2)

1. The Project is located between the nearest public road and the sea or shoreline in the private community of Bay Island. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires public access to bear a reasonable relationship with the project's impact and be proportional to the impact. The Project consists of the demolition of a single-family residence and the construction of a new single-family residence. There is no change in land use and the proposed increases in floor area, height and bulk will not result in any significant adverse impacts to public recreation, access or views or otherwise diminish the public's use of the ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs.
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2. Vertical and lateral access to the bay front is available adjacent to the Bay Island community at the street ends along the Balboa Peninsula (approximately 150 feet from the subject property). Lateral access to the bay front is also available along the sandy beachfront of the abandoned Edgewater Avenue adjacent to the Bay Island Bridge, and the passive sitting area adjacent to the Bay Island Bridge.

Section 4: In accordance with Section 1.5.4 (Parking) of Use Permit No.

UP3618, the following findings and facts in support of the parking requirements are set forth as follows:

Finding of Consistency with Section 1.5.4 (Parking) of Use Permit No. UP3618 Two off-street parking spaces, including one covered, shall be maintained for each dwelling unit, including any caretaker's residences.

Facts in Support of Finding of Consistency with Section 1.5.4 (Parking) of Use Permit No.

UP3618

1. Use Permit No. UP3618 authorizes off -site parking for projects that provide adequate number of spaces.

2. Use Permit No. UP3618 requires two (2) off-street parking spaces per dwelling unit.

3. Off -site parking is provided in a parking structure located at 501 West Bay Avenue pursuant to Use Permit No. UP3618. The parking structure includes 49 parking spaces designated for the 23 existing single-family residences on Bay Island, equating to two or more off -site spaces per residence.

Section 5: In accordance with Section 1.5.5 (Building Height) of Use Permit No.

UP3618, the following finding and facts in support of the finding for a height increase are set forth as follows:

Finding of Consistency with Section 1.5.5 (Building Height) of Use Permit No. UP3618 The proposed building height is compatible and consistent with the height and scale of adjacent and surrounding dwellings.

Facts in Support of Finding of Consistency with Section 1.5 5 (Building Height) of Use Permit No. UP3618
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1. Use Permit No. UP3618 allows the height of residential dwellings to be increased from 24 feet up to 28 feet, using the measure of height defined in the Zoning Code (Title 20 of the NBMC), if found to be compatible with the height and scale of adjacent and surrounding dwellings. The NBMC measure of height for residential buildings allows an additional 5 feet in height for sloping roofs with a minimum 3:12 pitch. Therefore, a 24-foot height limit allows up to 29 feet for sloping roofs and a 28-foot height limit allows up to 33 feet for sloping roofs.

2. The proposed single -unit dwelling features a sloping roof with a minimum 3:12 pitch up to a maximum height of 33 feet, consistent with the provisions of Use Permit No.

UP3618 and Section 21.18.030 (Residential Coastal Zoning Districts General Development Standards) of the NBMC.

3. The majority of dwelling units on Bay Island were constructed prior to 1972, when the Zoning District was R-3 and allowed for a height of 35 feet. The majority of existing residences on Bay Island are similar in height to the proposed dwelling. Therefore, the proposed building height is compatible and consistent with the height and scale of adjacent and surrounding dwellings.

4. The Bay Island Homeowners' Association has indicated, through a letter stating approval of conceptual plans, that the increase in height is consistent with the Bay Island scale of development.

Section 6: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution.

Section 7: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.
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Section 8: The City Council finds the adoption of this resolution is categorically exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and addition of up to 10,000 square feet to existing structures. The proposed project consists of the construction of a new 4,402-square-foot single-family residence. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of this exemption. 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 historic resource.

Section 9: This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting the resolution.

ADOPTED this 23rd day of August, 2022.

Kevin Muldoon
Mayor
ATTEST:

Leilani I. Brown
City Clerk
APPROVED AS TO FORM:

CITY ATTORNEY'S OFFICE
Aaron C. Harp
City Attorney
Attachment(s): Exhibit "A" - Conditions of Approval
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EXHIBIT "A"

CONDITIONS OF APPROVAL
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 issuance of a building permit, the applicant shall prepare a construction management plan to minimize impacts to adjacent residences on Island Avenue and Edgewater Avenue to be reviewed and approved by the Community Development Director.

3. A minimum of two (2) parking spaces, including one (1) covered, shall be maintained for the dwelling unit at the parking structure located at 501 West Bay Avenue (Lots 2, 3, 4, 5, 6 Block 3, East Newport Tract).

4. A minimum of one (1) enclosed parking space shall be maintained onsite for golf cart parking.

5. All principal structures shall be waterproofed to a minimum height of 10.7 feet NAVD 88.

6. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. This letter shall be scanned into the plan set prior to building permit issuance.

7. 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 including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns

8. 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, wetland or their buffers.

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 Pollution Prevention Plan (CPPP).

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. Stockpiles and construction materials shall be covered, enclosed on all sides, nor stored in contact with the soil, and located as far away as possible from drain inlets and any waterways.

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 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 issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans.

18. Prior to the issuance of building permits, 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.

19. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division.
18-19

20. 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.

21. Coastal Development Permit No. CD2021-081 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.

22. 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 Gunderson Residence including, but not limited to, Coastal Development Permit No. CD2021-081 (PA2021-305). 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. 18-20

Attachment C
Planning Commission Resolution No.

PC2022-017 dated July 7, 2022
18-21

RESOLUTION NO. PC2022-017

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY

OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2021-081 TO ALLOW THE

CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE AND

AN ADJUSTMENT TO THE OFF-STREET PARKING

REQUIREMENTS, AND HEIGHT REQUIREMENTS CONSISTENT
WITH USE PERMIT NO. UP3618 FOR THE PROPERTY LOCATED
AT 20 BAY ISLAND (PA2021-305)

THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS:

SECTION 1. STATEMENT OF FACTS.

An application was filed by Brian Jowett of Brandon Architects ("Applicant"), on behalf of Bay Island Club ("Owner"), with respect to property located at 20 Bay Island, and legally described as allotment 1 of Bay Island as shown on the official map of Bay Island ("Property"), requesting approval of a coastal development permit and a height allowance.

2. On November 24, 1997, the City Council approved Use Permit No. UP3618 to implement a Planned Residential Development Overlay District, which modified the Multi -Family Residential (MFR) zoning and development regulations for Bay Island including authorizing off -site parking. The purpose of Use Permit No. UP3618 is to ensure that future development maintains the single-family detached character of Bay Island.

3. The Applicant requests a coastal development permit to allow the construction of a new 4,402-square-foot, single-family residence, adjustment to the off-street parking requirements with a parking management plan and an increase to the allowed building height to 28 feet for flat portions of the roof and 33 feet for the sloped portions of the roof in accordance with Use Permit No. UP3618 ("Project").

4. The Property is located within the Multi Residential (RM) Zoning District and the General Plan Land Use Element category is Multiple Residential Detached (RM-D).

5. The Property is located within the coastal zone. The Coastal Land Use Plan category is Multiple -Unit Residential — 10.0 — 19.9 DU/AC (RM-C) and the Coastal Zoning District is Multi Residential (RM).

A public hearing was held on July 7, 2022, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. ("Ralph M. Brown Act") and Chapter

21.62 (Public Hearings) of the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing.
18-22

SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.

The Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment.

2. Class 3 exempts the construction of limited number of new, small structures, including one single-family residence. The Project is a single-family residence located within the Multi Residential (RM) Coastal Zoning District.

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.

Coastal Development Permit
In accordance with NBMC Subsection 21.52.015(F) (Coastal Development Permits — Findings and Decision), the following findings and facts in support of the coastal development permit are set forth as follows:

Finding
A. Conforms to all applicable sections of the certified Local Coastal Program.

Facts in Support of Finding
The proposed design, bulk, and scale of the Project is consistent with the existing single- family neighborhood pattern of development and expected future development of Bay Island in that it is consistent with development standards authorized by Use Permit No.

UP3618.

2. The Project complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and open space. a. The maximum cumulative floor area limitation for all residential development on Bay Island is—143,916 square feet and the proposed cumulative floor area is 130,095 square feet.
b. The Project complies with the required setbacks as set forth in Section 21.18.030 of the NBMC which are 20 feet along all exterior property lines. 18-23

c. The Project complies with the required height limitations as set forth in Section

21.18.030 of the NBMC. The maximum height in the Multiple Residential (RM) Coastal Zoning District is 28 feet for flat roofs and 33 feet for sloped roofs. The Project's highest flat elements of the roof are no more than 28 feet from established grade and the highest ridge is no more than 33 feet from established grade, which meet the Section 21.18.030's maximum height requirements. d. The minimum required common open space on Bay Island is 1,725 square feet and the proposed common open space is approximately 452,460 square feet. e. The minimum required private open space for the Project is 220 square -feet and the proposed private open space is 287 square feet.

3. The Project includes over 4,000 square feet of livable area and requires three (3) garage parking spaces pursuant to Section 21.40.040 (Off -Street Parking Spaces Required) of the NBMC. However, the Project complies with Section 21.40.110 (Adjustments to Off -Street Parking Requirements) of the NBMC in that a parking management plan is being provided as follows:
a. Bay Island is accessible by a gated pedestrian bridge and the only vehicles permitted on the island are golf carts. The Project includes a dedicated 172 square -foot garage for on -site golf cart parking.
b. Off -site parking is provided in a parking structure located at 501 West Bay Avenue pursuant to Use Permit No. UP3618, previously approved by the Planning Commission in 1997. The parking structure includes 49 parking spaces designated for the 23 existing single-family residences on Bay Island, equating to two (2) or more off -site spaces per residence.

4. Bay Island is predominantly developed with two (2) and three (3) story, single-family residences. The proposed design, bulk, and scale of the Project will be consistent with the existing neighborhood pattern of development and expected future development.

5. Pursuant to Section 21.30.030(C)(3)(i)(iv) — (Natural Landform and Shoreline Protection) of the NBMC, 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 Section 21.30.015(D)(3)(c) — (Waterfront - Development Standards) of the NBMC. Both requirements are included as conditions of approval that will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively.

6. The Project fronts the Newport Bay with a sandy beach separating the Project site and the water. A project -specific Coastal Hazards Analysis Report was prepared by GeoSoils, Inc., dated May 19, 2021. The maximum bay water elevation is 7.7 feet NAVD 88 (North American Vertical Datum of 1988 (NAVD 88). The report analyzes future sea level rise scenarios assuming a 2.95-foot increase in the maximum water level over the next 75 years 18-24

(i.e. the life of the structure). Therefore, the sea level is estimated to reach approximately

10.7 feet (NAVD 88) - (the likely range for sea level rise over the 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 existing bulkhead was reinforced and capped up to 9 feet in 2014 and can be increased in height in the future. The report concludes that flooding, wave run up and erosion will not significantly impact this Property over the life of the Project since the existing seawall/bulkhead was reinforced and repaired in 2014 and may be increased in height without further encroachment seaward. The need for a new shoreline protective device is not anticipated over the economic life of the Project to protect it from flooding, wave runup or erosion. A condition of approval is included requiring waterproofing of principal structures up to a height of 10.7 feet (NAVD 88).

7. The finished floor elevation of the proposed single-family residence is 10.00 feet (NAVD 88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard.

8. 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.

9. The Project complies with the landscaping standards set forth in Section 21.30.075 (Landscaping) of the NBMC. A condition of approval is included that requires drought -tolerant landscaping, and prohibits invasive, species. Final landscape plans will be reviewed to verify invasive species are not planted.

10. The Property is located adjacent to coastal waters. The project design addresses water quality with a construction erosion control plan and a post drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off onsite.

Any water not retained on -site is directed to the City's storm drain system.

11. The project site is not located adjacent to a coastal view road, public viewpoint, or public accessway, as identified in the Coastal Land Use Plan. The project is located within the viewshed of public beaches at the nearby street ends on the Balboa Peninsula. The project site is also located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Further, the proposed project maintains a maximum height of 33 feet where the Local Coastal Program development standards allow a maximum height up to 33 feet. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views.
18-25

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 aby body of water located in the coastal zone;
Facts in Support of Finding

1. The Project is located between the nearest public road and the sea or shoreline in the private community of Bay Island. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. The project involves the demolition of a single-family residence and the construction of a new single-family residence. Therefore, there is no change in land use and the proposed increases in floor area, height and bulk will not result in any significant adverse impacts to public recreation, access or views or otherwise diminish the public's use of the ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs.

Parking Requirements
In accordance with Section 1.5.4 (Parking) of Use Permit No. UP3618, the following finding and facts in support of the parking requirements are set forth as follows:

Finding
Two (2) off-street parking spaces, including one (1) covered, shall be maintained for each dwelling unit, including any caretaker's residences.

Facts in Support of Finding

1. Although Section 21.40.100 (Off -Site Parking) of the NBMC requires certain findings for off -site parking, Use Permit No. UP3618, which was adopted prior to Section 21.40.100, authorizes off -site parking provided the project provides the adequate number of spaces off -site.

2. Use Permit No. UP3618 requires two (2) off-street parking spaces per dwelling unit.

3. Off -site parking is provided in a parking structure located at 501 West Bay Avenue pursuant to Use Permit No. UP3618. The parking structure includes 49 parking spaces 18-26

designated for the 23 existing single-family residences on Bay Island, equating to two (2) or more off -site spaces per residence.

Height Increase
In accordance with Section 1.5.5 (Building Height) of Use Permit No. UP3618, the following finding and facts in support of the finding for a height increase are set forth as follows:

Finding
The proposed building height is compatible and consistent with the height and scale of adjacent and surrounding dwellings.

Facts in Support of Finding

1. Use Permit No. UP3618 allows the height of residential dwellings to be increased from 24 feet up to 28 feet, using the measure of height defined in the Zoning Code, if found to be compatible with the height and scale of adjacent and surrounding dwellings. The NBMC measure of height for residential buildings allows an additional 5 feet in height for sloping roofs with a minimum 3:12 pitch. Therefore, a 24-foot height limit allows up to 29 feet for sloping roofs and a 28-foot height limit allows up to 33 feet for sloping roofs.

2. The proposed single -unit dwelling features a sloping roof with a minimum 3:12 pitch up to a maximum height of 33 feet, consistent with the provisions of Use Permit No. UP3618 and Section 21.18.030 (Residential Coastal Zoning Districts General Development Standards) of the NBMC.

