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Home My WebLink About4.0_Dean Residence_PA2017-167CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT August 9, 2018 Agenda Item No.4 SUBJECT: Dean Residence (PA2017-167) Coastal Development Permit No. CD2018-054 SITE LOCATION: 16 Bay Island APPLICANT: Tim and Michelle Dean OWNER: Tim and Michelle Dean PLANNER: Chelsea Crager, Associate Planner 949-644-3227, ccrager@newportbeachca.gov PROJECT SUMMARY A coastal development permit (“CDP”) to allow the construction of a new 4,379-square-foot, single-family residence (“Development”) 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 design includes hardscape, drainage facilities, and approximately 194 square feet of landscaping. With approval of the height allowance, the project complies with all applicable development standards. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3)Adopt Resolution No. PC2018-024 approving Coastal Development Permit No. CD2018-054 (Attachment No. PC 1), including an adjustment to off-street parking requirements, and allow for an increased height limit. 1 INTENTIONALLY BLANK PAGE2 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Multiple-Unit Residential Detached (RM-D) Multi-Unit Residential (RM) Single-unit residential NORTH RM-D RM Single-unit residential SOUTH RM-D RM Single-unit residential EAST Open Space (OS) Open Space (OS) Community open space WEST OS OS Beach Subject Property 3 INTRODUCTION Project Setting Bay Island is a 5.5-acre legal lot in the Newport Harbor with 24 individual building sites. Bay Island is located on the north end of Island Avenue on the Balboa Peninsula where it is accessible by a gated pedestrian bridge. With the exception of golf carts, vehicles are not permitted on Bay Island. The Island is develo ped with 23 single-family homes and shared open space, recreational areas, and a clubhouse. The homes are predominately two and three stories. The subject building site is located on the west side of the island and slopes in grade approximately 8 percent from the interior of the island toward the water. The site is currently developed with a two-story single-family home. Project Description The applicant is proposing the construction of a new 4,379-square-foot, single-family residence with a maximum height of 32 feet 5 inches. The project includes three levels of living area, including a 1,322-square-foot basement which daylights toward the water and two balconies also facing the water. The project also includes golf cart parking, hardscape, and 194 square feet of landscaping. The exterior architectural finishes include vertical and horizontal shiplap siding and stone veneer. Background Bay Island was first established prior to 1936 as a recreational club, and it developed as a residential island over the years. On November 24, 1997, the City Council approved Use Permit No. UP3618 (Attachment No. PC 3) 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 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). The height limitation may be increased to 28 feet (28 feet flat roof/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. On March 29, 2018, the Zoning Administrator approved Coastal Development Permit No. CD2017-070, which allows the demolition of the existing 2-story, 2,929-square-foot, single-family residence currently located on the site. The demolition has not yet been 4 implemented because the applicant is waiting for the outcome of this permit application and Bay Island’s restriction prohibiting construction during the summer months (June 15 through the first Monday after Labor Day). DISCUSSION General Plan/Zoning Code/Coastal Land Use Plan At the time Use Permit No. UP3618 was adopted, the residential lots on Bay Island were designated Residential Single Family Detached by the General Plan and Coastal Land Use Plan, but located within the Multi-Family Residential (MFR) zoning district and Planned Residential Development (PRD) Overlay. As a result of subsequent updates to the General Plan, Coastal Land Use Plan, and Zoning Code, t he subject property is now located in the RM (Multi-Unit Residential) Coastal Zoning District, RM (Multi-Unit Residential) Zoning District, and is designated RM-D (Multiple-Unit Residential Detached) within the land use element of the General Plan. The proposed single-family dwelling is a permitted land use within these designations; however, a coastal development permit is required for development in the Coastal Zone. NBMC Title 21 (Local Coastal Program Implementation Plan) Development Standards The proposed single-family dwelling conforms to all applicable development standards of the RM Coastal Zoning District, including floor area limit, setbacks and height as evidenced by the project plans and illustrated in Table 1 below. Bay Island is a single legal lot, and therefore setbacks are measure d from the perimeter island property line and are not measured from the building site lines that were established by the use permit. Similarly, floor area limit is calculated as a cumulative maximum for all building sites on the island. The applicant requests an adjustment to off-street parking requirements pursuant to NBMC Section 21.40.110 (Adjustments to Off -Street Parking Requirements). Table 1 – Title 21 RM Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Water) 20 feet 33 feet Max. Allowable Floor Area (1.75 times buildable area) Approximately 143,916 square feet total for all homes Approximately 130,095 square feet Parking* (min.) 3 Onsite in a garage 1 Onsite (Golf Cart Storage only) 2 Offsite (501 W. Bay Ave.) Height (max.) 28 feet flat roof 33 feet sloped roof 28 feet flat roof 32 feet 5 inches sloped roof Building Site Area No minimum 3,231 square feet *The applicant requests an adjustment to parking requirements consistent with NBMC Section 21.40.110 (Adjustments to Off-Street Parking Requirements). 5 Adjustment to Parking Requirements The Development must be compliant with both Title 20 (Zoning) and Title 21 (Coastal Implementation Plan). Parking is compliant with Title 20 because an offsite parking structure at 501 West Bay Avenue, is authorized by Use Permit No. UP3618, with golf cart storage at the subject property. For compliance to Title 21 a parking management is proposed as follows: 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 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. Use of this parking structure is consistent with previously approved development regulations of the use permit. The parking management plan includes a requirement to provide one enclosed golf cart storage space onsite in a garage attached to the house; thereby the project provides three spaces for the proposed unit consistent with NBMC Section 21.40.0 40. The Planning Commission can authorize off-site parking or adjustments to parking requirements with a CDP pursuant to NBMC Sections 21.40.100. The project has been conditioned to maintain this design feature and parking management plan. Use Permit Development Standards The proposed single-family dwelling and accessory structures conform to all applicable development standards of the use permit, including floor area limit, setbacks, and parking as evidenced by the project plans and illustrated in Table 2 below. The use permit regulates setbacks and floor area limits based on individual building sites identified in the use permit. 6 Table 2 – Use Permit No. UP3618 Development Standards Development Standard Standard Proposed Setbacks (min. from building site boundaries) Front (Water) 15 feet 15 feet Front (Island Interior.) 12 feet 12 foot Sides 4 feet 4 feet Max. Allowable Floor Area (2.5 times buildable area, each building site) 4,423 square feet 4,379 square feet Parking (min.) 0 Onsite 2 Offsite (501 W. Bay Ave.) 1 Onsite (Golf Cart Storage) 2 Offsite (501 W. Bay Ave.) Height* (max.) 24 feet flat roof 29 feet sloped roof 28 feet flat roof 32 feet 5 inches sloped roof * Use Permit No. UP3618 permits heights of 28 feet for flat roofs and 33 feet for sloped roofs with Planning Commission approval. Height Increase Use Permit No. UP3618 limits the height of homes to 24 feet as measured in the 1997 Zoning Code, which measured to the midpoint of a sloping roof and 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. Therefore, many dwellings exceed the 24-foot Use Permit height limitation. For example, the adjacent property to the north (15 Bay Island) was constructed prior to 1972 and has a roof ridge height of approximately 31 feet 9 inches. The proposed dwelling is two stories with a daylighting basement facing Newport Bay. Therefore, the height of the structure as viewed from the island interior is approximately 28 feet 9 inches. The bulk of the structure is reduced visually with varied waterfront setbacks on the first, second, and third floors and with varied siding materials including natural stone veneer, lap siding, and board and batten siding. Because many dwellings were built pursuant to a height limitation of 35 feet and exceed the 24-foot Use Permit height limitation, the height and scale of the proposed new dwelling is compatible and consistent with the height and scale of adjacent and surrounding dwellings. The applicant’s request has been approved by t he Bay Island Homeowners’ Association (Attachment No. PC 6). The subject property is located within the Multi-Unit Residential (RM) Coastal Zoning District and Multi-Unit Residential (RM) Zoning District. Pursuant to NBMC Table 21.18- 4 (Development Standards for Multi-Unit Residential Coastal Zoning Districts) and Table 20. 