4. The Bay Island Homeowners' Association has indicated, through a letter stating approval of conceptual plans, that the increase in height is consistent with the Bay Island scale of development.

SECTION 4. DECISION.

NOW, THEREFORE, BE IT RESOLVED:

1. The Planning Commission of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 18-27

Planning Commission Resolution No. PC2022-017
Paae 7 of 10

2. The Planning Commission of the City of Newport Beach hereby approves CD2021-081, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference.

3. This action shall become final and effective 14 days following the date this resolution was adopted unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the NBMC and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the California Public Resources Code.

PASSED, APPROVED, AND ADOPTED THIS 7TH DAY OF JULY, 2022.

AYES: Ellmore, Harris, Kleiman, Lowrey, Rosene, and Weigand NOES. -
ABSTAIN:

ABSENT: Klaustermeier
BY:'
Lauren Kleiman, Chairman
BY: vl_� 7— 1
Mark Rosene, Secretary
10-18-21

*:/:111: ii1_VA

CONDITIONS OF APPROVAL
(Project -specific conditions are in italics)

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).

4. A minimum of one (1) enclosed parking space shall be maintained onsite for golf cart parking.

5. All principal structures shall be waterproofed to a minimum height of 10.7 feet NA VD 88.

8. 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 18-29

or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers.

9. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP).

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.

17. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans.

19. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division.

22. 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 Gunderson Residence including, but not limited to, Coastal Development Permit No. CD2021-081 (PA2021-305). 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/orthe parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 18-31

Attachment D
Appellant's Appeal Application received July 18, 2022
18-32

v`'P0'QT Appeal Application
__', City Clerk's Office
O s 100 Civic Center Drive / P.O. Box 1768
�q��FORN.P Newport Beach, CA 92658-8915
949-644-3005
Clerk's Date & Time Stamp
yeF1 E
r
Appeals are time sensitive and must be received by the City Clerk specified time period frb a"decisior'r or final action by a decision -maker. It is advisable to consult with the Department managing the issue if th'ei6is quesfiior witYt ri?gardsto appealing an action. This is an appeal of the:
❑ (CDD222)Community Development Director Action to the Planning Commission - $1715 ❑ (CDD222)Zoning Administrator Action to the Planning Commission - $1715 ❑ (CDD222)Coastal Development Application CDP Appeal from Zoning Admin to the Planning Commission (only if appeal is solely based on the CDP portion of the application) — No Fee c(CDD222)Plan ning Commission Action to the City Council - $1715 ❑ (CDD222)Community Development Director Action to the Harbor Commission - $1250 ❑ (CDD222)Harbor Commission Action to the City Council (CDD — Planning) - $940 ❑ (CDD222)Hearing Officer Action to the City Council - $1715 ❑ (CDD223)Building Official/Fire Marshal Action to the Building/Fire Board of Appeals - $1715 ❑ (CDD224)Chief of Police Action on an Operator License to the City Manager - $946 ❑ (RSS073)City Manager Action on a Special Events Permit to the City Council - $1823 ❑ (HBR001)Harbormaster Action to the Harbor Commission - $1250 ❑ (HBR001)Harbor Commission Action to the City Council (Harbor Department) - $940 ❑ (PBW018)Public Works Director Action to Harbor Commission - $1250 ❑ (PBW018)Harbor Commission Action to City Council (Public Works Department) - $940 ❑ Other - Specify decision -maker, appellate body, Municipal Code authority and fee:

Appellant Information:

Name(s): Andy Fathollahi
Address: 21 Bay Island
City/State/Zip: Newport Beach, CA 92661
Phone: (714) 381-4048 Email: afathollahi(d)gmail.com
Appealing Application Regarding:

Name of Applicant(s): Brandon Architects Date of Final Decision: July 7, 2022 Project No.: PA2021-305 Activity No.: Resolution No. PC 2022-017, CDP 2021-081 Application Site Address: Description of application: 20 Bay Island, Newport Beach, CA 92661 Coastal development permit to allow the construction of a new 4,402 sq. ft. sin -ale family residence t a parking management plan and a requestto increase building t- aI to Reason(s) for Appeal (attach a separate sheet if necessary): The height and scale of the new home is not compatible with surro-undina-dwellinas andis iI •I -I 1 • 1- •- - •!11-1 •I C -1• 11• - • -• I�- - No LJP361 8 The 4ncreased height will block existing cnq,_;tal v4pw-q in violation of the Coastal Act, The pimposeUolf cart ineligible for a Class 3 CEQA
Signature of Appellant:

Date:

FOR OFFICE USE ONLY: t-11
Date Appeal filed and Administrative Fee received: fy/y 20 2 L .

City Clerk
cc: Department Director, Deputy Director, Staff, File
Application
.,V� e „/278-33

Attachment E
Planning Commission Staff Report dated July 7, 2022
Available online due to bulk:
https://ecros.newportbeachca.gov/Web/O/edoc/2828377/4.0 Gannon%20Residence P A2021-305. odf
18-34

Attachment F
Planning Commission Meeting Minutes dated July 7, 2022
18-35

Commissioner Lowrey concurred with Vice Chair Ellmore and supported the project.

Motion made by Vice Chair Ellmore and seconded by Commissioner Lowrey to approve the project as recommended by staff.

AYES: Ellmore, Harris, Kleiman, Lowrey, Rosene, and Weigand NOES:

ABSTAI N:

ABSENT: Klaustermeier
ITEM NO. 4 GANNON RESIDENCE (PA2021-305)
Site Location: 20 Bay Island
Summary:

A coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new 4,402-square-foot, single-family residence and adjust the off-street parking requirements with a parking management plan. In addition, the applicant requests to increase the allowed building height to 28 feet for flat roofs and 33 feet for sloped roofs pursuant to the provisions of Use Permit No. UP3618. The project includes hardscape, drainage facilities, accessory structures, and approximately 194 square feet of landscaping. With the exception of the requested adjustment to off-street parking requirements and height increase, the project complies with all applicable development standards.

Recommended Action:

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 of Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and

3. Adopt Resolution No. PC2022-017 approving Coastal Development Permit No. CD2021-081.

Associate Planner Crager utilized a presentation to review the Gannon residence coastal development permit (CDP), parking management plan, and request for additional building height, vicinity map, building sites, Title 20 Use Permit development standards, allowance for height increase with Planning Commission approval, Title 21 development standards, parking management plan, off -site parking, golf cart parking, and recommended action.

In response to written correspondence received, Associate Planner Crager indicated that the City of Newport Beach does not regulate homeowner associations (HOA) member notification and the City provides public hearing notice consistent with Municipal Code.

In response to Secretary Rosene's question, Associate Planner Crager clarified the pathway to the garage access point.

Commissioners reported no ex parte communications except for Commissioner Weigand who disclosed a conversation with the architect.

Chair Kleiman opened the public hearing.

Brandon Linsday, Brandon Architects, accepted the conditions of approval and noted the possession of mail receipts related to HOA notification.
18-36

IX.

Jim Mosher questioned the Bay Island "established by" date, property lot description, and relevancy of the design standards authorization through the use permit as facts to determine LCP conformity.

Associate Planner Crager indicated that she will verify legal language within the document to address Mr. Mosher's comment.

Chair Kleiman closed the public hearing.

Motion made by Commissioner Weigand and seconded by Vice Chair Ellmore to approve the project as recommended by staff.

AYES: Ellmore, Harris, Kleiman, Lowrey, Rosene, and Weigand NOES:

ABSTAIN:

ABSENT: Klaustermeier
ITEM NO. 5 DENSITY BONUS ZONING CODE AND LCP AMENDMENTS (PA2020-032) Site Location: Citywide
Summary:

Amendments to Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code updating standards and establishing an approval process for considering density bonuses with housing developments. These amendments are required to ensure the City's regulations are in compliance with California Government Code Section 65915, et.

Seq (Density Bonuses and Other Incentives). A housing development project that includes a minimum percentage of affordable units is eligible for additional units above the otherwise allowed City - established maximum density and it is also eligible for reduced parking requirements, incentives/concessions, and waivers of development standards.

Recommended Action: Continue to the July 21, 2022, Planning Commission meeting.

Motion made by Commissioner Harris and seconded by Vice Chair Ellmore to continue the item to the July 21, 2022, meeting.

AYES: Ellmore, Harris, Kleiman, Lowrey, Rosene, and Weigand NOES:

ABSTAIN:

ABSENT: Klaustermeier

STUDY SESSION
ITEM NO. 6 CODE UPDATE RELATED TO ACCESSORY DWELLING UNITS (PA2021-113) Site Location: Citywide
Summary:

An overview of the Planning Commission Ad -Hoc Committee's efforts on developing potential code amendments related to encouraging new accessory dwelling unit (ADU) development within the City and pending legislation related to the City's ability to regulate ADUs.

Recommended Action:

Receive presentation and provide staff direction regarding proposed amendments. 18-37

Attachment G
Golf Cart Parking Exhibit

II
LOT 19�
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1 1 2 46 in 1 I
1 _ I BRANDON ARCHITECTS
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151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
1 I ' % X 714.754.4040
I WWW.BRANDONARCHITECTS.COM
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4, D I / PROJECT STATUS

IN PROVIDED CART PATH I
/ Second check
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----- PLAN CHECK NO.
' 1 / 0193-2022
I /
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PROJECT CONTACT
❑ ❑] I I / BRIAN JOWETT
Li
I I /
I
I I I
PROPOSE LOT 20
I I I
I I
I I
I I
V/�
I
I
LOT 21 THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED,

D ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY

PROVIDED CART PATH / WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR

ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A

VIOLATION OF BRANDON ARCHITECTS EXPRESSED
o COMMON LAW COPYRIGHT AND OTHER PROPERTY

RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT

TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT

OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED

PERMISSION BY BRANDON ARCHITECTS, WHO SHALL
— — — — THEN BE HELD HARMLESS AND ABSOLVED OF ANY

LIABILITY REGARDING ANY USE OF THESE DOCUMENTS

BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED
HERON.

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GOLF -0" CART PATH
3/16" =1'
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/ CART PARKING
L PROJECT ADDRESS:
206B6AY ISLAND, NEWPORT BEACH, CA 2
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�❑ ❑ /
OWNER INFORMATION:
/ DAN & TAMMY GANNON
(1 I 20 BAY ISLAND, NEWORT BEACH, CA
I
PROPOSE LOT 20 �'
DATE
rat c::= 05/24/2022
I
-'

REVISIONS
-11 Ili, Front NO. REVISION DATE 0 D,$ CM) 33.E In. (95 CM) Ground Reap
LOT 21 Clean , e 38 in- (97 am)
65-6 in. (166 cm)
105 in, (267 cm)
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NOTE: Smadea Area Indicales SHUTTLE 2+2
r

GOLF CART EXHIBIT
2 BACKUP AND EXIT
,5 In,
0 (11$ Cm)
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A GOLF -CART DIMENSION
18-39

Attachment H
Project Plans
18-40

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151 RALMUS DRIVE, SUITE G-1
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PROJECT CONTACT

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O1 MUUNHAI—LIESNAVEREANE. AND ELECTRICAL fGUIIVENTSERVICHI THE BUILDING (INCLUDING DUCTS) MUST BEAT LEAST ONE REPT D STRUCTURES CONSTRUCTED IN WHOLE OR I PART IN OUTAFLOOD HENBD AREAD g11CLUOING A OR V V)NES AS ESTABUBHED INRAM LUSTAFFIN OF THIS CODE SECTION 15OS1W. ND IxgCCOapANCEWI ASCE za SUBJECTTO

C NH- E YEARS FROM THE DATE OFTHE PERMIT FORALL
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PROPOSED

CONFORMS
BECURNr BIDEREA)MAITHATTATHED -- BOOM. DINING BOOM. LARCE — ITCH—PURA VERY. LANNOGY

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E. BURMS D ATTENUATION DIESION FOR HVAD EVERNMENT PER All - 11 OtlRA(Idsk WITH TIMER, INUIEV, WITH TMEA AID NEIGHBOS CONSENT LOCA ER Of MFPSUAFMFNI TD BF ATADBACFNifROPFfitt PATIDDA

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STUCCO. BUILORG COMPONENTS AND MATERIALS WILL BE OF

HIGH CUALTY AND DEVELE
F RE SIR NKLISS AND RED. DINGUARGETUR TO SUBMIT FIRE SPRINKLER DUMV— FOR APPIRETS AGURIVAL PRIOR TO GDBM1fTNGm C11Y. D B IInESPIINUCPCMDPUOImc LIIGCIIOOFSHu HIIGINSIEnlI awn Ells1..11INCREmxNED
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11 PROJECT DESCRIPTION
9 DEFERRED SUBMITTALS
] I PROJECT STATISTICS
5 SITE INFORMATION
3 CODE INFORMATION
1 SHEET LIST
18-41

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All ADHNG
AGGE aELE AwACNT

MATERIALS
NY ONERTH1TE1.A RORHNG MATRHAS LISTEDITSIry SECTION-11 TO Ill E%TRGR Of THE WALL, WGRI CONSTPNLTION AND MA)ERALS SHALL COMPLY DUM ALL PRGVISI W S 01 THE APPLICABLE BUAGINC LSDES AND WITH prNR RULED REGULARONS AND ORDINANCES GOVERNING THE PLACE OF RACTR SR.ONmACTOGS AND ANYONE SUPPLYING LABOR ANC ON MATERIAL TO BRING TO ME ATE HEOF THE ARCHITECT MRBKLY AND IN WRITING) ANY KNOWN NECREPPNGES OR TS(COMMANDS). THE APPLICABLE COGES SHALL INCLUDE, BUT SHALL NOT BE LIMITED TO THOSE AS LISTED IN OODE RREW e0X IF10) ORO)IINCHES((115z nIND BEL"aviiETOPO THE FLO. ro THE
DI _UE„E RNETTO.1PAI" ).
rvOERTO CAE U.N. BEHUHC WRY.

BRANDON ARCHITECTS
TiuLANcxnER
BBAA`SEMENT
ROFAAiTTHETO"`fTHEEOING WISH
PADF. WALLS SHALL OE WATFPPRORFD IN ACRDRNCF WITX DHF Of iHF FOLLOWING.

THE MANUFATRRSPEGmRFMExrs O1Ec°MMEN."AFGP A. INCGRPDRATED PP°DGcrs.

Wm. wMHxOUS, LUMENR
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PROVIDE TWPORAY♦OLET
151 NALMUS DRIVE, SUITE G-1
AUTO. AUTOMATS
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CIB la.,s MM) PoLYTRLNE.

Mn G KIM) PDLvmN=MNIFINASPxMLT.

MHL A MM) HIXIELE PoL3'MERCWNT.

RALrOR SHALL PPPANSE FORALLMETEPINSTALIATINSANDPAYALLRESPRSADMRRS.COIT-11 SHALL FALILrtIES AND EROSION CONTROL EASRES AS PEDUH0.EG BY STgLEAND LOCAL BUILDING LOGE
TIGER eEIwEN AnwL cONOmOxs NO
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COSTA MESA, CA 92626
714.754.4040
WVA4.BPANDONARCHITECTS.COM
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iITCH(3MM)CEMERBSED,FIBENAEIrvIIIIEIw ET PRORCRTIO.

PROJECT STATUS

SECOND CHECK
GRUL R .121.11 ITT ETAEMBPAxE.

MH (t�1 IN) SNVER-FR11 LIMS-1PUED SYNTHETIC RUBBER.CONTRAEl [mBNANF WATERPRWHrvG$HALL BE LAPPED AND SNLFDWITH ON ADHESNE COMPATIBLE WTH THEE ISIOI of

JOB CUMIS ALL PHASES OF CONSTRUCTION ACTINDIS
NTRAITOR BY TIE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUECCNTRACTOP6 WORK. MLrORAND SHALL BE IN LHAGF RTNE JOBUNRLrtS LOMPLFTHOx. LORRACTOR AGREES TO eHUD EVRYSUS V OTHERSIC ELLANEMSuL
B.W. BALK OF WALL, BOTTW OF WALL OPENING
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xLEss OTHERNl1d 1T BYTHEWU UUL RESPONSIBLE f00. THE DALv 0.WOVAL Of ALL OERISAccumuuTRASA 0.Ru1T Of rxea RE0.Anpxs. ILL SCua DOGS AND OTHER ExcRS MATERIAL MALL BE uwNLLV REMOVED ROM rxESOC . Ill AND PERMITS, OUNIRACTOR SHALL ARRANGE FOR, NU SECURE UWIRED TESTS,PNMHTS III 1111011011, AND SNALL BEAR COSTS FOR SAME.

PLAN CHFCN NO.

U71y2g22

MBE MUWON
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=ERTGUARD NO
ALLDAVENSUCASARE TO =' HENST LNG (FM. WALLS) OR FACE OF STRUCTURE IF OS) ttP. U.N.O. ROUNGFO TO THEWITHFACE OF S7 RALTARHITECT IN MUTING FORANY CIAC.S. URE (F.O.S) U.N.O.-NMY NEAREST ME AND INTEN RIO RE IRIFFIRE N OFNOrED DIMENMENTHED FACE OFSIONS, DO NSTRUCTUREOT SCALE PUNS.;Z WORK MATERIALS AND PP SUITS TOR ONE YEAR ATFR THE RATE Of ACCEPTANCE Of THE WORK ANDCOM TA 0RFS"4LLPEPAR OR REPLACE, OR EVAE TO BE REPAIRED OR REPLACED.. OR ALL BE IS

SPURTES LL
S WORK BY GWHfR AND TINT RPnIR AND REPUCENENT Of BUSH ITIONVAVACRKTAN. ALL OiTHE°ER xgAt DAMAGED AS A 0.IKINUTIE BY HIM IS RESOLLTITHERAPY

XF AN UNIN
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PROJECT CONTACT

PRO ECTCTT

CIO CHANGE N TE, GOT TO SCALE
AC-ONSETC.S.

A � =HROOG ECHAMEN-THEN. .1. 'A '.Z L
MENSIN
GRAIN
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SAMAS AND GANCENEWLLTYPH.LLY ED EXPERUCH WALL PLANE. GERIFY ALL ROUGH OPENING DIMENSIONS D2.0FRLVP. RFLFSSER LORITINS.
"SE(DAB

1. WAVER OF LIENS CONTAGGETER SHALL PHENCE CERTIFIED RELEASE OF LIENS BY ALL SANCENTIMSTORE AND SUPPLIERS, IN ANYONE FRAMI-I MATERIALS ANEEM LABOR AS THEY HEIUME AWULAULE.

H. - AR E NN N E EPRE I I N_U"` GO TW ADVISE AND QBIEIT GULL 11WERVE 10=EIR HAEER

ECE ESR
OET(WTTHR.IU 1T Tp Tx°"EOISNFRYORFTHEE'OWNER'SSR
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PRIM, 1ERAFTER
PL I.- LINE PLAT
11)sXEET STEELROTXETAAPRDVFDMATENUL AXO SHALL NOT NMVEN` PFNINGSIROTIF GPAAGF (R3D2S.2)a
LUL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE ED ILLUMINATE ME LANDINGE AND THE-.

IE
NRU
DINTHESEG IT-. ATxls SHEET AtE IIOExCEO iU SUMMARIZEAnD COMILIMEETT-I.P.GENERALSINNATIONS THE -1.1 AEUUL OUNDITIONS SHALL TAKE PRESECENCE -1 THESE MIN SHOULD A IONDUCT IN WARLI US N SAMA, OWNER MAY OMER EXTRA WORK OR MAKE MANDES BY ALTERING. ADDING TO OR DEDUCING FROM THE WORK THECONRUCi SUM BEING POJUSTEDTO THE MUTUAL SATISfALTION OF THE OWNFRANO CONRUCiOP. BFiORF ANY LHPNGES p LAMIRTE

PEGAAL DEC END
Ni DE NTAIN, MECCAS FIR AR(N)

HE OF CONNECTION
LIGHT SOURCE INALL BE DOLE(11
LU%)AS MRSUPC Pi THE CEANRP OF TRNGSTND UNUINGS�TNRE SHALL TBE AA WPLLCWrtCx ITS EACH FLOR LEVEL ip CONTROL MEWHERE EIDUR`RE 0.5. (P303.T)SYM
IXCETIDX.ASWITCH IS NOTAOUIRED WHERE REMOTE CERIML RAuiOMATIC CORROL OF UGHnNG Is PROVIR

RD OF THE ATN-
RE BECON. THE ADDED OR DEDUCTED SUM SHALL BF PRESENTED TO UYNFA INWRITING TOP APPTRUNFIC,ROVAL, 'THITIM PLR RiXE suBSTliunONs sXALLASD BE suBMInESEE is TxE ACTIM TOR REVIEW AxO APPPoVu.

LC TTOTHENUUNC NDJUDGMEN THEVEINALCXITEciAN.1 WIFUNREALLBE11M FIT FORI.AR ITEST I ANANCEN IT' NEMI IE`11 PPNUHIRE TIM �D:AGX.L AN PARCONTACT,
ON . . . ARE _LRL RIMS LIGNAT,
NTER IL LIGHT LOPl.CRRDAi THE BOTTOM LNDIHG UP STAIRW YG(R30sL) EL SHALL BE RGVIGED WI TX AN �""CGURFAAGES

INSURED WITH WAVER OF SUBAGGAEM
WO. MAGNUMS)IPE

SHALL BE OF APPROVED NONCOMBUSTUBLE MATERIALTHE AREA OF FLOOR USED A PARK NG OF ANTOMOR LEE SIR STHER VONAN VNICLE SIRSY DWNWAYL Ep909IX.E) BE SLOPED TO FACILITATE THE MOVEMENT Of UOUIDS TO A PAN OR TOWARD THENO AL.

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SIUTLXW
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HALE NET AR"L SO BE CAPABLE Of ENCOMPASSINGA3UINCNdWETR GRCLE(CFC4oe.e)ENA'S.

BRETING NOTES, BULLEFUND All MENOOI: SEEMETEAS ILL BE RAIDAID TYME ARGENSFECT. IF � ILL. ONLY PURAGANTIOTHE INGLITRY-STFUNIG) PROTOCOL SET FORM 11 AIA DOCUMENT 4017 AGIPINC-PITABULTHE

BCD SFAC DISPENMEASSER

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3OZX1 Mlz)).OHRZORALVNT urs SHALL BE RCCLu0. FROM PROPERTY LINES. .-IT UPNHx36IXLLNRBELO.EoaNawwwARB GL
LAEs OT PERMIsaGLE:

PLIO IDEA ANN ORED CASUES11 FUEL BURNING PAN TO THE FIREBOX OF A SOLID pdREMERs RNBYTHFBTATEOT LIFORNIAINCLUDINGBUTNETLIMITEDTOASSESTSE.LEMPANTS,MOLD,ETC,REMOMALNDDISPp&SHRLLFpLp STATEMAN EDMETHWS,PIOCRURESTHECUMENTATIONANDAPPLICATION BE ANGRRETOIll-ONTHESEP.A.WITHOUTMEIO,°WIEGGE0PLO.-IFTIEARLHT1.NGINEERWIOBEGGNATUREAPPEARSNRON. xOfNWHxc Of An TmE TG BE COxcuLN PNHRTOHxsPErnOry By cavERHxc ACNGR s. REIERRIED TO ANY GETGN AL IN AMAxcs IS FORWNLY NMVCE ONND DOES NOT LIMIT THE APPLICAnO" OF SUCH DETAIL ON MANNEII N. USE - MINIMUM STUDS FOR PLUMBING WALLS
Z
Z
a
G.P.GUIDE P111U.INE �L
H HIGH HEIGHT U UNDERDEDDIDNLLRHA,

USE III U GO ON FORMIGUILDING CODE
TH ANI A MRUS BUD RrHPWN ERGOT, w�3B)
N HxBTALLEGGSHRRaGE3HLLBEDdECTVERSNLEGWMBNBTHUnPRIXLGNENBEcnW.N RE6MATERI BCOMPGNERB.NDMNNFA�URRINFORMATIWFpRALLFEATURES.MATERMLS.ADD DdTIdMLREWMWNrsDEDEIXNORA.A HCEMANUAL)TR REPnNNDMITRAxLEMNAFRTHATPARHWURMRELANDT"ERfRR'IEAITI"S SHALL EI RTLEPML,WMPoNERpPMA"AARRDEUHAE,s'u E.NOE aLMY

ADRTRYURE

UN UK' SH
U NF13 GHLEN�'R NEUTI. ITHERAMSE
uN. uGRLAS
RE
17"ROVICE AN ALARM FOR EXCORGAMIN-CEMS NTH SILL HEIGHTS LESSMAN GO INCHES AKFE, OF THE DWELLING THAT �G;UNIFDIa"�A�ERAREolEAREE �°NHIR
NTH EXISTRUI o ,P�oTos IBE:C S,OFY WES)OE xnINGSCNa:I S osUG s. AOPESI�,s,EORSSEUDOM,STKETCH OSM � E�' �a�TNO)� sE0, NYDISCREPANCIES, THE ARCUTECTIBTHEDOLE INTERPRETER E CONTRICT COSEMENIS.

IR HOUR VENT. u N. VFNTIkENG

HJAC HEATING VENTILATING AIR CONDITIONING IS VENTTHRWGH ROIL EssGNGTHe �t. (cecE3ioIXe a'isysc ios jcx A. BE AT LFASr eo AmE mEFLppR N THE BRIDNCRSNOTREpxwED roe O'x(N)Of"�5e2BpsLCNRERNARMEfrt Al. CGINT OLENGSPIN nsHALE WITHavID[G T. coRRATR sxAu worlFrARcxlrecr FR cuRlFlunox PGR TO BIDDIGOF ANr dscuPAJafs BETWEEN RcxlTEcruRL. mscxnxlcuAxDLLRTIcu DRAwwps. MD axuL BE BASED RTHE MOST aruxGERRERIPeMexT.

NpnnrHE-R ITECTRARUN--EDORUNxN-FHLLDWUDRONs,E-Rs,OMISSIaM OR DISCREPANCIES 11 THE URALMNGR, PROJECT MANUAL, OR CONTRACT DOCUIGNES PRIORTO EROSNdNG wrtx HE 3vUROR SHOP FAR
GCAV.nOxs.
rROJEa AXDREss:

ARMY ISLAND, ANAPURT BEACH, CA
g2Rt
DTI, WAHErt
PS OS).PO4W R SAFEtt COVER IN COMPLMNCF WITHASTM F146bt FR PWL S SPA (CSC 31 W SECTION (3) OF 115G22 B IS. CONDEACTURSHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SUFFROUNICUNUAREVI, FREE OF DEBRIS OR HAGARDELS M ALL TIMES. CANTIVUEOR SHALL ING NECESSARY PRE(ANOTIONG TO PREVENT DUST FROM RIENG.

MS RMAGED DUPING CONSTRUCTION DR CLNKUP. ANY DAMAGE i0 EXISTING STPUCNPFS WRING THE CONSTRUCTION ON THE NEW WORK SHALL BE `PAIRED i0 ECUIVALFM OR BETTER THAN INGINAL CONDITIONNT LONRALTORS EXPENSE.

OWNER INFORMATION:

WT(EGBARGUER
NG
W.W.M. WELRD WIRE MESHSTE

RED ON THE S OF

MLE (FA POOL) UP

THE CA E
CHOLER OR fODTXOLGS'MIICX WULGUSUN ACxILDfrvEVGRS OLD ORYOVnGERiO CLIMB OVER (Ill W SISPSCEN6)'u"EPE

1. ALL.REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. CONTRACTOR SHALL PROVIDE PROPERSAEGURDS DOING ALL PHASES OF CONSTRUCTION.

M-TGR TO REMOVE RELEGATE OR"E-NULRE AN"NRSM"Y ELECIGCAL TLDINE WMTEN SAGER, CA OP ANY RXER UTILITY LINES NCOURREDAND A- cmRdwTE MIN WOGS BILL ALL LOCAL UTILITY COMPANIES

3. cURNACiOP SHALL PNUWDE iEMPo1URYWEATHER PRmECTIONTOR PoRTIONSCE THE wDlUcixni BEc[MEEADSEc iDWuixR4NOSHNLL BE RESPousGLE RN mMAGECAISEO BY INsufFICIENi PNmErnON.