2-3 (Development Standards for Two-Unit and Multi-Unit Residential Zoning Districts), 7 the maximum height in these zoning districts is 28 feet for flat roofs and 33 feet for sloped roofs. The proposed project is therefore consistent with the RM Zoning District and RM Coastal Zoning District. Coastal Hazards The Development fronts the Newport Bay with a sandy beach separating the project site and the water. A Coastal Hazards Analysis was prepared by William Simpson and Associates, Inc (Attachment No. PC 4). The report concludes that the proposed project is reasonably safe from coastal hazards for the next 75 years including shoreline movement, waves and wave runup, and flooding with low future sea level rise projections. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to future protection further bayward than the existing bulkhead to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). This waiver would allow a future concrete or masonry block garden wall around the front porch if it is needed in the future. The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of 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. Water Quality The property is located adjacent to coastal waters. The project design addresses water quality with a construction erosion control plan, construction pollution prevention plan (CPPP), and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the Development to the shoreline and the Development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP)/ Water Quality Management Plan (WQMP) is required. A WQMP prepared by JT Consulting Engineers, dated August 10, 2017, has been reviewed and approved by the City’s Engineering Geologist. The WQMP includes a pollution runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed 8 BMPs. The post-development on-site runoff will be collected and transported to the bioretention system at the southeast corner of the building site. Public Access and Views The project site is located between the nearest public road and the sea or shoreline in the private community of Bay Island. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. 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 is comparable to other existing development on Bay Island and 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. Therefore, requiring additional public access with this project is not supported. 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 400 feet from the subject property). It should also be noted that in 2013, the California Coastal Commission issued a Coastal Development Permit to replace the existing pedestrian bridge to Bay Island. As a special condition of this permit, the publicly owned land fronting the bulkhead at the mainland terminus of the bridge and to the west of the bridge was improved with hardscape, landscape, trash receptacles, and benches and remains open for public use and fishing. The existing bridge is not open to public access. The California Coastal Commission attempted to require public access to the bridge when it was replaced; however, the Courts struck down the requirement as it was without foundation. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public access way, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site is located within the view shed of distant public viewing areas and is visible from nearby public beaches, Newport Harbor, and public lateral access path. 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. 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 as the changes to the existing view sheds will be negligible. Alternatives The following alternatives are available to the Planning Commission: 1. The Planning Commission may suggest specific changes that are necessary to alleviate concerns. If any additional changes are substantial, the item should be 9 continued to a future meeting to allow a redesign or additional analysis. Should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission must deny the application and provide facts in support of denial to be included in the draft resolution for den ial (Attachment No. PC 2). Environmental Review This project is 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, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant impact 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 4,379-square-foot single-family residence. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights -of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled 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. Prepared by: Submitted by: ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Resolution No. 23 Adopting Use Permit No. UP3618 PC 4 Coastal Hazards Report PC 5 501 W. Bay Avenue Parking Structure Floor Plan PC 6 Bay Island Club Letter 10 PC 7 Correspondence PC 8 Project Plans 01/12/18 11 INTENTIONALLY BLANK PAGE12 Attachment No. PC 1 Draft Resolution with Findings and Conditions 13 INTENTIONALLY BLANK PAGE14 RESOLUTION NO. PC2018-024 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-054 TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE, INCLUDING AN ADJUSTMENT TO OFF-STREET PARKING REQUIREMENTS, AND ALLOW FOR AN INCREASED HEIGHT LIMIT FOR THE PROPERTY LOCATED AT 16 BAY ISLAND (PA2017-167) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Tim Dean and Michelle Dean (“Applicant”), with respect to property located at 16 Bay Island, and legally described as S-Township 6, Range 10, Section 34, requesting approval of a coastal development permit and a height allowance. 2. On November 24, 1997, the City Council approved a Planned Residential Development (“PRD”) Use Permit (Use Permit No. UP3618) to implement a PRD Overlay District, which modified the Multi-Family Residential (“MFR”) zoning and development regulations for Bay Island including authorizing off-site parking. The purpose of the PRD Use Permit is to ensure that future development maintains the single-family detached character of Bay Island. 3. The Applicant proposes a coastal development permit to allow the construction of a new 4,379-square-foot, single-family residence (“Development”) 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. 4. The subject Property is located within the Multi-Unit Residential (“RM”) Zoning District and the General Plan Land Use Element category is Multiple-Unit Residential Detached (“RM-D”). 5. The subject 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-Unit Residential (“RM”). 6. A public hearing was held on August 9, 2018, in the City Hall 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 Newport Beach Municipal Code (“NBMC”). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 15 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15303 under Class 3 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. 2. Class 3 exempts the construction of limited number of new, small structures, including one single-family residence. The proposed project is a single-family residence located within the RM (Multi-Unit Residential) Coastal Zoning District. 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 findings for a coastal development permit are set forth: Finding A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding 1. The proposed design, bulk, and scale of the Development 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 proposed Development 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 approximately 130,095 square feet. b. The proposed Development complies with the required setbacks, which are 20 feet along all exterior property lines. c. The 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 complies with the maximum height in the RM Coastal Zoning District (NBMC 21.18.030, Table 21.18-4). 16 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 Development is 209 square feet and the proposed private open space is 582 square feet. 3. The Development includes over 4,000 square feet of livable area and therefore requires three (3) garage parking spaces pursuant to NBMC Section 21.40.040 (Off -Street Parking Spaces Required). However, the Development complies with NBMC Section 21.40.110 (Adjustments to Off-Street Parking Requirements) 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 Development includes a dedicated 210-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 or more off-site spaces per residence. 4. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (“CBC”) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. Pursuant to NBMC Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. The WQHP has been reviewed and approved by the City’s Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterizations, a sizing standard for BMPs, use of an LID approach to retain the storm runoff volume onsite, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to the building permit issuance. 6. The Development fronts the Newport Bay with a sandy beach separating the project site and the water. A Coastal Hazards Analysis was prepared by William Simpson and Associates, Inc. The report concludes that the proposed project is reasonably safe from coastal hazards for the next 75 years including shoreline movement, waves and wave run-up, and flooding with moderate future sea level rise projections. The project site is protected by a bulkhead on property owned by the Community Association at a height of 8.66 feet (NAVD 88). The current highest tides have reached approximately 7.2 feet (NAVD 88). Utilizing the Community Development Department policy of a 1.25 -foot sea level rise, the existing bulkhead and finished floor elevation will protect the site and 17 surrounding development from sea level rise. The proposed finished floor is 9.00 feet (NAVD 88), which is consistent with the minimum 9.00 feet (NAVD 88) standard. If sea level rise exceeds projections, an additional 4-foot concrete or masonry block garden wall may need to be constructed around the front porch of the Development in the future. 7. Proposed landscaping complies with the Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant, and prohibits invasive, species. Final landscape plans will be reviewed to verify invasive species are not planted. 8. Pursuant to NBMC Subsections 21.30.030(C)(3)(i) and (iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 9. The property is located adjacent to coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 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 site is located between the nearest public road and the sea or shoreline in the private community of Bay Island. NBMC Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. The project involves the demolition of a single- family residence (authorized by Coastal Development Permit No. CD2017-070) and the construction of a new single-family residence. Therefore, there is no change in land use or density and the proposed increased 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. 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). 18 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public access way, as identified in the Coastal Land Use Plan. Furthermore, an investigation conducted pursuant to NBMC 21.30.100 of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas and Newport Harbor. 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 as established and regulated by Use Permit No. UP3618 . 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. 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: Finding C. The proposed building height is compatible and consistent with the height and scale of adjacent and surrounding dwellings. Fact 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 if found to be consistent with the heigh t and scale of adjacent and surrounding dwellings. The NBMC measures residential building height such that an additional 5 feet in height is permitted 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 NBMC Section 21.18.030 (Residential Coastal Zoning Districts General Development Standards). 3. The majority of dwelling units on Bay Island , including the adjacent property to the north (15 Bay Island), were constructed prior to 1972, when the Zoning Di strict 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 4. DECISION. 19 NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Coastal Development Permit Application No. CD2018-054 and requested height increase, subject to the conditions set forth in Exhibit “A”, which is attached hereto and incorporated by reference. 2. This building height action shall become final and effective fourteen (14) days after the adoption of this Resolution unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of NBMC Title 20 Planning and Zoning. 3. This Coastal Development Permit action shall become final and effective fourteen (14) days following the date this resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation plan of the NBMC. Final action taken by the City may be appealed to the Coastal Commission in compliance with NBMC Section 21.64.035 and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED AND ADOPTED THIS 9TH DAY OF AUGUST, 2018. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Peter Zak, Chairman BY:_________________________ Lauren Kleiman, Secretary 20 EXHIBIT “A” CONDITIONS OF APPROVAL Project-Specific Conditions in Italics PLANNING DIVISION 1. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. Prior to the issuance of a building permit, 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 bulkhea d or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. 4. 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. 5. A minimum of two parking spaces, including one 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). 6. A minimum of one enclosed parking space, with minimum dimensions nine feet (9’) wide by eleven feet six inches (11’6”) deep, shall be maintained onsite for golf cart parking. 7. 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). 21 8. 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. 9. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the City’s Building Division and field sets of plans prior to issuance of building permits. 10. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought-tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the City’s Planning Division. 11. All landscape materials and irrigations systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing conditions and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 12. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the City’s Planning Division. 13. Prior to the issuance of a building permit, the Applicant shall submit to the City’s Planning Division an additional copy of the approved architectural plans for inclusion in the application file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit application. 14. Prior to the issuance of a building permit, the approved Construction Pollution Prevention Plan (“CPPP”) and Water Quality and Hydrology Plan (“WQHP”) shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQHP and any changes could require separate review and approval by the City’s Building Division. 15. 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. 16. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sides, not stored in contact with the soil, and located as far assay as possible from drain inlets and any waterway. 22 17. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Sold waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 18. 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. 19. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of approval by either the current property owner or leasing agent. 20. Construction activities shall comply with NBMC Section 10.28.040, which restricts hours of noise-generating construction activities to between the hours of 7 a.m. and 6:30 p.m. Monday through Friday, and 8 a.m. and 6 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 21. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of NBMC Title 20 Planning and Zoning. 22. Grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31. If such activities must occ ur inside the peak nesting season (from February 1 to August 15), compliance with the following is required to prevent the taking of Native Birds pursuant to the Migratory Bird Treaty Act (MBTA): a. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area . b. The applicant is responsible for compliance with the MBTA. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active . 23. 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 23 approval of Dean Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2018-054 (PA2017-167). 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. 24 Attachment No. PC 2 Draft Resolution for Denial 25 INTENTIONALLY BLANK PAGE26 RESOLUTION NO. PC2018-024 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, DENYING COASTAL DEVELOPMENT PERMIT NO. CD2018-054 TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE, INCLUDING AN ADJUSTMENT TO OFF-STREET PARKING REQUIREMENTS, AND ALLOW FOR AN INCREASED HEIGHT LIMIT FOR THE PROPERTY LOCATED AT 16 BAY ISLAND (PA2017-167) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Tim Dean and Michelle Dean (“Applicant”), with respect to property located at 16 Bay Island, and legally described as S-Township 6, Range 10, Section 34, requesting approval of a coastal development permit and a height allowance. 