COMPACTOR TD OBTAN MITTEN APPROA FROM OMER AND ARCHITECT PRIOR TO ANY CHANCES OR DEVIATION FROM CNTNCr SUM.ENTS.

PAN SiAMMY CANNON
20 RAY ISLAND, NEWORT BEACH, CA
DATE
0 n4n2
q Ut FOR THE SPECIES,PRODUCT, PRESERVATIVE AND END USE INTHE FOLLOWING LOIXHONs. NACOOPRNLF WTTN xfs psT MM)RwaW CHNGENs
MIN CLOSERCITES MsaE MUKU TO �"EOFo"sfo cEaGuO ix cnnwLESPncES as GufxavgreD AREA.-N WITHIx ETURNED Tp THEGENERAL CONTgALrOR. LL PROPOSPLS TOP ADdiIIXNL WORK iO iHF OWNER FOR AVIEW ANO APPWPL. NOWOPRISTO PRWEFDUNTILPN AUTHRI2ATION iO PRWFED. SIGNN BY iNEAPLHITFLTe OWNERS REPRESENTATIVE IS UP I
THE ADUGN cCONTNucnpH IMUMBLY HMNGTv. sRGFII sf WENCN ON METxpps of AcmfIGA HOSE NOTED

REVISIONS
N0. REVISION GATE
E PEIPxEROf TxE BuaDHxc fOuxOnncx.
CXEE(203 MM)FROENPoSED MTXGTROUNDNCPETEOP MASONPYERENOP FOUNDATIONWALLSANDARELESETHAN0 NEEDS ANMX NOTED AN DETAILED.

ALLEDORBRACEDFlXNRES, MILLWORK SHELVES.TGLFTFIMURN,ANDACCESSORIESOPB MHEPHRMS DESCRIBED IN INTERIOR DESIGN AND ARCMITEGTHUL GIANGS. BLOCKING SHALL BE CRSTRUCTEDTO SUPPORT THE IMPOSED LEAD. 31, ALL MANUFACTURED ARTICLES. MATERIALS AND EQUIPMENT SHALL BE SUPPLIER INSTALLED. CONNECTED. ERECTED, USED, CLEANED AID GENDIETIONEGAS ARECTED 81 THE MANUFACTURERS AND REQUIRED BY CODE, MM)RiOWPSW,sIDES NDERsp'x IXTEGR BuSORY DRCNRETE WALLS XAWNC CLEAIMNCES OF LESS ixaN trzl (162MM)SiROM iNFSHEATHGROUS NDLE 9iXAN2MLHE5(51 ME)"MFG OUT VFR 1 HAVI FROMLLYCCNRFTE STEPSPTORCH S'LPBSES ilp SLABSAND SHMIVN NOROANTAL SURFACES EXPOSED i0 THE WEATHER. . cDRN.RSINLLPRUVIDEULNICls.xI-INRs,sUPP-$ HIMMINc, fuRXPATCHING, ITS fRTHE PRRRIusiALuiION Of SUCH lTEMSAS DMEciN ev THE MANVNCiuARs.

CONSTRUCTION PRWRESSFSA UP I OF ON MAANDNEVIEWERTR COMPLFTEN AP EACH REAND I SEEUFF'ONRFUUFSi. ECONRUCTOR SHALLMAINTANACRPENTSET LIMPAN NUMPLEGATH GAUGE PECURECT THE SENTRAYSTO SHALL .1. TO ME ANNESS A COMPLETE SET OF AG-RUILT CIVIL, LAGGREAPE OT ASBUAT DNWINGS AND SPECIFICATIONS INFORMATION SHALL BE PECORRD BY CONTRACTOR ALL CARPETEDARIVE CLEAN ALL FLOORING. WLLWORK LIGHT FI%TURFS. CUSS, ETC AND UNLCVIRAND VACUUM OUTALL MECHAMLAL UNTIESAFTERTHE CORK HS COMPLETE° AND TIE IUIIING S1111S OR FRAMING MEMBERS
STEROicMCPso° IDA°-D:xAEL NOT

EX LED ow UUVEw<LMALL ENGTH nvEw`MATEERM�FI'ruW:HunTwGER _ RE I�EE`E"r°WIR'nM oaEn uGs`IEE EDEa i�oHl°ic �ouDIXR`sAN_ "w:n:ows), tD.HM RUM fRCNUR HxLET, AND 3.f-Exam PNRRTr uxE INETTD uscxANCE UNTO A I Ne IS ae(cGnO BO2.2.N IF DRYER LOCATED IN A 1-PROVIDE A MIN.ITS SSUH OPENING I THE cLOAET DWR. CENG .n

ARCHITECTURAL

GENERAL NOTES
T-1.1
18-42
(A' ABBREVIATIONS

B I GENERAL NOTES

A CONTRACT DOCUMENT NOTES

=.OF.1.1�E=B BEACH
RT E EP _NT rs
=Rll
Ilsaslunamo

CONSTRUCTION MINIMUM REQUIREMENTS
— W.-I
(C CR; 2111cl aeajeal
an au true eygyl¢q�mu N
Eam Irne (C., —I
IaIGRG
II IS,
mpeMorc

RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS

1. O
CITY POR _.MD.=I..K T —T NF POMENT
A
C. 0.
2019 CALGREEN - RESIDENTIAL

MINIMUM REQUIREMENTS
A-- —E-
11 M.—

CAL GREEN - RESIDENTIAL MANDATORY MEASURES

BRANDON ARCHITECTS
151 SMMUS DRIVE, SUITE 3-1
COSTA MESA, CA 92626
714.754.400
INNNIV.DIRVOIDONARCHITECTS.COM

PROJECT STATUS

SECOND CHECK
PILMI CHECK NO.

M2022
I-jEIT-.TAa RR[AN JUNIF
Lu
Lu
0 us
Lu
0 CD
PROJECT REDEEM:
�O BAY ISLAND, N—RT BREACH CA

2.1 OWNER INFORMATION'
DAN& iAMMYGANNON
20 W ISIANO, NDSCRT BEACH, CA
RATE
—2

REVISIONS

NO, REVISION DATE

SUPPLEMENTAL
DOC. & NOTES
T-1.2
18-43

cry, munry, or city emumunlry a .p«�da�n Sm1Ikw,O,mi. m mlua alone g emm.nd,mnmre,mve�°I mee,baaren ask �, anerebon in«ea,nue call oseg�o �eeJarOiea,volume,«sire. Thermmremema,nall apPN oln andorvnuin ue specmc area dlm eeelnon orallerell«. ue aeeuonw am pumbing nxruro v:m.rer-
abm.
ewmwnt. Sw Cml Ccae Sema ttOtrea.t, el seq., mr1M emmma of a ru«..pliant qum�bing Tremrc, rypec W n men ose oulbingcanaMnM ana mlr'r'ie impmamanarn'nem GS.III me pmvkbre oMneNlauel,ecuore oICALGreen may ePplym other lowase realaentlal wlleinga nlARrlse wnionappiestllF, lown'wand M1pnri wl`bullanlgcw,«0a�nwvnli be a^wtl, ro irmlcMe wfierene section applies ap«n'gllymlowaw only (LR)or M1lgn.nea sly (HRI. Whenror ocmpancy. CUPANCYBUILOMGS. In mixes occupy cy bola ga sac portion olabuiltli gahall compvmrn lase spec mgrea bw sing measures appigbleae«n EVM=amerdmoxa:bu.MI,S All
a ane Gemmnnm GevekPmen,
saf ty

RESIDENTIAL MANDATORY INIASUFFS
The loll y -are aefi.11. enapmrz(anaare mdweanere rocrelerenceJ FNNEN
ape y g aOl9et P tmalenali, mwor aimilarmatenal nap. In me twin olmG mmm,n g minimiz y enlace an lase area
4 All
w g w N. Prgeaa wnlcn aisturbleas man one acre ,soil ana are nor Oandalerga common pkno me mllmnng meawres shall be implememea re prevemnooemgof.acentp_. pre I. vemnem inn ana retain doll mrwiro me eosin rsaleraa g unnp consbuvmn, ens« mnvayeeroapubec era naage sysaiem�«Ilmuon po,m gullerorslmbn elsposal merem,xateranall be mreree ny use dabem aye m. xank Oro

3. Compbancewltnalawiulry enacmd slonn.term g moramance.

Exception. Al
mm
Aaa^ne IEv) cnargm9 new pi p
ror e6.4.310,«nita,utura inllon ane u
ry Elecldc vehia pE, 9 p ent(EVSE) anall Mlr�anlNa In acwtlanq awM S. Cel01om5 aEfecmoelOCme, AMdaA, 1ex E.
moon g y s1 CV -Iii mrreswaare ere sal rewime bw p one ar more dmefall g a. ne ubllry ame coslm lase nomewvner Oahe ae eo«eby mere loan 5400 h0pe E-Iiiuy y mslmavre g « menu anrm y ealrm.emrsaa.b nmlNro mt(mm emv).Th11
bps Is provmeqP.,.H.�nslilanneanaempreminlrmumceeamerea 1-hf iI 1pe s�reaervetlmpwmNlnateAaWn dot p a". emummprelective tlenw cpaw(s)recervetl l« full. EV CM1ngiy as "EV CA «. y hall pareenldlmtdalnamb rdpa nga « mabaAmngalle, m m m,R allPeadmi Ill.
ame vemme rey Peas (CV P�1i °gip a PP g reEvSE. Gmwlallm,l«ne rep enamberd p ,shall ne mom p ne nearear wbiliryantl capacllybrmalimtiy mture EV cM1argina
q m.�ng,p.ae(EwaP� )I.cMlan,.wmnllwe«manmahallmeknnelagll«dpmPweIVwamawharemmm.naw mIy P mam�rwe col lmmelnnemmman,e mingaream,nallbeavaaaNefnrwbyallremeem.

Eaa.ptian: Glenna vemae darAinA alanwa aengnee me mnaamm� m mmplaae can ne Gomm„ miming G.ae, Ghapmr„B, are nd real Nd.. Cleo-Vehmle IIII eon..e i pull.ho g II ilIm mmpywNH LI CNP/ -W,, GAM enapn„S.

4.10eA.-M«1nc wmcmm X.l space(EV IF eim.n.ion.. Tha EV cpaq IIII. swig-m-I min the ASINng:
1e11-mfi�'�1
pmwetlnamm,mam tlmafineEgwagw,xf11(33ICS
hawanEmdR430min) deminimumaim..AS.ad(15x4m.)Wl inimammaNmall1.NRISI . 6aaeq ap rn, p anarneakl.,nallnd.xq.e,�mly.red.Im43u.kmmm�ml(zR53P.m.m,mq,mwyeiremm.

IKKm m.Th a n'hme eubanel shall prow�.capa`cirynm`iinsmlia 40 mperee �nirnum a.aomea breech arewtand spacels)res. atls.sperm'il memlmoan 1.b1nrecn arc�p'ovacu Trani prormme tlrvanwaor ultlpM Ev spacearewiree, co
consbunon a«umenk shah stile pmnae im«.anon on ampemee .!!inure EVSE, rece.yrwuoa(s)�vn�nng ecMman�s eM ekvmrzl lone ce�eulations� o verirymdme electrical panel ABLE in acmraancewu tie cabmmia Emdncar ccee. tin alrectorysnall men0ryne ovemummtpmt«fiw aeviq xpaq(m reeery snelAaemry II locaeonaoll a EV p.11 � �a mane oasts ane motels shall p.l. Ev spaces cepanle elsuppoaing 11.Irsmlla0on 1IVSE. The conahuctlen eeamenls

2. There is no regwrememmr EV aortasIn m wconebunetl oravailade uml li EV m And`ep«irywlaci'rig furore EV charging.

N pmntletl mrall rypeadmrking mcililiea in
- AND OVER 6 PENCENT' OF TOTAL

4.1o6AS2 ENebm wmekc riS p.w(CV Ill SITNII. a.Th. EV apacw anal) be awig.tl mmmply veu Ica Tdl ,F z. Tro mwmam I. of each .- shall be s met C-Il.)
a100.4.3A Mull EV swces re 1.d. When mumpie EV w«es are reguiree. tie EV spaces 11 awibinee In acmreacea vi11-—4.1. 4.zA A.3, qew fornerndmerna antl en CvSC, when lnampM.aNllc pv nlne acew.ibiliry

42.., SCOPE. -Ih. pumoaea d manemory«.rgyIre Cli-la E-R,C mmuwon inn -moue m ae«1 magmry amngma.

D FITTINGS. Plumbing fixlurw (.rerdcsela antl unnalel antl fil0nge (motors antl amwarhwtls) shall «mplyen me Omgrtywanallwreplaced Mn.mr.mnsavlma tomb 05.CM
nonwmpnam plumbiy luu elrywsdresieanu(m bubafngs`aXectM antl omermmnetenaamem aamsui ng spa nt. ee rve Catle Sema 1101.1. e1 seq.. myths tldinniada ntl U.S. EPA walersenaes Ifig0m Mranx.rym ra en.� noses shall net excess,. g p urn. Tanmrym ter no,ek snort becemllmm p rmance cmm�ad p nl by mac anw.er
re1e d Irvalory Taucem inemlletl in ammon antl sett uw areas (wmitle d Awllings or sleepy3 nu)mIsmalml bmleiys snallnd axc«e ass parmlwmn
e y g g P rec y poraeryincreaw ua 0wamve ue
NRI

TABLE - MAXIMUM FIXTURE WATER USE

FIXTURIETYPE

I- RATE

SHOWER HEADS (RESIDENTIAL)

1.8 Gpm®III Psi

EIS(RESIDENTIAL)
r 1.2pM® py81
PM ® 00 PSI

KITCHEN FAUCETS
IS PM ® 00 PSI
I.- OUIDOON WATER US'
mmpyxmm a«aI wlereMdenl lamsgpe erelnance ortnearmor ceommia p era of Wamr Resom«s Modal war. EMclenr Lanaegpe ominangelMWELO)tutilena�.aisa.are avingem NOTES
Inclu g ==I
alculalor.areaailablee rwe(MNELG)k locemelnne Cm?«da CWe Regumfioru. Tine 23, Cnepmrx.], pvlaion x.MWELo era wppomnp aawmenta. rmen y g Ill Pe - 11.... money. cancrele me ry ammllar mamas a«eptabnlge bore ram g g y enorwalls shall be preleclee ageinmma passe CONSTRUCTION RRIECTRII, INIP AL AID -YOUNG
Exceone: A
RN9
nejmdm, m tlotls eevalopea by work. All I«aI agenmes atlrversiLn orregcle Iaclibes capable elwmpaance.11 ram imm do nam«am,axinar ere nd beam

3. Teng yin.. exeapuonamlm requiremems duns s«eon wean isommajobsnes are localetl in areas beyond the haul bounaaees ofue aivemim,aciury qan smllen,pen In ,III Item, l rmog S Tne conawmen.am ma g ba uptlateCtl a, neces,nyana shall be avaimble aunng condmrnon mremminmicn by ne anfomng agency.

Mem0yna iwwalyw remsyc .NIfAu uw«cala
Ngw necou aor ea lsinaeslreamj. a
a nor eM
eennN can

4. 5. Sp«itynalne amount ofcenceuwa antl aemolaon.ste mamnak arvertea shall be gmmateckoymveiagm orv0lume. cal nd by boor.

1. Nor.TM1ea«.« orol«olracl«m ye men ke tmrtt dill-ribon a Naaaiue ne d.-.I, n.me malenalc rll ba Gv«t .......

K..comp
4ARSA WASTE STREAM RED -ON ALTERNATIVE RR). I—norg IA, amml mmbinea.igmammwc0a and-K. diapoead Olin lulls, vnlcnr asceeex«o ac Pe aTSEANN DU baud TERHAIll,allmenrol esting....aeI eembinee wEll dmnaumron am aemolluon.. III d In lanamla, vnlen e� Nd.a eablammGreanBnedy6laneamaGme(Ra�eenlia9"laaletlatwawme.a.grvieALGreen.hlmlmeYbeawemawimin as a "U1n' o ntl
x. M�xee inns morn ane aemobban ee rk (GAD)Pmmaanre nan be lnaalee hue Gal -a Depamnenl nlRe,wmea Rmynmg Re cry (Ga R«ynel. c SPaw gaaa.re.reanaanhllwa.

3. Ira«mabawmlocal�`1i_i„.aamrantl,aal.reaave,pre"eereanmelmtlammelwrretlugreaoa�aanaamplion inaatlmgreaydepagrem,antlla ,g nroaP«fi.navaepgfi.reregaireebylmamnmingagwny.,nkmea. "".'RECYCLING IWOCOUPANTS.
ream nor ,.rv.> all baLang, ap n.
.a-d-lid-C-11I EV rulalawmeel alaw«(u�lN enaaea l«al recyairng,mina«e.rtmore redmtive. recycong, inauamlmaminimum)pap«.mmgama camboam, glass. pMmoc Oman.

E p .0. ) elcben, III mend MINN ,«use p in vudm aesoume, Ceae s«Lan 41641.11 IKSXA)n eq. are rare regmree 1co pv 11 C wsm The N.l are aenratl In cnNsrer z (ana ere lnau ,II lwrem nceJ AGNIFIBER Cie. Agimmr p-Iii -hide ewammm, maMoam, most cubmal«antl daorarw, not indutliy ITimre, fixlurea antl equipmem (FFBE) nd w«ad..d w -illyRbab.m. "compgne woe pmdp-IRA nor toques
M1amboartl.s V=DprywoL.Csbuclurel pa9 .. smrIiAll wnp«ilaelumba oaieme�tl strand"boom guetl lame� dti-,,«afabhcamtl vwctl I KIRA «M1'ngmllumber, sll as MAXIMINAMbREMENTAL VT'(MIR). Thei.u. yein-I. mono lcmwtl byatleingamnpcuntl m IhV"Caw Reactive Orgarec Gaa(ROD) MilP., Ph Note. MlR values rorinarviaual es ane rgg..(SIII
wnsoNenk ere sp«ores in CC0. True 1l, 8ecllcna 9a]00 era 9aTG,.

NORTURECONTENT.♦Mwg dne.rerm IVVI se P ge d H.Iiis drM ovan.aryw^m.

PRODUCT wEIGxTEO MIR(PWMIR). Tne sum of all.igntea-MIR .ran ingreeiente In a pmwa aubievim tole article. Tne PWMIR lane tool «Ostia reaaivM expreacea m nunerx p re. mess P ma ryplc Y mnnyareg ntl Y I oygm, nnregen ane dnw elemenm.sm eeRrtie,T, seceon g4s05(a).

Bregaw anau ba a siren -vans awmaaombunron ryp,. Anv iremlma woemove «palm drove shall mmpNw(u u.s. EPA N. sour. Panaimanw rGmEHhsp era ane shell nav m ahem ladq lost g y cemlma romantic emlwron I... VWVV n,.1.1 slaves am rep asnall also campyv4 yrp teem local cra�namw.
pse tic, sneer mewl or dnermeuoes amepmblemueenrorleing ageYtollrceumce'ne emoumwrenierteus orleeensrwen'ienbmeY enmie'rue synemom p ell be mveree cal pet minks uses on eprgem snort measure req meek erinelouo g neama unless more g Iecel or ego ills pa upon Ora quality anmeaggemanl nelnn ruleswi Ru
appy
9 ry
a Pou as lcmorem lw eurylene avicnecatleb merM1Nane cmanae�wrchlpwae nNane antl 9u mclommnykrwl ems cepmr ne aeresa prewar, as cpecmetl in Subceaun x below. es tin k ne ane c.sj cn wmgydxu erregwremenm.mdumng-hiltoisonuwdceeamlmo `apgyITn dairy cem9ngsacatwo ealMMRlistetlain Tame a.5D4.3 shalltw n¢cuVng -.I -CM- Al
Rewurew Boam. Suywme Canwl Measure. anelM c«resmnmy Flal, Nonllat cr Non0m41gh GI«a VCC Lorain Tade 4.sw.3 dull appy. 4A wohieie 5s1(e)(1)ane HX1of oCmimmie Cade d945Na blmns, To"i11ar,11. minors u�ngcwi sing

31.am in areas uneerlMmnaecbon of lase Bay Al. Av Oualuy aAlaagemenlD ntl aaa0ionallyammgyxuM1 newmat VOC by.igM1ldpretluc41im0sd Ragulalia e. (LESS WATER AND LESS EXEMPT COMPOUNDS IN GFDW TER)

CARPET PAD ACHESIVES
WOOD FLOONING ADHESIVES 1.

CERAMIC TILE ADHESIVES IS
MUI_TIPURFOGE CONs1RAK7hON ADHESIVE TO
SINGLE PLY ROOF MEMBRANE ADHESIVES s.

OTHER ACHE -Es NOT INTED

OPVC WELDING
ADHE.IVE PRIMER TOP PIRTI. I.

CONTACTADHESIVE
TOP A THIN ADHE.IVE

MITI, TO META,

PLASTIC FOAMS ED
IAL q K.ET WGI
WOOD

MANIMEMI FORMALDEHYDE EMISSIONS IN PARTS PER MILLION
. PLYWOOCI COMPOSITE GORE
PAR71- BOARD
MEDIUM DENSITY FBER DII
Dlvl5lDx 4s ENVINGx ALGUALITv(«ndn-E)

4.5p4.3 CARPET SyBreMB. All gronirelallee In ne wgmy inme.r,hall man Immany ana pine«I reP�iremmk do meal ae d ne,dlaw a10em�o, �so a b p`�no®ao"o g�eng ntl Evawaopn prvdaala orgy m cnam�aa Em�wmna cam Imw« 15a4.4 I
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BRANDON ARCHITECTS
151 KALMUS DRIVE, SUITE G1
COSTA MESq CA 92626
714.754.4040
WWWBRANDONARCHITECTS.COM

PROJECT STATUS

SECOND CHECK
PLAN CHECK NO.
01932022

PROJECTCONTACT

BRIAN JOWETT
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PROJECT ADDRESS:

A SAY ISLAND, NEWPORT BEACH, CA
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OWNER INFORMATION:

LAN S iAMMY CANNON
20 RAY ISLAND, NEWORT BEACH, CA
DATE
ESh2 2

REVISIONS
NE. REVISION DATE

CALGREEN

STANDARDS
T-1.3
18-44

LEGEND
AC

ASPHALT PAVEMENT
ACU
- AIR CONDITION UNIT
AD
- AREA DRAIN

CONCRETE SURFACE
BS

BOTTOM OF STEP
DO
DOEPB
- BRAIN OUTLET

ELECTRICAL PULLBOX

GRASS SURFACE
FF

FINISHED FLOOR
FFG
- FINISHED FLOOR GARAGE
FL
- FLOWLINE
�i
WATER
FS
- FINISHED SURFACE
GM
- GAS METER
ICV

IRRIGATION CONTROL VALVE
NG

NATURAL GROUND
PA
TS

PLANTER AREA

TOP OF STEP
TSW
- TOP OF SEAWALL
TW
- TOP OF WALL
WM

WATER METER
()
- EXISTING ELEVATION
- FOUND MONUMENT
Q
- SEARCHED, FOUND NOTHING; SET

NOTHING
$T.S.M.

TEMPORARY BENCHMARK

SET ON A IRRIGATION CONTROL VALVE
ELEVATION = 6.92 FEET

NEW OFT
BAY
BOAT
SLIP
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TITLE REPORT/EASEMENT NOTES
20 BAY ISLAND
NEWPORT BEACH, CA 92661

NO TITLE REPORT PROVIDED

LEGAL DESCRIPTION

REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH
COUNTY OF ORANGE. STATE OF CALIFORNIA AND IS
PARCEL 20, BAY ISLAND, PORTION OF LOT 5, SECTION 34

NEWPORT BEACH, CALIFORNIA

BENCHMARK INFORMATION
BENCHMARK N0:1 E-116-99
DESCRIBED BY OCS 2002 - FOUND 3 3/4" OCS
ALUMINUM BENCHMARK DISK STAMPED "1E-11fi-99",
SET IN THE NORTHWEST CORNER OF A 5.0 FT.

BY5.0 FT. CONCRETE CATCH BASIN. MONUMENT IS

LOCATED ALONG THE WESTERLY SIDE OF PALM
STREET, 110 FT. NORTHERLY OF THE CENTERLINE
OF BAY AVENUE AND 21 FT. WEST OF THE
CENTERLINE OF PALM STREET. MONUMENT IS SET
LEVEL WITH THE SIDEWALK.

ELEVATION: 7.587 FEET (NAVD88), YEAR LEVELED 2015

BASIS OF BEARINGS

THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE

CENTERLINE OF ISLAND AVENUE HAVING A BEARING OF
N16-32'02"E PER R.S.B.183/4546.
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pC�C�4�OG9 �34
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(35,62)

RIDGE EXISTING
PARCEL 19
(7.57) (39.06) BUILDING (8.12)

FS CHIMNEY TOP
(8.69) (7.11)
W
(7.51)

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(7. 10)
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(10.34) LOT SQUARE FOOTAGE:3.622.65 SO. FT.
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BUILDABLE SQUARE FOOTAGE: 2,289.51 SO. FT.

FS �(10.36)
FS
a

EXISTING
BUILDING (30.55)
SEAWALL i i i T74
12 (10. 60) 1 RIDGE
NG

7.73 i i i
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7,71) 7.69 (7.61) PROPERTY
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Fi BUILDING
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FS LINE
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PA
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(8.64)
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FS
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(7. 11) (7. 19)
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(7.11)

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(7.75)
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SURVEYOR'S NOTES
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SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY PAULDERENEWALDATE12131/22

ICENS ENEWALD TEE DATE

LICENSE
w

IEWPORT
CORNERS OR OFFSETS BEFORE STARTING GRADING.
y.
n o0uix��,L
F
BAY
PLEASE CALL PAUL CRAFT @]14-088-5008 TO SCHEDULE.
<' NUM ?
D y1 a2
s'�oFlcpxlFoe+

STATNOTE STHATTEUSEF THE CALIFORNIA BUSINESS WORD CERTIFORCEANDCATION BY A CODE BY A

LICENSTHAND USEOF YOR IN HE PRACTICE OF LAND SURVEYING

LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE

PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OTHER SURVEYING w
N
r

PROFESSIONAL OPINION

SION OF ME THE SUBJECT OF

DOCUMENTS THOSE FACTSCONSTORFINDUTES NGS WHICHME THE
SHEET
NO.

CEGARDIATIONA D DOES NOT CONSTITUTE A OR

CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED.

A
A
IF
18-45

DIIOA-431RIT
BEFORE o DAYS BEFORE
ALERT
vOU DIG YOU DIG
TOLL FREE CALL 811

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 700 AM TO 6:30 PM MONDAY THROUGH FRIDAY, 8:00 AM TO 600 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 I0-28 OFTHENBMC.

6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.

T PERMITTBE 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,

TT 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.

S. 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.
]. 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. AT 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
20 BAY ISLAND
NEWPORT BEACH, CA 92661
APN: 048-040-02

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.
]. 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 APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE, HUNTINGTON BEACH, CA. PHONE: 714 48-5006.

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 CIVILSCAPE5 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 V 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. ATTHE 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.

IT 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. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE.

19. REMOVE EXISTING NON- GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB, REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.
20, REFER TO 501LS 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 BACKFUL PER MANUFACTURER'S INSTALLATION INSTRUCTIONS, ASTM D 2321, AND SOILS REPORT.

25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED. 26, CONTRACT OR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFY

ENGINEER OF ANY DISCREPANCIES,

21. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A

MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY.

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 15 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.

CC&R'S

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 15 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 LITERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100%OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 1424020 AND 1408030).

SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE

TO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THE CONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.
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.
6, ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED

IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAV ONTO THE PUBLIC RIGHT-OF-WAY.

OWNER ARCHITECT

DAN&TAMMYGANNON BRANDON ARCHITECTS
20 BAY ISLAND 151 KALMUS DRIVE, SUITE G-1
NEWPORT BEACH, CA 92661 COS TA MESA CA 92626
114./54.4040
rivii FIMMKIP R
CIVILSCAPES ENGINEERING, INC.
23272 MILL CREEK DRIVE, SUITE 130
LAGUNA HILLS, CA 92653
94946,F 115
WILL@CIVILSCAPESCOM

SURVEYOR
APEX LAND SURVEYING, INC.

HUNTINGTON BEACH, CA 92646
T 4885006
ap.IMI,c@gmaiLm
NOTE:

SURVEYOR OR ENGINEER SHALL PERMANENTLY

MONUMENT PROPERTY CORNERS OR OFFSETS
BEFORE GRADING.