2. On November 24, 1997, the City Council approved a Planned Residential Development (“PRD”) Use Permit (Use Permit No. UP3618) to implement a PRD Overlay District, which modified the Multi-Family Residential (“MFR”) zoning and development regulations for Bay Island including authorizing off-site parking. The purpose of the PRD Use Permit is to ensure that future development maintains the single-family detached character of Bay Island. 3. The Applicant proposes a coastal development permit to allow the construction of a new 4,379-square-foot, single-family residence (“Development”) 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. 4. The subject Property is located within the Multi-Unit Residential (“RM”) Zoning District and the General Plan Land Use Element category is Multiple-Unit Residential Detached (“RM-D”). 5. The subject 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-Unit Residential (“RM”). 6. A public hearing was held on August 9, 2018, in the City Hall 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 Newport Beach Municipal Code (“NBMC”). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 27 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. Coastal Development Permit The Planning Commission may approve a coastal development permit application only after making each of the required findings set forth in NBMC Subsection 21.52.015 (F) (Findings and Decision). In this case, the Planning Commission was unable to make the required findings for the following reason: 1. The proposed residence does not conform to all applicable sections of the certified Local Coastal Program in that: a. The proposed design, bulk, and scale of the Development is not consistent with the existing single-family neighborhood pattern of development and expected future development of Bay Island in that the home is larger than s ome other Bay Island residences; and b. The Development does not provide the required 3 garage parking spaces. Height Increase In accordance with Section 1.5.5 (Building Height) of Use Permit No. 3618, the Planning Commission may approve an increase in height up to 2 8 feet for flat roofs and 33 feet for sloped roofs only after making the findings that the building height is compatible and consistent with the height and scale of adjacent and surrounding dwellings. In this case, the Planning Commission was unable to make the required finding for the following reason: 1. Not all residences on Bay Island are built to the maximum allowable height of 33 feet and the proposed building height is not compatible with the height and scale of all dwellings located on Bay Island. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Coastal Development Permit Application No. CD2018-054, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 28 2. This action shall become final and effective fourteen (14) days after the adoption of this Resolution unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of NBMC Title 20 Planning and Zoning. 3. This Coastal Development Permit action shall become final and effective fourteen (14) days following the date this resolution was adopted unless within such time an appeal or call for review is fined with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation plan of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with NBMC Section 21.64.035 and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED AND ADOPTED THIS 9TH DAY OF AUGUST, 2018. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Peter Zak, Chairman BY:_________________________ Lauren Kleiman, Secretary 29 INTENTIONALLY BLANK PAGE30 Attachment No. PC 3 Resolution No. 23 Adopting Use Permit No. 3618 31 INTENTIONALLY BLANK PAGE32 33 • • FILE COPY RESOLlTION NO. -1..L A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NE\VPORT BEACH APPROVING A PLA'.NNED RESIDENTL..\L DEVELOPMENT USE PERJv1IT TO EST.A.BLISH LA.ND USE AND PROPERTY DEVELOPMENT REGULATIONS FOR THE BAY ISLAND COMMUNITY [USE PERMIT 3618] WttEREAS, the Bay Island was deYeloped as a stock cooperative prior to the establishment of City zoning regulations; and V/HEREAS, a planned residential development use permit is necessary for the administration of City zoning regulations on existing and future development on Bay Island; and \VHEREAS, the Land Use Element of the General Plan and the Local Coastal Program Land Use Plan designate the site for "Residential Single Family Detached" residential uses and that a planned residential development is a permitted use within this designation; and \VHEREAS, the project is located within the Multi-Family Residential District and Planned Residential Development Overlay District, which permits multi-family residential land uses and planned residential developments; and \VHEREAS., Bay Island provides off-street parking for each dwelling unit which is equal to that of the requirement for single family residential dwelling units. The off-street parking for Bay Island has shown to be adequate for many years and that the approval of the planned residential development use permit will not result in additional parking demand; and WHEREAS, the waiver of the requirement that the planned residential development be bounded on all sides by public streets will not:be inconsistent \\1th adequate standards of pedestrian and vehicular access and traffic circulation for the development and for the area in which the develop- ment is located. The project has not negatively affected the pedestrian and vehicular system in the past seventy-five years, and 'with the standards established by the planned residential development use 34 • permit, the project v..ill have adequate pedestrian and vehicular access; and Vvl-IEREAS, the approval of Use Permit No. 3618 to allow a planned residential development will not, under the circumstances of the case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property or improvements in the neighborhood or the general ·welfare of the City, for the following reasons: • The proposed planned residential development will not significantly alter the land use and development pattern of Bay Island. That the PRD will allow Bay Island to continue to be developed with dwelling units, densities and property development standards which are consistent with those in the s-:.irrounding area. WHEREAS, on October 23, 1997, the Planning Commission of the City of Newport Beach held public hearings regarding Use Permit 3618; and WHEREAS, on November 24, 1997, the City Council of the City of Newport Beach held a public hearing regarding Use Permit 3618; and \VHEREAS, the public was duly noticed of the public hearing; and Vv1-IEREAS, pursuant to the California Environmental Quality Act, it has been determined that the proposed amendment is categorically exempt under Class 5, minor alterations in land use limitations. 35 • • THE CITY COUNCIL OF THE CITY OF ~EWPORT BEACH DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1: Use Permit 3618 is hereby approved to establish the folloVving land use and prope1cy development regulations for Bay Island: 1.5 Bav 1sland -PRD. All development shall conform to MFR District regulations unless modified by the following: I .5.1 Setbacks and Encroachments. A_ "Major Structures" shall conform to setbacks and envelopes as illustrated on Building Site Map dated 8-15-97 which defines the Buildable Area of these sites. B. "Minor Structures" such as sun shades, decks, railings, stairs, etc., may encroach into the area illustrated with a maximum railing height of 42" . above the main living floor. Porches and decks, roofs, etc., to serve floors above the main living floor shall be cantilevered and shall not encroach more than 5' into the front yard (bayside) or more than 4' into the rear yard (interior or "park" side). Roofs may encroach an additional 2'. 1.5.2 Gross Floor Area Gross Floor Area shall not exceed 2.5 times "buildable area:" 1.5.3 Land Use Each site designated on the map of Bay Island shall permit the construction of only one single family unit. The existing caretaker's residence and the tennis court are permitted as accessory uses to the single family units. 1.5.4 Parking A parking structure built and owned by the Bay Island Club and located on Lots 2, 3, 4, 5, 6, Block 3, East Newport Tract provides parking for 48 cars, 37 covered and 11 uncovered. Two off-street parking spaces, including one covered, shall be 36 • • maintained for each dwelling unit, including any caretaker's residences. 