VICINITY MAP

NO SCALE
rWF:F:T lMr)[:X SITE DATA:

Cl TITLE SHEET SITE ADDRESS: 20 BAY ISLAND, NEWPORT BEACH C2 GRADING PLAN A : 048-040-02
C3 EROSION CONTROL PLAN GENERAL PLAN LAND USE: RM-D MULTIPLE RESIDENTIAL DETACHED C4 GEOTECHNICAL NOTES ZONING DISTRICT: RM MULTIPLE RESIDENTIAL COASTAL ZONE: YES

EARTHWORK QUANTITIES
RAW CUT 15 CUBIC YARDS

RAW FILL BE CUBIC YARDS

OVER EXCAVATION ELL CUBIC YARDS
SHRINKAGE 5%+ 15 CUBIC YARDS
NET 80 CUBIC YARDS (IMPORT)

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 PROTECT
ENTITLED: GEOTECHNICAL INVESTIGATION
FILE NO.: BA3171
DATED: TUNE 15, 2021
FIRM NAME: EGA CONSULTANTS, LLC
BY: DATE:

ENGINEERING GEOLOGIST

SOILS ENGINEER

REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION

EGA CONSULTANTS, LLC
375-C MONTE VISTA AVENUE
COSTA MESA CA 92627
9496429309
CONTRACTOR'S NOTE:

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DATE 5/18/2022
SHEET NO.

CONTRACTOR SLAT, USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TO EXCAVATETO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS C1

PRIOR TO STARTING EXCAVATION OR SHORING CITY STANDARD FORM CAN BE OBTAINED AT: CERTIFhtpF/IED
DELIVERY IS REQUIREDgv/hgme/shgwdgcument2id=1]395.

PROOF OF CERTIFIED DELIVERY IS REQUIRED Al THE TIME OF PERMIT ISSUANCE. 18-46

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7.56 'SLABS ALLBE UNDERLAIN BYA MINIMUM OF 41NCHES 3j" (MAX) LARGER GRAVEL OR� (MAX)STONE PER CRCR4032 CONTRACTOR SHALL REFER TO

ARCHITECTURAL AND STRUCTURAL PLANS TO CONFIRM DEPTH, THICKNESS, AND ELEVATION OF FLOOR.

6.92 V
LEGEND

CONSTRUCTION NOTES

TOP TOP OF SLOPE
O HARDSCAPE PER LANDSCAPE ARCHITECT'S PLAN.

TRW TOP OF RETAINING WALL

FF FINISHED FLOOR ELEVATION
O2 DRIVEWAY PER LANDSCAPE ARCHITECT'S PLAN.

TG TOP OF GRATE

TC TOP OF COPING OR TOP OF CURB
Q3 PLANTER AREA PER LANDSCAPE ARCHITECT'S PLAN.
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FL FLOW LINE
HARDSCAPE IN DIRECTION OF NEAREST FLOWLINE.
(

FG FINISHED GRADE
© FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIRED �.

GB GRADE BREAK
JOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND SACKFUL PER ASTM D 2321 AND SOILS REPORT.
zL* I S (8.80

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2 INV INVERT
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OO 4-WIDE NDS TRENCH DRAIN WE LIGHT GRAY GRATE.
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CONRETE HARDSCAPE
QD CONSTRUCT FLOWLINE PER DETAIL HEREON.

PERMEABLE GRASSPAVE25URFACE
11 CONSTRUCT PERFORATED PIPE AND GRAVEL TRENCH WITH DIMENSIONS PER PLAN AND PER DETAIL ON SHEET

7.61 1 4

PROPERTY LINE AND LIMIT -OF -WORK
"
2 PROPOSED WALL *+*

BUILDING STEMWALL
12 IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD-502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.
v OPEaiv uNE
EXISTING ELEVATION; CONTRACTOR SHALL FIELD
(1026) VERIFY ELEVATIONS PRIOR TO CONSTRUCTION ***
©3 FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.

PR POSED BRICK HARDSCAPE
i0 ATCH EXISTING
1 AD CENT BRICK WALKWAY

OR AND REPORT ANY DISCREPANCIES TO
102fi CIVILSCAPES ENGINEERING

REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITYOF NEWPORT BEACH STANDARD DRAWING STD-406-L.

PER IS ARCH. PLAN 1 FSARCE

WQMP NOTE

ANY CHANGES TO THE HARDSCAPE/IANDSCAPENDICATED ON
* * ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE ']6

AREVISED PRECISE GRADING PLAN APPROVED B, AND MAV
PERFORMED BY C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN BS ].21
TRGGERAWATER QUALTY MANAGEMENTPLA.Y7 ON"T'NT

WITH THE MODEL WQMP EXHIBIT TH
LICENSED GENERAL ENGINEERING CONTRACTOR.
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** * ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE .t)FS EXISTING
PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED

BUILDING
GENERAL ENGINEERING CONTRACTOR.

PA
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TRENCH AND EXCAVATION NOTE
PLAN
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1. CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5'AND FOR SHORING 2%MIN. 2%MIN.

FS DECK /)

AND/OR UNDERPINNING,

2. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THE

GEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS

AND HARDSCAPULANDSCAPE
`` R�
\`�

DURING REMOVAL OF SHORING,

PER PLAN

FLOWLINE DETAIL
io SCALENO
30-DAY NOTICE TO EXCAVATE

SHALL, USE THE CITY STANDARD AV NOTICE OF

INTENT TO

AC'CONTRAVATECTOR

BY CERTIFIED RI

EXCAVATE'TO,NOTIFY OWNERS BY CERTIFIEDMAIL DAYS PRIOR TO

STARTING EXCAVATION AI
SHORING. CITY STANDARD FORM CAN BE OBTAINED

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HYDOLOGIC SOURCE CONTROL HSC-1: AREA DRAIN DETAIL
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OPATENT PENDING FOR NON- PROVISIONAL DESIGN I THIS DETAIL IS PROTECTED BY COPYRIGHT LAW AND THIS DESIGN SHALL NOT BE 3C76fi9B✓ s USED By
ANY THIRD PARTIES WITHOUT THE EXPRESS WRITTEN CONSENT OF CIVILSCAPES ENGINEERING, INC. /�� /� JOB NO 21046
DATE 5/18/2022
SHEET NO.

C2
SHEET NO.2 OF
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ENGINEER

SECTION A -A
\_EMPOA'1 SLOPE

TOVER-EX
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-EXCAVATION LIMITS PER J�TOOVOERAEX I.I SLOPE

OHNICAL RECOMMENDATIONS
AND TO BE VERFlED IN FIELD BY SOILS

ENGINEER

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TO BE VERFIED IN FIELD BY SOILS

ENGINEER

SECTION B-B
MILE Y-1
PER GEOTECHNICAL I ill- - -ill

RECOMMENDATIONS
LANDSCAPING OR PAVERS - 1 NUllIE RR201

Y COVER MINIMUM I OR APPR BASIN
QUAL
III CIA. PERFORATED PVC DRAIN PIPE

W/ PERFORATIONS AT BOTTOM
2 5' P

COMPACTED BEDDING
o0 3/4"CRUSHED ROCK PER MMENDATIONS� 4 RAIN RECOMMENDATIONS _WRAP SIDES AND BOTTOM OF
TRENCH WITH FILTER FABRIC; PROVIDE
�PER � II 4. MINIMUM OVERLAP AT TOP OF

PLAN TRENCH

ERFORATED DRAIN PIPE AND TRENCH

NO SCALE NATIVE OR RE COMPACTED SUFFRAGE
®NDS SPEE-D BASIN DETAIL

NO SCALE
M

EROSION CONTROL CONSTRUCTION NOTES
N
O INSTALL GRAVEL BAG BARRIER PER CASQA SETS AND SE-6
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© INLET PROTECTION PER DETAIL HEREON
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T CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITH CASQA BMP WM-8.

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0 2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 401.

3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING Z)'-
Z (' Lo
Z
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AN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM ExHIT

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 (.) Z
N Z
O OF ai
N g
STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF.

W
g2 (MIN.)BADS
Q .

TYP. SECT. TYP. ELEV.
/ 1
DETAIL
J

OGRAVELBAG

NO SCALE

TEMPORARY PVC PIPE FUTURE ROUND GRATE

EXTENSION FOR

EROSION PURPOSES TG ELEV

PER PLAN
ZWZ

PVC PIPE DRAIN

PER PRECISE

GRADING PLAN

NDS RISER
J Z J
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NO SCALE
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REVISIONS
NDS #66 - 6-DRAIN RISER PIPE (LENGTH

AS RNO PIREPPLAIN DI) ORAP ROVED EQUAL
)RAI
ER

CIAMPS AROUND RISER PIPE (NP)
Qp0FE3S1
PROP. EDTOING 6-INCH PVC RISER WITH y�SNM D'q0/
< DOWNSPOUT INSIDE RISER PIPE i
3 C ]6fi9B
—DCUAL UEHED VIEW PE% TECHNICAPPROVED 1
EQUAL (REVIEW GEOTECHNICAL DRAIN PIPE PER STORM DRAIN PLAN L1

RECOMMENDATIONS IN THE SOILS
REPORT TO VERIEU JOB NO. 21046
DATE 5/18/2022
6-INCH ELBOW 1/4 BEND
SHEET NO.
5 DOWNSPOUT CONNECTION DETAIL �3

NO SCALE
SHEET NO.3 OF
18-48

minimum of 5 inches thick (actual) and reinforced with No. 4 rebar at 12 inches on center in both directions. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab.

5. Dowel all footings to slabs with No. 4 bars at 24 inches on center.

6. Additionally, to further reduce the effects of the thin shallow zones of potentially liquefiable soils, the building slab shall include 15" w by 24" it interior grade beams Ccross beams') to be reinforced with two No. 5 rebam (two at the top and two at the bottom).

7. Additionally, for cohesion treatment of the site sand fills; soil -cement shall be used in the upper 3 feet. To achieve this. during grading — dry bags of Portland Cement shall be mixed in the scarified over-excevation bottoms and into each of the overlying fill lifts. Water via a 2-inch hose shall be vigorously induced during the pad grading operations.

The foundation specifications outlined above will act to decrease the potential settlement due to liquefaction and/or seismically induced lateral deformation to tolerable amounts. The above specifications eliminate the use of piles and associated construction vibrations and groundwater displacement induced by caisson drilling or pile -driving, If the above specifications are incorporated, the proposed structure shall be stable and adequate for the intended uses and the prop= Construction will not adversely impact the subject or adjacent properties. Remedial grading reduces the calculated seismic settlement to less than 1.0 inch in the upper 10 feet (see Appendix E, page 5 of Plate A, herein).

Other Geologic Hazards
Other geologic hazards such as landsliding, or expansive sails, do not appear to be evident at the subject site.

CONCLUSIONS
Based on our geotechnical study of the site, our review of available reports and literature and our experience, it is our opinion that the proposed improvements at the site are feasible from a geotechnical standpoint. There appear to be no significant geotechnical constraints on -site that cannot be mitigated by proper planning, design. and utilization of sound construction practices. The engineering properties of the soil and native materials, and the surface drainage offer favorable Conditions for site re- development.

RECOMMENDATIONS
The following sections discuss the principle geotechnical concerns which should be considered for proper site re -development.

For mat slabs, we do not recommend expansion or fell joints be used Reinforcement requirements may be increased if recommended by the project structural engineer. In no case should they be decreased from the previous recommendations.

Capillary Break Below Interior Slabs
In accordance with the 2019 California Green Building Standards Code Section 4,505.2.1. we provide the following building specification for the subject site (living area and garages slabs):

Concrete building slabs shall be directly underlain by a min. 2 inches of cleantwashed sand, underlain by a min. 15 mil -thick moisture barrier (e.g. -Stage Wrap"), with all laps sealed, underlain by 4 inches of% -inch gravel.

We do not advise placing sand directly on the gravel layer as this would reverse the effects of vapor retardation (due to situation of fines) .

The above specification meets or exceeds the Section 4.505.2.1 requirement.

C_emenl Type for Concrete in Contact with On -Site Earth Material Concrete mix design should be based on sulfate testing with Section 1904.2 of the 2019 CBC (in the event of soil import, soils shall be tested a specified accordingly). Preliminary laboratory testing indicates the site soils possess negligible sulfate exposure, (9 ppm).

ACI 318 BUILDING CODE -Table 19 3 1.1
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As a Conservative approach, and due to the marine environment, we recommend cement with a minimum strength fc of 3,000 psi be used for BEFORE
IOU DiG

TOLL FREE
Eadhwel k
Grading and earthwork should be performed in accordance with the following recommendations and the General Earthwork and Grading Guidelines included in Appendix C. It is our understanding that the majority of grading will be limited to the re -grading of the building pad for the proposed Constmdion. In general, i is anticipated that the removal of the upper 2% feet (plus 6 inches of scarification) within the building footprint will require removal and recompaction to prepare the site for construction. The removals should be aecomplished so that all fill and backfill existing as part of the previous site use and demolition operations are removed.

Where feasible, the limits of the pad fill shall be defined by a 3 foot envelope encompassing the building footprint. Care should be taken to protect the adjacent property improvements.

A minimum one foot thick fill blanket should be placed throughout the exterior improvements (approaches, parking and planter areas). The fill blanket will be achieved by re -working (scardying) the upper 12 inches of the existing grade.

Remedial Gd'na-S il Cement
Due to in situ granular sands, we recommend a minimum three (3) pallets (35 bags dry mix, each weighing 94 pounds and approximately 1.33 cubic yards) of Portland cement be blended into the newly -placed fill. The first application of the Portland Cement shall be placed on the bottom of the scared over - a cavation(s). This option may be eliminated or reduced if suitable import fills are trucked -in.

She Pr
Prior to earthwork or Construction operations, the site should be cleared of surface structures and subsurface obstructions and stripped of any vegetation in the areas proposed for development. Removed vegetation and debris should then be disposed of off -site. A minimum of 2'/: feet of the soils below existing grade will require removal and recompaction in the areas to receive building pad fill. Following removal and scarification of 6 inches, the excavated surface should be inspected by the soils engineer or his designated representative prior to the placement of any fill in footing trenches. Holes or pockets of undocumented fill resulting from removal of buried obstructions discovered during this inspection should be filled with suitable Compacted fill.