1.5.5 Buildin£ Height Building height shall be 24', using the measurement of height defined in the ~ewport Beach Zoning Code, Chapter 20.65. This may be increased to a maximum of28' with the approval of the Planning Commission if it is deemed compatible and consistent with the height and scale of adjacent and surrounding dwellings. l.5.6 Nonconformin!! Buildin!!s and Strucnires Buildings and structures made nonconforming due to tbe adoption of this planned residential development use permit or by ordinance changes may be continued subject to the provisions of Chapter 20.62 of the Newport Beach Zoning Code. 1.5.7 Modification Permits/Variances Modifications and variances to the property development regulations established by this planned residential development use permit or the Zoning Code may be granted under the provisions of Chapter 20.93 and Chapter 20. 91, respectively, of the Newport Beach Zoning Code. 1.5.8. Public Safetv Improvements All new structures shall be fully automatic fire sprinklered in conformance with the requirements specified by the "J\'.ewport Beach Fire and Marine Department. All existing strucrures shall be retrofitted \Vith automatic fire sprinklers in confonnance with the requirements specified by the Newport Beach Fire and Marine Department when the valuation of any new construction or alterations exceeds $50,000. Fire sprinkler system for each residential dwelling unit shall be installed on the dwelling unit's domestic water line. It shall be installed ahead of the pressure regulator so that the fire sprinkler system will be pressurized when the 6" fire main is pressurized. 37 • • Since the domestic and fire system are common, Bay Island shal! sign an indemnification agreement, which is agreeable to both the Bay Island Club and the City of Newport Beach, indemnifying the City of Newport Beach for contamination or damage to individual dwelling units or the common domestic water system from pressurization of the fire line. This resolution was adopted at a regular meeting of the City Council of the City of Nev,rport Beach held on ~prch 9, 2 0 0 4 , by the following vote, to 'A-i.t: AYES, COl.TNCILMEMBERS Heffernan, Rosasnsky, Adams, Bromberg, Webb, Nichols, Mayor Ridgeway NOES, COlJNCIL MEMBERS _N_o_n_e ______ _ ABSENT COUNCIL MEMBERS-=N=o=n=e _____ _ MAYOR 'j ATTEST: CITY CLERK 38 • STATE OF CALIFORNIA COUXTY OF ORANGE CITY OF ~E\VPORT BEACH } } } 8" • I, LaVonne ~-Harkless, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; that the foregoing resolution, being Resolution No. 2004-23 was duly and regularly introduced before and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the 9th day of March, 2004, and that the same was so passed and adopted by the following vote, to wit: Ayes: Heffernan, Rosansky, Adams, Bromberg, Webb, Kichols, Mayor Ridgeway Noes: Xone Absent: None Abstain: ~ one IN \VITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 10th day of March, 2004. cJf!!~ 722-~ City Clerk Newport Beach, California (Seal) Attachment No. PC 4 Coastal Hazards Report 39 INTENTIONALLY BLANK PAGE40 WILLIAM SIMPSON & ASSOCIATES, INC. CONSULTING STRUCTURAL ENGINEERS 23 ORCHARD, SUITE 250 PH. (949) 206-9929 LAKE FOREST, CA 92630 FAX (949) 206-9955 www.wsase.com e - m a i l : T mail@wsase.comT May 21, 2017 Ian Harrison 3535 east Coast Hwy #301 Corona Del Mar, CA 92625 COASTAL DEVELOPMENT PERMIT APPLICATION Tim & Michelle Dean; Applicants 16 Bay Island City of Newport Beach, County of Orange WSA Job #7154 Dear Mr. Harrison, Pursuant to your authorization, William Simpson & Associates, Inc., (WSA) is pleased to provide this report in response to your request for Coastal Hazards Analysis for the proposed development at the subject site. The site is adjacent to Newport Bay, thus it may be subject to Coastal Hazards such as, flooding, wave runup, and erosion. This study investigates the potential for the aforementioned hazards to impact the proposed development on the site over the next 75 years and addresses compliance with Coastal Hazards Analysis Report requirements and standards of NBMC Section 21.30.15.E.2. STATEMENT OF THE PREPARER’S QUALIFICATIONS Plamen Petrov, P.E., the preparer of the Coastal Hazards Analysis Report on this project, holds a Master of Science in Structural Engineering from University of Architecture, Structural Engineering & Geodesy of Sofia, Bulgaria, and is a Licensed Civil Engineer by the State of California Certificate No. C66947. For the last 19 years of his professional career he has been actively involved in the design and entitlement of many Waterfront Developments such as custom homes, seawalls, piers, platforms, floating docks and marinas. A great number of Coastal Hazards Analysis Reports prepared by him have been reviewed and accepted/approved by California Coastal Commission. All of the above being said, Plamen Petrov, P.E. shall be considered a qualified preparer for the Coastal Hazards Analysis Report on this project. Requirements in Appendix A for Step 1: Establish the project sea level rise range for the proposed project’s planning horizon (life of project) using the current best available science. As reflected on the enclosed Table 1 Sea Level Rise Projection for California (NRC 2012) and Figure 3.3, over the project’s planning horizon of 75 years, the estimated Sea Level Rise is 41 between 1.50’ and 5.00’, which is the sea level rise for the proposed project. Based on the highest high tides of +7.80’MLLW (+7.62’NAVD88) recorded in the project area, the above established range of Sea Level Rise will account eventually for bay water levels in the range of +9.12’NAVD88 and +12.62’NAVD88. Requirements in Appendix A for Step 2: Determine how physical impacts from sea level rise may constrain the project site, including erosion, structural and geologic stability, flooding, and inundation. The finished slab elevation of the proposed development is at +9.00’ NAVD88 which is in compliance with the Base Flood Elevation established for the area. The highest high tide reached in Newport Beach of +7.80’ MLLW is approximately 1.2’ below the finished slab of the proposed development. As we well know, majority of the public streets in Newport Bay area are currently at much lower elevations that the subject site, and will flood due to Sea Level Rise way before the development on this site becomes subject to flooding. FLOODING HAZARD The primary hazard due to flooding from the ocean waters for this site, like majority of the sites located adjacent to Newport Bay, would be due to long term sea level rise. The current water levels in Newport Bay are reflected on the enclosed Tide Planes & Tidal Datum – City of Newport Beach STD-599-L. According to the enclosed Topographic Survey the existing finish surface elevation in front of the subject site is at an elevation of +8.91’ NAVD88 (North American Vertical Datum 1988), and top of recently replaced bulkhead/seawall is at an elevation of +8.66’ NAVD88. Per the enclosed Site Grading & Drainage Plan, Finished Slab Elevation of the Proposed Development will be +9.00’ NAVD88. The highest high tides in Newport Beach threaten flooding of low-lying terrain. Historically, the highest high tides have reached approximately 7.8 ft above MLLW. This has occurred twice: January 28, 1983 and January 10, 2005. While sea levels have been rising for decades, higher rates of raise are forecast for the coming century as a consequence of climate change – see enclosed Sea Level Change Graph. Increases can be attributed to warmer temperatures, which cause water to expand, as well more liquid mass caused by melting of ice caps. Current estimates of future sea level rise generally fall in the range of 1-3 ft for the year 2100. A United States Environmental Protection Agency study puts these figures in a probabilistic perspective, suggesting there was a 50% chance that sea level rise would exceed 0.4, 0.7 and 1.5 ft by 2025, 2050 and 2100, respectively, and a 10% chance that sea level rise would exceed 0.6, 1.1 and 2.9 ft by 2025, 2050 and 2100, respectively. On August 12, 2015, California Coastal Commission unanimously adopted Sea Level Rise Policy Guidance: Interpretive Guidelines for Addressing Sea Level Rise in Local Coastal Programs and Coastal Development Permits. According to this Document, considered The Best Available Science and Consequences of Sea Level Rise, the sea-level rise projections for California (NRC 2012) are 1, 2 and 5.5 ft by 2030, 2050 and 2100 respectively. Global warming may impact flooding in other ways as well. Warmer water could intensify North Pacific storms, bringing greater wind and wave energy to shoreline in winter and higher intensity precipitation. In order to review the historical tides, Flow Simulations, LLC has obtained tide heights data form the NOAA (National Oceanic and Atmospheric Administration) Center for Operational 42 Oceanographic Products and Services (CO-OPS) “Tides and Currents” website, http://co- ops.nos.noaa.gov/ (Data accessed April, 2008). Year-long records of hourly tide predictions and measurements for Station ID: 9410660 (Los Angeles) have been accessed for 1982-2007. In addition, year-long records of hourly tide predictions have been accessed for 2008-2020. All tide heights have been saved in units of feet relative to MLLW and relative to GMT (Greenwich Mean Time). Los Angeles has been chosen because it is the nearest NOAA tide station with tide measurement data. A review of benchmark data for Los Angeles versus Newport Harbor shows that tide heights typically differ by less than an inch. For example, NOAA benchmarks data reports than the mean tide range at Newport Beach harbor is 3.76 ft versus 3.81 ft at Los Angeles, a difference of 0.05 ft or 0.6 inches. Hourly NTRs (Non-Tide Residuals) have been obtained for years 1982-2007 by subtracting the predicted tide heights from the measured tide heights. Positive NTR corresponds to higher tides than predicted and negative NTR correspond to lower tides than predicted. To characterize the magnitude and frequency of historical NTRs during the winter season when maximum astronomical tides occur, hourly NTRs for the months of December, January and February have been compiled for each year between 1982/83 and 2006/07 and rank ordered. From this ranking the 98th percentile NTRs have been extracted; this corresponds to 2% exceedance probability. To further explore the association between NTR and strong El Nino conditions, the 98th percentile NTR for each winter (2% exceedance probability) has been plotted versus ONI (Oceanic Nino Index) as shown in the enclosed Figure 3.1 and positive correlation has been identified (R2 =0.72, p<0.05). The implication for coastal flooding is not only that the probability of coastal flooding, or flood risk, varies from year to year depending on climatic conditions in addition to astronomical factors, but that the stronger El Nino the greater the coastal flood risk. There are important exceptions to this trend, however. Figure 3.1 shows two instances where NTR exceeded 0.5 ft even though ONI values have been between 0 and 1 oC corresponding to El Nino neutral or weak El Nino conditions. On the other hand, Figure 3.1 also shows that 2% exceedance probability NTR values never exceeded 0.5 ft when ONI values have been less than zero (i.e., during La Nina conditions). This suggests that coastal flood risk is minimized during La Nina conditions. The enclosed Figure 3.2 shows the height of monthly maximum high tides through 2020 based on astronomical factors. There are two peaks per year corresponding to maximum high tides in summer and winter. The graph in Figure 3.2 also reflects the 4.4-year cycle reported by Zetler and Flick (1985) and Flick (1986). The Newport Beach Peninsula portion of the Pacific Institute California Flood Risk Map is shown herein as OE S Quadrangle. The dark blue colored areas show the areas where a 100-year sea level rise of 55 inches is added to the existing FEMA coastal flood elevation shown in light blue. Obviously, the entire Newport Bay area will be affected if sea level rises 66 inches (5.5 feet) by the year 2100. If the sea level rises in the next several decades as currently estimated, regional measures to mitigate the potential flooding hazard shall be taken. Since finished floor/slab elevation of the proposed development is at +9.00’ NAVD88, it will remain below the High Tide to approximately year 2050. Eventually, the existing bulkhead/seawall may have to be raised in accordance with enclosed STD-601-L in order to accommodate the actual see level at that time. WAVE RUNUP Wave runup is the uprush of water from wave action on a shore barrier intercepting Stillwater level. On steeply sloped shorelines, the rush of water up the surface of the natural beach, including dunes and bluffs, or the surface of a manmade structure, such as revetment or vertical wall, can result in flood elevations higher than those of the crest of wind-driven waves. See wave Runup Sketch below. 43 Due to its location, this site is not a subject to typical ocean waves and the associated wave runup. Bay generated waves that may arrive at this site are very small wind waves and boat wakes. These types of waves are generally dampened by the moored vessels and dock systems located in front of the site, and have no significant energy and runup effect. Tsunami type waves that approach from the ocean shoreline will likely not reach the site for several reasons. There is no significant near field source of a tsunami like the geologic conditions of some other places on Earth such as Japan, for example. A far field tsunami reaching the ocean shoreline will likely not reach the site because of the distance and developments between the shoreline and this site. A near or far field tsunami propagating into Newport Bay proper would likely cause a seiche or standing wave on the order of 1.3 feet traveling within the bay. Even at the highest anticipated tide in Newport Beach of +7.8’MLLW (+7.62’NAVD88) this shall not result in overtopping of the bulkhead/seawall. Due to its very infrequent occurrence – 500-year recurrence interval – tsunami should not be considered a significant impact over the life of the proposed structure -75 years. EROSION HAZARD Erosion refers to the wearing or washing away of coastal lands. Beach erosion is a chronic problem along many open ocean shores of the United States. In order to meet the needs for comprehensive analysis of shoreline movement, the United States Geological Survey has conducted analysis of historical shoreline changes along open ocean sandy shores of the conterminous United States and has produced an Open-File Report 2006-1219 entitled “National Assessment of Shoreline Change Part 3: Historical Shoreline Change and Associated Coastal land Loss Along Sandy Shorelines of the California Coast”. The report looks at survey data of the following periods: 1800s, 1920s-1930s, and 1950s-1970s, whereas the lidar shoreline is from 1998-2002. The report looks at both long-term and short-term changes. According to the report, the average rate of long-term shoreline change for the State of California was 0.2±0.1 m/yr, and accretional trend. The average rate of short-term shoreline change for the state was erosional; with an average rate of -0.2±0.4 m/yr. The beach footprint of this site is stabilized and not subject to significant long term erosion. Review and analysis of historical aerial photographs and field measurements for seawall repairs in the area show no change in the position of the shoreline over the last several decades. The future shoreline changes over the next 75 years are assumed to be the same as in the previous several decades. However, there is a rapid rate of sea level rise predicted in the next 75 years. If that prediction holds true, the rapid sea level rise may accelerate shoreline erosion, but it shall not impact the structure on the subject lot over its economic life. 44 CONCLUSION In conclusion, flooding, wave runup and erosion will not significantly impact this property over the proposed life of the development. If found not adequate for the actual sea level rise over the next 75 years, the bulkhead/seawall assembly allows to be increased in height without further seaward encroachment. Also, up to 4’ high concrete or masonry block garden wall may need to be constructed around the front porch of the proposed development. The above conclusion was prepared based on the existing conditions, proposed drawings, current projection of future sea level rise, and within the inherent limitations of this study, in accordance with generally acceptable engineering principles and practices. We make no further warranty, either expressed or implied. William Simpson & Associates, Inc. appreciates the opportunity to work with you towards the successful completion of your project. Should you have any questions regarding this report, please give us a call. Respectfully submitted, Plamen Petrov, P.E. Masoud Jafari, S.E. Senior Project Manager Principal Enclosures: Location Map Aerial View Table 1 (NRC 2012) & Sea Level Change Graph Figure 3.3 Topographic Survey Site Grading & Drainage Plan City of Newport Beach Tide Planes & Tidal Datum – STD-599-L City of Newport Beach – STD-601-L Figure 3.1 Figure 3.2 Newport Beach OE S Quadrangle 45 46 p UL WILLIAM SIMPSON & ASSOCIATES, INC . ~ CONSUL TING STRUCTURAL ENGINEERS 16 BAY ISLAND NEWPORT BEACH, CA 92661 JOB. 7154 SHT. 23 ORCHARD , SUITE 250 LAKE FOREST, CA 92630 P (949) 206-9929 t----------------+-D_Es_. _P_B_P __ F (949) 206-9955 DATE 05/21 /17 ewpo H rbo r Yach GI 16, Bay Js land ROJECT - SITE §1 ~ -8 0 .r:::- ~ EBay Av t Ba/boa Bt,.,o LOCATION MAP N wport Landing ~ .f: i!:J..i!fi E'sa1, 47 UL WILLIAM SIMPSON & ASSOCIATES, INC. ~ CONSUL TING STRUCTURAL ENGINEERS 16 BAY ISLAND NEWPORT BEACH, CA 92661 JOB. 7154 SHT. 23 ORCHARD , SUITE 250 LAKE FOREST, CA 92630 DES. PBP P (949) 206-9929 t--------------------+------ F (949 ) 206-9955 DATE 05/21 /17 AERIAL VIEW 48Table 1. Sea Level Rise Projections for California {NRC 2012) -=t TIME NORTH OF CAPE SOUTH OF CAPE ·-¢-' PERIOD* MENDOCINO MENDOCINO Cape ·~endocino ' -2 - 9 in 2 -12 in by 2030 {-4 -+23 cm) (4-30 cm) "'tr-" ,, ' -1-19in 5-24 in J by 2050 (-3 - + 48 cm) (12 -61 cm) -1_ __ 4-56 in 17-66in ; c:)t,o, -~-by 2100 ~ I -{ {10-143 cm) {42 -167 cm) '-1..