Eils
The on -site soils are suitable for reuse as Compacted fill, provided they are free concrete in contact with on-sfte earth material
aettilemien
Utilizing the design recommendations presented herein, we anticipate that the majority of any post -grading settlement will occur during Construction activities.

We estimate that the total settlement for the proposed structure will be on the order of 1 inch. Differential settlement is not expected to exceed % inch over 30 feet. These settlement values are expected to be within tolerable limits for properly designed and Constructed foundations.

Lateral Load Resistance
Footings founded in fill materials may be designed for a passive lateral bearing pressure of 200 pounds per square foot per foot of depth. A coefficient of friction against sliding between concrete and soil of 0,30 may be assumed.

Exterior Slabsonarade (Hard—ee)
Concrete slabs Cast against properly compacted fill materials shall be a minimum of 4 inches thick (actual) and reinforced with No. 3 rebar at 18 inches on center in both directions. The reinforcement shall be supported on chain; to insure positioning of the reinforcement at mid -center in the slab.

Control joints should be provided at a maximum spacing of 8 feet on center in two directions for slabs and at 6 feet on center for sidewalks. Control joints are intended to direct cracking.

Expansion or felt joints should be used at the interface of exterior slabs on grade and any fixed structures to permit relative movement.

Some slab cracking due to shrinkage should be anticipated. The potential for the slab cracking may be reduced by careful control of water/cement ratios.

The contractor should take appropriate curing precautions during the pouring of concrete in hot weather to minimize cracking of slabs.

Surface Dra'naae
Surface drainage shall be controlled at all times. Positive surface drainage should be provided to direct surface water away from structures and toward the street or suitable drainage facilities. Pending of water should be avoided adjacent to the structures. Roof gutter discharge should be directed away from the building areas through solid PVC pipes to suitable discharge points. Area drains should be provided for planter areas and drainage shall be directed away from the top of slopes,
iy,ynx.vma onllnri,n�R „Yon
of organic materials, debris. and materials larger than four (4) inches in diameter. After removal of any loose, compressible soils, all areas to receive fill and/or other surface improvements should be scarified to a minimum depth of 12 inches, brought to at least 2 percent over optimum moisture conditions and compacted to at least 90 percent relative compaction (based on ASTM: D 1557). If necessary, import soils for near -surface fills should be predominately granular, possess a very low expansion potential, and be approved by the geotechnical engineer.

Lift thicknesses will be dependent on the size and type of equipment used. In general, fill should be placed in uniform lifts not exceeding 6 inches. Placement and compaction of fill should be in accordance with local grading ordinances under the observation and testing of the geotechnical Consultant. We recommend that fill soils be placed at moisture contents at least 2 percent over optimum (based on ASTM: D 1557).

We recommend that oversize materials (materials over 4 inches) should they be encountered, be stockpiled and removed from the site.

Trench Backfll
The on -site soils may be used as trench backfill provided they are screened of rock sizes over 4 inches in dimension and organic matter. Trench backfill should be Compacted in uniform lifts (not exceeding 6 inches in compacted thickness) by mechanical means to at least 90 percent relative compaction (ASTM: D 1557).

Geotechn cal Parameters
The following Geotechnical parameters may used in the design of the proposed structure (also, see `Liquefaction Analysis" section, above):

Conventional Foundation D-ii n
Structures on properly compacted fill may be supported by conventional, continuous or isolated spread footings. All perimeter and interior footings shoultl be a minimum of 24 inches deep (measured in the field below lowest adjacent grade) and a minimum 15 inches wide.

At this depth (24 inches) footings founded in fill materials may be designed for an allowable bearing value of 1,750 and 2.250 psi (for dead -plus -live load) for continuous wall and isolated spread footings, respectively. These values may be increased by one-third for loads of short duration, including wind or seismic forces.

Review of Plans
The specifications and parameters outlined in this report shall be considered minimum requirements and incorporated into the Grading, and Foundation Plans if applicable. This office should review the Plans when available. If approved, the geotechnical Consultant shall sign/stamp the applicable Plans from a geotechnical standpoint.

PRE -CONSTRUCTION MEETING
II is recommended that no Gearing of the site or any grading operation be performed without the presence of a representative of this office. Anon site pre -grading meeting should be arranged between the soils engineer and the grading contractor prior to any comtmgion.

GEOTECHNICAL OBSERVATION AND TESTING DURING CONSTRUCTION We recommend that a qualified geotechnical consultant be retained to provide geotechnical engineering services. Including geotechnical oidaarvatioNteabng. dung the construction phase of the project. This Is to verify the compliance with the design, specifications and or moorrovendabons. and to allow design changes m the event that subsurface conditions differ from those anticipated.

Geotechnlcal observationeflim ing should be performed at the following stages. • Durng ANY grading operations, including excavation, removal, filling, compaction. and beokfilling, etc.
• After excavations for footings (or thickened edges) and/or grade beams verify the adequacy of v denying materiab.
• After pre-soaking of new slab sub -grade earth materials and placement of capillary break. plastic membrane, prior to pouring concrete.

During backfill of drainage and utility line trenches, to verify proper compaction Whenhf any unusual geotechnical wbeitione are encountered.

Prior to interior and exterior slab pours to ensure proper subgrade compaction and moisture baoiers.

Please schedule an inspection with the geotechnical consultant prior to the pouring of all inferior and exterior slabs.

LIMITATIONS
The gaotechn'Iral services described her have been conducted in a manner consistent with the level of date and skill oMmanly exercised by members of Ins geotechnical engineering professan practicing emperaned,ely under similar conddlons m me subject locality Under no amumstance Is any only. expressed or implied, made In connection with dre providing of services dexnbatl harem. Dana nlemretalmns, and recom—nuillons presented herein are haead so" on information amble to Nis office al the lime work was performed. EGA Consuhants will .1 be responsible for other pan-' I-rideballons or use of fire information developed in this repot.

Continuous perimeter footings should be reinforced with No. 5 mbar (two at the top and two at the bottom). Reinforcement requirements may be increased if commended by the project structural engineer. In no case should they be decreased from the previous recommendations.

Slabs-on-orade - Conventional
Concrete slabs cast against properly compacted fill materials shall be a minimum mixer of 5 inches thick (actual) and reinforced with NO 4 mixer at 12 inches on Center in both directions. The slabs shall be doweled into the footings using No. 4 bars at 24 inches on center. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab.

Interior slabs shall be underlain by 2 inches of clean sand over a min. 15 mil plastic vapor barrier, with all laps sealed, over 4 inches ''/<-inch crushed rock (see `Capillary Break," below).

Some slab cracking due to shrinkage should be anticipated. The potential for the slab cracking may be reduced by careful control of water/cement ratios.

The contractor should take appropriate curing precautions during the pouring of Concrete in hot weather to minimize cracking of slabs. We recommend that a slipsheet (or equivalent) be utilized if crack -sensitive flooring is planned directly on concrete slabs. All slabs should be designed in accordance with structural considerations.

Mat Foundation Design (Ool onah
Due to cohesionless sands during construction, a mat slab foundation system is a recommended option. Mat slabs founded in compacted fill or Competent native materials may be designed for an allowable bearing value of 1,000 pat (for dead -plus -live load). These values may be increased by one-third for loads of short duration, including wind or seismic forces. The actual design of the foundation and slabs should be completed by the structural engineer. .IN DESIGN IT RECOMMENDATIONS
Mal foundations.
allowable bearing pressure. 900 psf
passive lateral rasil..r.. zmpsi per foot
mat slab Mcknese in. 12 inches wim Uickened Ideas (<6 inches) steel reinforcement no. 5 bale @ 12" o.c. each way. lop and bottom ced—ntoflne— 0.so
Modulus of Sobg.da ReacUpn'. k,=1001bsnn'
If applicable, the mat slab shall be directly underlain by a min. 2-inch thick layer of washed sand, underlain by min. 15-mil Stego wrap (or equiv., lapped and sealed), undedain by 4 inches of gravel (% inch crushed rock), underlain by competent native materials (see "Capillary Break* section below).

The derpolated subsurface eondNons should W checked in the field during constNctan by a nepresenlabveof EGAConsultants. We recommend Nat all foundation exedw,dons and grading operations be observed by a representative or Mis firm to ensure roar construcvon Is performed in accordance with the specif-bons outlined in this repen.

We do not direct 0e contractors opera0ons, and we cannot te responsible for the safety of others. The coninclor should notify Me owner d he considers any of the recommended actions xeven- herein to be unsafe.

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PERMIT NEID. FAR ANY IN PH)PODED IN THE PUBLIC SLOW.

MATERIALS. AND F. PRELIMINARY LANDSCAPE PANS, FOR ALL HARDSCAPE a PLANTING AREAS WITH RESPECTIVE HEIGHTS PROJECT Sig1V5 P-LDVDE AN ALMON FOR DOORS AND WRIDOWS WITH SILL HEIGHTS LESS THAN OLINFIES D I = " TLNi SecOntl vM1eu*
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BRMN JOWETT

HAT FACES AWAY FROM
NCE
POOL)OR DATE SHALL HOT ALL =PATZS EAC
FROM SWMW NO OF THE POOL ENCLOBURE INCLUDI GFTHE GATE i0 BE FREE Of PROiRU90UFACF DADIG AWAY , RFCEVITIFA R OMEN

PHYSICAL CHARACTE
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FIRENT AS SELECTED TO BE LISTED ABC APPROVED,
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rROJECT ADDRESS:

M) COURETE STEPS ON BADE -REF. uvIL Dw05.

M.111' IAu05CAPE *ALL. REP TADS. mJGs. IMAIL 4x' AJw. N.G1 Dcpx
Ml CORC.PI- STICADD
A sAcpxxo OR srSRE IAVERE(AD ECECTIC), REF. TAN.. TAvfs,

A RAY ISLAND, NEWPORT BEACH, CA
(E.) ELECTRZ PUODOR
92R1
IS w1 TREE io REMAIN-PRmEm
11 (E) Gas METER LOCATION

IN PLACE
To BE RELOCATED - (REF. CONVEY a-1. owes-1
(E) IRIGATIGN GONROL VALVE
M1.IMwNTOw.M-CLEAR FROM EACE Cl PANEL TOAmassRumlox)
11 E Rmrt

1. Ex CCEPD CTEEELw uWL AS HERD

1. ENTERIRGASS GLLARDRaL VTEMPLRFDa LAMINATED Mw. az HIGH a MAR, SPHERE OPENING. REF.

OWNER INFORMATION:

AN SiAMMY CANNON
T)s FTTRR-rC RE NWFACD
2O RAY ISLAND, NEARRT BEACH, CA
11 xx M)GAS MET ROVOCnnOx-(REF.

PURVEY AU 1DwSs)

ARCHITECTURAL

SITE AND GRADING
A-0.0
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Ill
TOTAL -2OREE a.F.
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BUILDING AREA SCHEDULE
<....T:

BRANDON ARCHITECTS
THIRD LLv[LL NR
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
GA—E
714.754.4O0
ri .BRANDONARCHITECTS.COM

PROJECT STATUS

SECOND CHECK

OUTDOOR AREA SCHEDULE
All CON,UExis
PLAR CHECK NO.
01932022

PRWECTCONTACT
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REVISIONS I

NO, REVISION DATE

AREA FLOOR PLAN

(-41 SLAB EDGE PLAN
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TNMREGD FAIR.,NERD.-
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EICE��HEREREQUIKDBYS==T�BE�RP�OFED,�UN�O WALLETHATHETANDURTHAN.ENDLOSE INDEFUNSFACESAREFLOONS B"LL BE 'IMIPPOROFEST FROM= DMF � THE T_POF7I �NG ION (8)61NCHES(l�MM)BE�THETOP�THE�SEMENTFL�RTo�EFIN ASON11 SH M LESS THAN —RICH (9,6 MM) FIRT-A D DEMENT PARGIND APPLIED TO THE EXTERIOR OF THE WALL, THE FIRDING SHALL BE

SAMPRINDEFED IN ACDONEVVICE WITH ONE OF THE FOLLOWING
I `N`MI`o`XN` I TNUSI PLAIN I BRANDON ARCHITECTS
A 1111
AN, M=1plN_D RODIn

I IT H ARE,
IU OTHER APPROASO METHODS IN MATERIALS. 151 111 DRIVE, SUITE G-1 COSTA MI CA B2626
"""'ON PARI 11 OF IN' MAE— "Ll I HOT IEC' RED= A ATEFR`E IS THFINOVED FO.IDIPE.CT TION APPLICA TO THE MASENR, DOWERETE W—NALL BE �MPQIED E, N� STED OF NO WYNJ.BRkNDONAYVCHlTECTS.00M NAFFERIALS OR � ONE OF THE WXTENINOEFING MATERIALS L17ED IN SEDTION F— TO THE EXTERIOR OF THE WALL, SNFOFEC�PR�0MTlHE= (A) THE TOO IF THE FOOTING OR S) A INCHES (11 M) BELOW THE TOP IF THE PROJECT STATUS BA
SEMENT
FLOOR,
I HE RACE. WALLS $HALL BE WATERPROOFED IN ACCORDANCE WITH ONE 11 THE IDILOWING S—d eM1eek
ROOPHO
2 FFY- -OUND (25 RGL ROLL
1 MR (11P1 "M) PC -II —CHLORIDE. PLAX CHECIA NO.

A 1OFF1 "') `.`ZYLE.N.' TIT ASPHALT ITS—
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R. SIXtt
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PROJECTOONTACT

MEMRMNE ALL JOINTS IN MEMBRANE WATERPROOFING SHALL BE LAPPED AND SEALED WITH AN ADHESIVE COMPATIBLE WITH THE 1M.1 10—
CLOUPIDIN, Ol"BI OLVEIT-1111 IRIDICTI ".R%RBClB. INLO INITII HDIDNICARCENS NETONIS N _D. _L NOT Fil_ N._, WALLS W TH =. RON, FORM M"' OF RODION1 111r, — I LAT11 ONATINIE, MINTARE AIDPUL PAIRRIN TO
F EA L IT WALLS IS —M —D. FULU_N_IN.