--··_; *with Year 2000 as a baseline 7.0 • OPC High • OPC L0w 6.0 •• CA Coastal Cbnseryancy -l)SACUN~CIII g 5.0 · 0 Vermeer a·nd Rahmstorf , Mean and Range ,-1 0 Note: see text for descriptions N .. of A 1 Fl, A2, 81 and AR4 IQ QJ > 0 4.0 ... QJ .2: OJ 1/lef-!i ;Y~C Zt7/Z IQ iii ct:. QJ till 3.0 · C IQ ~ u iii > QJ ... 2.0 · IQ QJ V) 2020 2030 2040 2050 2060 2100 Year ZO'/Z Figure 3.3 Comparison of USACE/NRC Ill Projections of Sea Level Rise with Vermeer and Rahmstorf (2009), (Adopted from Vermeer and Rahmstorf 2009) and OPC and California State Coastal Conservancy Recommendations 49 50" ~ i (/') ~ _.,. __ .. ___ . .,_ ' io 0 t~ (/') i I ;;1 .... (/') iz m "' > Q ~ C) 10 ~ 0 i ~ z 0 :::j z 0:, C) I~ _,.,. -0 H;; -----···-~ ~s: e ,, .. ;~ ~ •: ---------·-': ,~ ~'---C...-'---'-"--..P-~1 ~ i ·~ ~~~~,::--~-,-.,.,l-c:>l';~'---4,!\;;;====;:;;==;,=¥i-c_l,. J ~ ~ 1-:==;;;:=::j:.I ~ D .. t ~ .,.~---(> 6 ~ u 'o • IANJ.N.ILWUSON s ~ i -DEAN RESIDENCE C) :,~ l ~ '-+'" -::::..~ ~ al 'I liil!! ~ >' SITE PLAN li11 ~ ! j --', : ! 16 BAY ISLAND ~C:.0..°""00.MM.~~ if NEWl'OR. T BFAQ-1. CAUFOR.NIA 92661 b'ili . ~mm ~ " -W*WW.~fflCl',C.(M 51 Tide Planes and Tidal Datum Relationships (U. S. Survey Foot) Water 7.86' Hi er Hi h Water 5 .40' Mean High Wamr 4.65' Mean Neap High Tides Mean Nea Low Tides Mean Low Water 0 .93' (NAVDBB) 0.38' Submerged Lands Theory #1 Submerged Lands Theory #2 Tidehmds Theory 11 Tidelands Theory #2 Limit of Rancho or Pueb lo under Mexican Law limit U.S. Public Lands limit Pueblo or Rancho after patent Limit State patent o1 public lands (Civil Code 830) Limit U.S. patent to ind ividual per (Civi l Code 830) Limit U.S. patent to individual per state (B<m1Z CO?L!olidai.ed 11. City of Los A.?'lgeles (1935) !96 U.S . 10) Theory #1 -Tidelands lie between mean high and mean of low neap tides . Theory #2 -Tidelands lie between mean of all high and mean of all low tides. Information was taken from National Ocean Service (NOS), Office of Ocean and Earth Science (OES), Tidal Datum sheet -Publ ication Date 07 /1 7 /89 ..l ~ i i r----------------------.----.===============-;1] APPROVED: CITY OF NEWPORT BEACH BUILDING DEPARTMENT TIDE PLANES & TIDAL DATUM RELATIONSHIPS (U.S. SURVEY FOOT) ! ~--==B=UI=L=DIN=G=D=IRE=CT=O=R==~-~i y Drawn: R OKADA i Date :JULY2004 Scale: N.T.S. "' 1---------~--------------j~ STD-599-L ~ .. DRAWING NO. 52 53 --"' ~ ~ :0 "' ..0 e a. 8 1 - C: .§ 0.5 - "' 8 X UJ ~ N .c 1 0- 0: 1-z _Q ,'f I C: "' 7 -0.5 ~ 0 ll) D Los Angeles, 1982/83-2006/07 0 0 0 0 R2=0.72, p<0.05 - - - -1 '---~~~~-'''--~~~~..1'~~~~~-1.......'~~~~-'''--~~~~...1.'~~~~------' -3 -2 -1 0 1 2 3 Oceanic Nino Index (ONI) ror Dec-Jan-Feb ("C) Figure 3. I. A plot of 2o/o exceectance probability NTR versus ONI shows significant correlation (R2=0.72, p<0.05), but note that NTR exceeding 0.5 ft have also occurred during weak El Nino and El Nino neutral winters (O<ONI<l ). 54 ~ I - ' 6 - 5.5 '-----''---'--• __ ,....._. _ _J_' __ _.. _ __,,.___ ...... __ ...... ---'''----'-'--"---'--'---' 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Figure 3.2. Monthly maximum high tides for Los Angeles between 2008 and 2020. There are two peaks per year corresponding to maximum high tides in summer and winter. Note also the 4.4 year cycle reported by Zetler and Flick (1985) and Flick (1986). Newport BeachNewport Beach Costa MesaCosta MesaCosta MesaCosta MesaHuntington BeachHuntington Beach ¬«1 ¬«55 ¬«1 ¬«55 117°52’30"W 117°52’30"W 117°55’0"W 117°55’0"W 117°57’30"W 117°57’30"W 118°0’0"W 118°0’0"W 33°37’30"N 33°37’30"N 33°35’0"N 33°35’0"N 33°32’30"N 33°32’30"N 33°30’0"N 33°30’0"N 407000mE 407000mE 08 08 09 09 410 410 11 11 12 12 13 13 14 14 15 15 16 16 17 17 18 18 419000mE 419000mE3707000mN 3707000mN08 08 09 09 3710 3710 11 11 12 12 13 13 14 14 15 15 16 16 17 17 18 18 19 19 3720 37203721000mN3721000mN This information is being made available for informational purposes only. Users of this information agree by their use to hold blameless the State of California, and its respective officers, employees, agents, contractors, and subcontractors for any liability associated with its use in any form. This work shall not be used to assess actual coastal hazards, insurance requirements, or property values and specifically shall not be used in lieu of Flood Insurance Studies and Flood Insurance Rate Maps issued by the Federal Emergency Management Agency (FEMA). Data Sources: US Geological Survey, Department of Commerce (DOC), National Oceanic and Atmospheric Administration (NOAA), National Ocean Service (NOS), Coastal ServicesCenter (CSC), Scripps Institution of Oceanography, Phillip WIlliams and Associates, Inc. (PWA), US Department of Agriculture (USDA), California Coastal Commission, and National Aeronautics and Space Administration (NASA). Imagery from ESRI and i-cubed. Created by the Pacific Institute, Oakland, California, 2009. California Flood Risk: Sea Level Rise 00.511.520.25 Miles 01230.5 Kilometers 1: 2: 3: 4: 5: 6: 7: 8: Seal Beach Newport Beach Tustin not printed Laguna Beach not printed not printed not printed867 1 2 3 54 §¨¦ £¤ ") ¬« Interstate US Highway State Highway County Highway Grid coordinates: UTM Zone 11N meters Adjoining Quadrangles: Map extents match USGS 7.5 minute topographic maps Project funded by the California Energy Commission’s Public Interest Energy Research Program, CalTrans, and the California Ocean Protection Council Newport Beach OE S Quadrangle NAD83 GCS degrees Coastal Zone Boundary Current Coastal Base Flood (approximate 100-year flood extent) Sea Level Rise Scenario Coastal Base Flood + 1.4 meters (55 inches) Landward Limit of Erosion High Hazard Zone in 2100 55 INTENTIONALLY BLANK PAGE56 Attachment No. PC 5 501 W. Bay Avenue Parking Structure Floor Plan 57 INTENTIONALLY BLANK PAGE58 59 , ___ (?= r-------.. ----.. ~ -r, '-...,_ ~ i! e !J " =1.:----.--~ ..• i! ® i ~H--.i !J @ H' ~ I ., \Jl " Ii @ I..!) II ii @ ·~ z :C ~H~-· IC t: t =!;' * ~~--® ~ ~ j• ~ I ~,~==.t i @ -r---· N ® --1--- ~J ___ ® ----'· -·····----·- S.lNY.l,OSNO:J \ i ..-'( \ ~ ~ 0 I -I ~ 11 ___ @ I ~: ~ ~ I: ·-·----~;~ ~ ® 'r .... r- I ® ~ @ t --"-· I ~ --~ @ ~ ® ~ @ "~ I ~ <B 11 ~ -1 ® I i Jte~~ INOISIA;fU J ~ \U j c( µJ {\_ ~ .<:;ih.'.1:::> CN'v''.11,;IJ,V«l:-· . ...... _:.···-·-········"'lill.l·-·"'..,.· .... :.,. .... ·::. ·.:.a.L11:?.V::l .. ~N.l>!.HVd ® 'I=--= . i: fi @ © ® ® INTENTIONALLY BLANK PAGE60 Attachment No. PC 6 Bay Island Club Letter 61 INTENTIONALLY BLANK PAGE62 63 BAY ISLAND CLUB Tim & Michelle Dean 16 Bay Island Newport Beach, CA 92661 INCORPORATED 1903 --i~e:-7\pproval--orConceptaalrfouse -p1ans foTtot--ro. Dear Dean's The Bay Island Board of Directors has granted the height variance above twenty- nine (29) feet and approved your conceptual house plans at their January 20, 2017 Board Meeting. This approval is contingent on the Architectural Committee's revised recommendations to your plans dated January 20, 2017 . You shoulq submit your preliminary plans to the Bo~rq and review yo4r qesian with the City of Newport Beach. Vice President Cc Charles Seager Alden Management Group 18 BAY ISLAND, NEWPORT BEACH, CALIFORNIA 92661 TELEPHONE 949.722.1000 FAX 949.722.1004 INTENTIONALLY BLANK PAGE64 Attachment No. PC 7 Correspondence 65 INTENTIONALLY BLANK PAGE66 From: J&J McKellar <twojlmck@gmail.com> Sent: Monday, July 16, 2018 12:10 PM To: Crager, Chelsea Subject: Fwd: Delivery Status Notification (Failure) Subject: Applications for new, oversize large homes on Bay Island. Ms. Crager: I'm writing to you to express my concern of the two current oversized homes being considered on Bay Island. Clearly, the homeowners needs are based upon their need to increase overnight housing for many more guests than they currently can accommodate. My p roblem is that even at their current size, most Bay Island residents don't park their cars in their provided parking structure 1 short block away at the West end of Island. Instead, they take the easy way out by parking their, and their guests cars, on the streets on Island or Anade, (where we reside), Lindo, and other surrounding streets. By their being inconsiderate, parking up to 6 days in front of our houses, they occupy many of the valuable few parking spots for us! By the City approving larger homes for them, this parking situation will simply worsen. It's a simple formula: new, much larger homes approved, brings many, many subcontractors to construct the homes to park on our already overcrowded streets for the months and months to build the new structure. (Last year, a sub told us there were 7 different painting contractors all painting one new large home at once)! Then, upon completion, they posess much more space to have both daytime and overnight guests for a few days, this further puts a strain on the few street parking spaces available. If the city approves these projects, you set precedent and will have to approve all requests for mega-mansions on Bay Island...further