LESSASP ALT OS.I�TOP—,'NNC, ONSITEROULDURN—-- PL-1—M FHHL NOT PEAPILIEFATATIM11-11.1 THAN
PROV DE XE SEM16- AND VAPOR RETARDER PER ROOS2.1 VA, CAPILLARY ENEAI I_ A. 11HIH _FFX
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PF 111. TH. — WHETHER FLIFTE1 111

SLAB EDGE NOTES

ROOM NAME
F.. ..

SPOTILEWUND.

NISINEFIRTAl

NONSION FAR
uj
WALL FRAMUNG - NET, A 2B DIMENRION PLANS FOR SEDUS AND DIMENSIONS D IN PLADE DINC— WALL TYP. V NO. PER
, FOR 111MENTHHETAIRIN. N.NCURETT WALL PN-Dl
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, A VAL
TVDN - SIDE STRUNT — FOR THE DEPRESSION DETAILS - FOR IS E ' ' HE RED' RE D
DEPRIDESEN W/ WINAOR FAURDATI, - ENU R DEMWEN TO EIVEDINED At D LLI
00I
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ITHOUNTIn IllT.11
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B ANNOTATION LEGEND
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OWNER INFORMATION:

LAN& MMYGANNON
20 MY ISLAND, NEWERIF BEACH, CA

SLAB EDGE PLAN
A-0.2
C I KEYNOTE LEGEND 1 18-53

,g "RCEL19
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LOT 91
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FMANDONITECTS
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PROJECTOONTACT
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GGLF CART EXHIBIT

BRANDON ARCHITECTS
151 NALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4O0
W .BRANDONARCHITECTS.COM
PROJECT SiATVS
// s9caxD cx9cN
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PLAX CHFCN X0.
01932022

PROJECT CONTACT

BRMN JOWETT
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PROJECT ADDRESS:
20 SAY ISLAND, NIMKRT BEACH, CA
92651
0 OWNER INFORMATION'
OAN & iAMMY CANNON
20 RAY ISIANO, NEWORT BEACH, CA
� �I �I�IL
l / —E
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I \ � iLI��I I��jjjlily/ill// REWaloxa
�1I\ y/ j� `� j / NO. REVISION DATE
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AVE11AA SLOPED" MENECTS AVERTGL"s"OEwuL METAL THE M—LLYSHALL BE".1EIN RES ST.TMOTH ATX wwESS OF TRITHE

NOT LESS TRANS
PA RON S B HIM) IN. 2e GaLVAHlEO SHEET) (WHISH)
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OTHE
ME °E�ER�.EELEoHfRrBI

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)ao�PoW.o�oaaD

4.EDos aDµ

A I GENERAL NOTES
c]ED(HOTE oE[OMT M SHROVE SHALL NOT BE I xs]ALLO AT THE w/MEOR IN 121))
LEAR
R AM NATO MN6 AL
12!'HECH (4 MAx35P)HERFOKNING LA FODTL MPA,

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20 RAY ISLAND, NEWORT BEACH, CA

ROOF PLAN

B I KEYNOTES

WEST ELEVATION
2 3 ry
O A�.D a-60 Q

SOUTH ELEVATION
L w-Ia
AUTHORIZED LER (PRODUCTS —ED DELOYO
EMMI JCOUNA aBATEDOUCLDINGSUPPLv tOMU AVE., sU0E f1C4, COSTA MESA,u9zBz6 COM
RS

BRANDON ARCHITECTS
N C'M.' a BSOm 151 —US DRIVE, SUITE G-1
INHINE: Ill Ill — COSTA —, CA 92626
WiR PlFRN"SfERIEPI"DWSYSTEMS.'CM
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CRANCE I.

INDOUST INS ECTSTATUS
EM
S—d ch,,k
APPucATION. ATs(wSnM.CO —ION,IHi0BNDEfERMIxE)LOCATIOxs IBE SPEClflEO DFTNL REFERENCE.—LO VFNFIED BYARCN.MIN. TR iHx. N. MIN. IN.2 LAYFRSOAADFOPAPER PLAX CH —NO.

N9}2022
E. ED (AROx. To VERII
INAL Loa GaDUr iO MAicx PROJECT CONTACT
ND, RUSTIC SROUT VRCH. TO A—) BRIAN JOWETT
NG(CLASS 'A0:
4 ON MIT METALS
COOL cats0
SLNVE. SOOARE(1) OERIfy W/.ARCH.)

SBURAGE
CUB
Cl

NFPUCATICN DECK FINISH NCF TO BEPRO
ANONCOMBU0TI0LE1C2IF
ly
ETAIIll 1)sHE'"'"0 RuT"= ALL EMERIO.—N.NO& WEATxERRTNwIxG nsucx TwxBv HEH[w nnEooBlu vufB
L.P —PH ON
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µENT fLS
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CD

OBVINER
20 RAY ISIANO, NEWORT BEACH, CA
BI GENERAL NOTES I NG, 1EVI6IGN OATS
4 En o woTE: DEIO-RE FHNDUos SHALL HOT BE IxsfuLNDATTHE zHa
THE �I'eCznis110' BUT sxuL11BE LESBTx l

DL(ARI TO-SCIH
10 (N).1OO GATE -AB BELECEHI-B xT. ABOW r,.1) EXTERIOR

ELEVATIONS &

MATERIAL
A-4.0
c I KEYNOTES 18-61

EAST ELEVATION

JL NORTH ELEVATION
AUTHORIZED LER (PRODUCTS —ED OELOYO
EEB. —HR aBATEDOUCLDINGSUPPLv tOMU AVE., sUOE fi C4, COSTA MES4,u9zBz6 DOOR'

BRANDON ARCHITECTS
N C'M.' a RKS. 151 —US DRIVE, SUITE G-1
INHINE: Ill Ill — COSTA MESA, CA 92626
Etta EvnN."Ol"IEVI"DIRSDR EMS.'CM 714.754.4040
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INDOUST INS ECTSTATUS
EM
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N9}2022
SUPPSEN I.

E. ED"'TO PERII
INAL Loa GaDUr iO MAicx PROJECT CONTACT
ND, RUSTIC DROUT VRCH. TO A—) BRIAN 10—
NG(CLASS'A0:

NUN U'RCTUrR CUSTON MIT METALS
c004 cats0
sLuvE. s00ARE(1) OERlfy w1 ARCH.)

SBURAGE
CUB
PRONFPUCATICN DECK FINISH KCF TO BEANONCOMBU0TI0LE1CzIF ly
ETA`LC(ll1)sHE'"'"0Kuicx)fOR ALL EMERIO.—N.NO& WFATxERSTNwINC nsucx Twxxv IC- HnEooRlu vufo
—PH ON
IEN

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µENT D.S
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CD

OBVINER
20 NAY ISIANO, NEWORT BEACH, CA

BGENERAL NOTES NO, REVISION DATE
4 .Eo �xOre: DfcDlunuE"NOIDDssluexoABE IxBT 1-1 Ill U11 zn
s a"oFryeNiG91, 1G.BDTsxnuxm BELEBs OUN
L�rwoo aa.E-; ED iM11CaxT6n'1 HN11 '."IN 11NeH- :�"n.as ivi°s0°aocT"Enoc. EXTERIOR

ELEVATIONS &

MATERIAL
A-4.1
c I KEYNOTES 18-62

ROOi_PIATE
3].85
I.-I.-OD0.T.0.3.

XIR0 LLFL
UDR i.f. 1fi
3O1]_
TXIRO LLO00. PIATF
------- -------------------------------
2R96'
�SECOND FLOOR PLATE _________________________,_�
t9dd------
FIRST FLOOR F.F.

FIOT FLOOR T.O.S.

9.BB'
IN
OOF PUFF_
3].95'
TMIRO FLOOR F.F.

U.iT
TXI0.0 LL000. T.O.S.

Q THIRD FL00R PLATE --_
V 2B.96
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_ _ _ _ _ROOF PLAn ROOF PLATE
3].95' QN`3].95'
THIRD FLOOR F.F.

30.iT
TXIRO FLOORT.O.3. �
-- THIRD FLOOR PLATE^

28.BIT V
— —SECOND FLOOR PLATE

19.44'
FIRST FLOOR T.0.5.

JTRANSVERSE SECTION
I;
OF
Gs (BOTH VERTICAL AND
MALT AND SHALL FORM AH EFFECTIVE BAPP ER BErnEENTiLOOPS�B�IwE N ATOP STORY"DA ROOF DR ATTIC SPACE, ACES CCNCGLEO ROOF SPACES An0FLOOR-CEILING ASSFMBMFS. THE IMFGPItt B ALL FIRE BE
E COICLAIDIFFACISOF DING FURPED SPACES, Ai
CEIUNC AND FLOOR LEVELS AND AT IO-DUCT IMERVALS DUTH VT AND HDROOL.NTA ES
BESFCURELYRFTMNFDIRN PLACE LOOSEFIIL INSUUTION MATERIAL SHALL NOT BE USED. LLLDIN SUCNAMANNEP B 01 M IN EIRAL OR GLASS 11 Cl DO B=R A SN�ECFRAl=CONllDL BILL HAVE FIRE — OF BROTS OR FTRTDPPING— RE PRDwDED IN THE LOCAHONB BE, FDNTH INTHM SEYNCH. BRANDON ARCHITECTS naONtaRlxcneaBMnlFa
MA)HIT. DRAFT STOPS SHALL BE INSTALLED IN FLOORCEILINES ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH _ WALLS SEPARATING INDMIDUAL DWELLING UNITS FBI EACH OTHERAND FROM OTHER PAGE. 151 XALMUS DRIVE, SUITE G-1 0O'
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PROJECT STATUS
OR"OUIRED FOR THE PARTRIONS_ BE PRmfCTED SY SLLF CLOSING ODORS VATH AUTOMATIC —RED ODRATRULTED AS SttOntl cM1etk AUO FLAT PLAN CHECK NO.
--- -- -- ---R44a'B A FIRE -BLOCKING & DRAFT STOP NOTES D79— TXIND FLO0RT.0.3.� PROJECT CONTACT
- _ - THIRD FLOOR F.F. 1/!
301T----O a 6 CONST. OR LARGER R]O MIN. SRNN JONITT
_.1. FL000. PLATE
ZB.99 ISED FLOOR. RAD MIN.

RNBF
I PER 121 REPORT FOR MORE INFORMATION
RE
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SECONDtxEtxixlS xRUuil0x 6tx[DUIF ForztOxFORLInxtE wrtx ixNE iliEx4a v0RiatURS FOR UHJENTEDA55EM

SECONOFLOORPLATE
9A4'
fIRS_TFL00R_F.F.

IDOL INSULATION SCHEDULE
FIRST LLOORT.0.5.
see' ROOM NAME BOOM TAD
A5O ELBv.nOxl sarnOx lxDluiDR
AO-1.0 CMLOm TAG
LONGITUDINAL SECTION srm ELFV.iIDx W oD
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4za0'� .RSE
_ ION BBBIS of CRC, MR Z

MPERMEAEL
VAL'F
PER
TABLE
NBC,
CFO
0 Ra06 OF CRC, SEE ROOF PUN SHEET A- 0
VENTEDEmFASSIBnLATIONFFRBLI ROOF NMI%M B.D
FOR ATTIC VENT DALG AND MORE MFo Z
_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ROOF_PLAT� IxsuuiFO auaOlxG ENVELOPE 2x STUDS PER PLANS, SEE DIMENSION PUNS FOR 3]95' MORE INFO-IusUUTION PER INSULANON SCHEDULE AND T4H ENERGY REPORTS c ANNOTATION LEGEND
----------------- T.IAIL FLAT
33d3'
22 THIRD FLOOR F.F.

D-ta
U.

THIRDFLOORT.O.S.n
_——_—_—_— 3004' V - ERaINTERIORs L FLOOR
RI BED RIF, Rnx OWx
-------THIRD FLOOR PLATEN T HooxdOlsrs-REF.smum.
2H9B'V PEREDauwNA OTlnortu cH-FIND M. PPPH[u.PCHIN VufuTL-1 J PRONNECT ADDRESS:
--OR ASV. NOBIxc, RRF. DTL vAo-t 20 RAY ISLAND, NMNAYRT BEACH, CA is c0uuc FlaMRc. NEC. STRUM. ED.,
-L'J v SECOND FLOOR F.F.

Ofi5'
SECOND fL00RT.0.3. n
2052'V
--SECOND FLOOR PLATE
1944'

TRANSVERSE SECTION

DAD E TAMMY GANNON
20 RAY ISIANO, NEMART BEACH CA

BUILDING SECTIONS II
p I KEYNOTES

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A-50
z
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DWELLING UNIT PER SECTION ESMA OF CRO N9}2022
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PROJECT CONTACT

IN THE M BRMN JOWETT
DRILLING UNIT PER SECTION ENT15.6 —
(C `WMRIS VTR' CA, RON MON3xIDE AND SMOKE ALARM CAN BE USED IN LIEU OF THE SMOKE OR CARBON MONOXIDE ALARM.

A I GENERAL NOTES
UL Bari oaf no
�eNDHTxIMo x�LTNERLLDDKMOGLD

BKEYNOTE LEGEND
NO 4
(a Es"NsRia( 1111THDx"BR:oosicTON-H.C. FOR CONNNUOUSIGHOLiBURDIN` viuivan o MIN.LR IF I
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ROOM NAME
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QNMN
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PROJECT ADDRESS:
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®FIRE
.

EXTOONERTION REF
CRIDE

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PRII GUI CLFPRANCESPFRMFGR.NSTRUCTION MEN 0.-INSTPLL AND M—G 926 1
OWNER IN FORMATION:

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DATE
0524Y2022
B�
GARY GC TO cooxDlxME.. CTUY CONPANr

BE AT LEAIT
PlIVII Tx APPLExcE ra LE MrraF THE

0.EWSIDNS
NO. REVISION DATE
MIERICG"PCEwT.Ais�lFi
FlcAcv ANDS umfD As SELECTED, vfRIFrW(.—ER TO NM HIGH
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CEILING PLAN
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A-6.0
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18-64

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PROJECT STATUS
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PROJECT CONTACT
IN THE M BRAN 1.11T

DINELLING UNIT PER SECTION EA- OICRO
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A I GENERAL NOTES
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GUE
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RED
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N0, REVISION GATE
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A-6.1
p ANNOTATION LEGENDPE�
18-65

Newport Beach City CouncilAugust 23, 2022

Newport Beach City Council
August 23, 2022