eroding the parking problem. Thus, I feel these applications should be denied. Sincerely, James McKellar 326 Anade Ave N.B. 67 From: Allen Maxfield <aamaxfield@roadrunner.com> Sent: Friday, July 20, 2018 4:55 PM To: Crager, Chelsea Subject: Project PA2017-167; 10 Bay Island Dear Ms Crager: I have a question regarding the notice we just received on the above. It states “...and adjust the off- street parking requirements with a parking management plan.” It would be nice to have more information on the parking issue as that is a major concern to the residents of Island Ave. Being one house away from Bay Island parking is always an issue with construction. At the south end of our street we are constantly dealing with all the double parking of construction vehicles, repair trucks and tree trimmers with their shredding machines. Our family built our home in 1908-1912 and we, along with several older homes on our street do not have garages. Please take the parking matters under serious consideration. The Deans seem to have been nice in what they say they plan but the city needs to patrol our parking problems much more diligently. Thanks for you attention to this detail. Due to surgery we will be unable to attend the meeting. Allen Maxfield Sent from my iPhone 68 Attachment No. PC 8 Project Plans 69 INTENTIONALLY BLANK PAGE70 71 PA2017-167 Attachment No. PC 8 - Project Plans llESIDENTIAL CONSTllUCTION ~fo~72~11 MINIMUM llEQUillEMENTS APPLK;ABLE STANDARDS, 201b CALIFORNA. RE~DENTIAL WDf (GRC) 201b CALIFORNA. BUILDING WDf (CBC) 201b CALIFORNA. PLUMBING CODE (CFC) 201b CALIFORNA. ELECTRICAL GODE (CEC) 2016 CALIFORNA. MEGHANK;AL WDf (GMC) 201b BUILDING ENBRGY EFFICIENCY STANDARDS (BEES) 201b CALIFORNA. GREEN BUILDING STANDARDS WDE (CG) CHAPTER 15 OF THE NErlPORT BEACH MUNICIPAL WDE (NBMCI GENERAL, I. RE~DENTIAL BUILD~G UNDfRGOING PERMITTIED AL TIERA- TION5, ADDITIONS OR IMPROVfMENTS SHALL REPLACE NON-COMPLIANT PLUMBING Fl>(!\JRES ~ITH ~TER CONSERV- ING PLIJMBING FIXTIJRES MEETING THE REQUIREMENTS OF 2013 CALIFORNIA GREEN BUILDING STANDARDS CODf, SECTION 4.303. PLIJMEING FIXTIJRE REPLACEMENT IS REQUIRBD PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY OR FM INSPECTION BY THE CHIEF BUILDING OFFICIAL. (CIVIL CODE, SECTION 1101.1 ET~ .. NBMC 15.11.020) 2. IS!lJANCE OF A BUILDING PBRMIT BY THE CITY OF NErlPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITk?NS AND RESTRICTIONS ~HIGH MAY BE RECORDBD AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRkJR TO COMMENCE- MENT OF ANY CONSTRUCTION AIJTHORIZED BY TH~ PERMIT. 3. PRIOR TO PBRFORMING ANY r'iORK IN THE CITY RIGHT -OF- 1"'\1\'1', AN ENCROACHMENT PERMIT MU5T BE OBTAINED FR.Or-1 THE PIIBLIC r'iORK5 DEPARTMENT. 4. A SITE SURVEY BY A LICENSBD SIJRVEYOR SHALL BE REQUIRBD PRIOR TO FOUNDATION CONCRETE POUFl ELECTRICAL SERVIC~ 5. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NE~ CONSTRUCTk?N, REPLACEMENT BUILDING, OR ADDmON TO AN EX~TING BUILDING EXCEEDS FIFTY (SO) PERCENT OF THE GROSS FLOOR AREA OF THE EXISTING BUILDING. (NBMC 15.32.0151 b. BDOON COMPANY APPRO-/AL IS RfQ\JIRED FOR METER LOCATION PRIOR TO INSTALLATION. 7. FIELD INSPECTORS TO REVIErl AND APPROVE UNDER- GROUND SERVlCE REQUIREMENT PRIOR TO CONCRETE PLACEMENT. B. 5ERVK;E EQUl'MENT AND SUBPANELS TO HAVE MIN. 30" ~IDf BY 3b" DfEP CLEAR r'iORK SPACE. CONSTRUCTION, B. PEDESTRIAN PROTECTION ADJACENT TO PUBLIC RIGHT OF MYTOBEASFOL~· CBC TABLE 330b.1 PROTECTION OF PBDE5TRIAN5 HEIGHT OF DISTANCE FROM TYPE OF PROTEC- CON5Tru;TION CON5Tru;TION TO LOT LINE TION REQUIRED LESS THAN 5 FEET CONSTRUCTION BFEET Ri>JLIN65 OR LESS 5 FEET OR MORE NONf LESS THAN 5 FEET BARRIER AND WVEREDM-Y LESS THAN 5 FEET BUT NOT MORE THAN BARRIER AND 114TH THE HEIGHT WVEREDM-Y OF CONSTRUCTION MORE TNAN 5 FEET OR MORE BFEET BUT BETY'IEEN BARRIER 114TH AND 1/2 THE HEIGHT OF CONSTRUCTION 5 FEET OR MORE BUT EXCEEDING NONf 112 THE HEIGHT OF CONSTRUCTION 10. ALL EXTERIOR LATH AND PLASTER SHALL HAVE Tr'iO LAYERS OF GRADE D PAPER OVER r'iOOD BASE SHEATHING, (CRC R703.b.3, CBC 2510.6) II. ML COVERING OF 5HOV£R5 OR 11JBS ~ITH SH~5 SHALL BE OF CEMENT PLASTER, TILE, OR APPRO-/ED EQUAL, TO A HEIGHT OF NOT LESS THAN 72 INCHES ABOVE DRAIN INLET. BACKING FOR TILE SHALL BE CEMENT BOARD OR CEMENT PLASTER. (CRC R301.2, CBC 1210.23) 12. 5/IFETY GLAZHG SHALL BE PROVIDfD AT THE FOLLOt'llNG HAZARDOUS LOCATIONS, (CRC R30B.4, CBC 240b.4) A. 5/'ING~G. Bl-FOLD, AND SL[)ING OOORS B. ~HEN LOCATED ~ITHIN bO INCHES ABOVE THE FLOOR OF Y'IET SIJRFACES SIJCH AS TIJBS, SHOY'IERS, SAIJNAS, STEAM ROOMS, OR OUTIDOOR SNMMING POOLS. C. ~ITHIN A 24 INCH ARC OF EITHER VERTICAL EDGE OF OOORS AND ~ITHIN bO INCHES OF MLKJNG SURFACE. D. ~HERE GLAZJNG AREA 15 MORE THAN q SQ. FT., ~ITH THE BOTIOM EDGE LESS THAN IB INCHES ABOVE THE FLOOR, TOP EDGE MORE THAN 3b INCHES ABOVE THE FLOOR, AND ~ITHIN 36 =ES OF A MLKING SURFACE, MEASIJRED HORIZONTALLY. E. GLAZING ~HERE THE BOTTOM EXP05ED EDGE OF THE GLAZING 15 LE55 THAN 36 INCHES ABOVE THE PLANE OF THE ADJACENT ~NG SIJRFACE OF 5TAl<rlAYS, LANDINGS B~EEN FLIGHTS OF STAIRS AND RAMPS. F. GLAZING ADJACENT TO THE LANDING AT THE BOTIOM OF A STAI-Y ~HERE THE GLAZING IS LESS THAN 36 INCHES ABOVE THE LANDING AND ~ITHIN bO INCHES HORIZONTALLY OF THE BOTIOM TREAD. 6. GLAZING IN GUARDS AND RAILINGS. 19. ALL DOORS PROM THE HOIJ5E INTO THE POOL AREA SHALL BE EaJIPPED ~ITH AN APPRO-/BD ALARM OR AN APPROVED AL TERNA TE DRO~ING PREVENTION 51\FETY FEATIJRE. (CBC 310U4.2) 14. ~OKE ALARMS SHALL BE IN5TALLBD IN THE FOLLO~ING LOCATIONS, (GRG R914.9, CBC qQT.2.11.2) A. IN EACH SLEEPING ROOM. B. OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMBDIATE VICINITY OF THE BBDRDOMS. C. ON EACH ADDmONAL STORY, INCLIJDING BASEMENTS AND HABITABLE Arno.; ~OKE ALARMS SHALL BE HARDY,IRED ~ITH BAmRY BACK-IJP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE ~ITH CRC R914.4 I R914.S OR CBC qQ1.2.113 4 "01.2.11.4. 15. CARBON MONOXIDf ALARMS SHALL BE INSTALLED IN THE FOLLOt'llNG LOCATIONS, (CRC R915.9, CBC 420.6) A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM/5). B. ON EVERY LEVEL OF THE DY'IELLING UNIT INCLUDING BASEMENTS. lb. ALL FENESTRATIONS ON ~INDOl'6 AND OOORS SHALL HAVE U-FACTOR5 AND SOLAR HEAT GAIN COEFFICIENT (5HGC) VALUES IN ACWRDANCE ~ITH T-24 ENERGY CALCIJLATIONS. ALL FENESTRATIONS MUST NAVE TEMPORARY AND PERMANENT LABELS. TEMPORARY GENERATOR, 11. HAND OPERATED CONSTRl!CTk?N TOOLS POY'IERED BY ELECTRICITY MUST USE POY'IER PRO-/IDED BY SOUTHERN CALIFORNIA BDISON THROUGH A TEMPORl'JRY POLE OR AVAILABLE OUTLET. IN Ri>JRE GASE ffiERE ELECTRICITY 15 NOT READILY AVAILABLE AND A PORTABLE TEMPORARY GENERATOR IS NECESSARY, THE FOLLO~ING RESTRICTIONS MUST BE ADHERED TO, A. MUST BE PORTABLE AND MAY EASILY BE RELOCATED. B. TEMPORARY GENERATORS ARE TO BELOCATED A MNIMUM DISTANCE PROM ANY PROPERTY LINE ACCORDING TO THE FOLLONNG TABLE, TIME~ USE REQJIRED REl2JIRED HOURS SETBACK PROM SETBACK FROM PROPERTY LINE ADJACENT 5TRUC11JRE5 0-1 DAY 10 FEET SFEET > I DAY 20 FEET SFEET C. IF THE MINIMUM DISTANCE CANNOT BE ACHIEVBD, TIHEN THE GENERATOR SHALL BE LOCATED THE MOST EXTREME DISTANCE PRACTICAL TO INHIBIT NOISE. OTHER METHODS TO INHIBIT NOISE MAY BE UTILIZED ~HEN PRACTK;AL D. MAY BE OPERATIONAL FOR A MAXIMUM OF FIVE CONSEWTIVE CALENDAR DAYS. AFTER FIVE CONSEWTIVE CALENDAR DAYS OF USE, PO~ER SHALL BE PROVIDfD THROUGH THE USE OF A TEMPORARY PO!',ER POLE. E. USAGE 15 LIMrrBD TO Y'IEEKDAYS BETY'IEEN THE HOURS PROM 8'00 AM AND 9,30 PM MONDAY THROUGH FRIDAY. NO USE ON Y'IEEKENDS OR FEDERAL HOLIDAYS. FIREPLACE, IB. GAS FIREPLACE APPL~NCE5 SHALL BE A DIRECT-VENT SEALED-GOMEUSTION TYPE. (CG 4.503.11 1q. FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED~ ACCORDANCE ~ITH CONDITIONS OF THE THE LISTING. (CRC RI004.I, CBC 2111.19.1) 20. DfWRATIVE SHROUDS SHALL NOT BE INSTALLED A TTHE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT rlHERE 5~H SHROUDS ARE LIS TED AND LABELED FOR USE ~ITH THE SPECIFIC FACTORY-BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACWRDANCE ~ITH MANUFACTIJRERS INSTALLATION INSTRl!CTIONS. (CRC RIOOS.2, CBC 2113.q) MEGHANK;AL, 21. ROOMS CONTAINHG BATH11JB5, 5H~S. SPAS, AND SIMILAR Fl>(!\JRES SHALL BE PROVIDfD mH AN EXHAIJ5 T FAN mH A MINIMUM CAPACITY OF 50 CPM DJCTED TO TERMINATE OIJTSIDf THE BUILDING. (CRC R909.9, CG 4.506.I, CBC 1209.4.9.2.I, GMC 409.71 22. THE CLOTHES DRYER VENT SHALL NOT EXCEED 14 FT. IN OVERALL LENGTH ~ITH MAXJMUM 1l'IO qo DEGREE ELBOl'lS. (CMG 504.9.1) 29. ENVIRONMENTAL AIR DUCTS SHALL TERMINATE MIN. 3 FEET PROM PROPBRTY LNE OR OPENINGS INTO THE BUILDING. (GMC 504.5) 24. MECHANICAL EQUIPMENT SHALL BE INSTALLED PER THE MANUFACTIJRERS INSTALLATION INSTRl!CTIONS. (CMG 309.1) 25. DOMESTK; RANGE VENTS TO BE SMOOTH METALLIC INTERIOR SIJRFACE. /GMC 504.2) 2b. SUPPLY AND RETIJRN AIR D~TS TO BE INSIJLATED AT A M~. R-o. CAL ENERGY CODf TABLE 150-1-A. (PROVIDE R-B D~T INSULATION PER T24 CALCS.) PLIJMBING· 21. PLUMBING FIXTIJRES, A. NE~ CONSTru;TION 4 ADDITk?N/ALTERATIONS THAT INCREASES CONDITIONED SPACE AREA, VOLIJME, OR SIZE (CG 4.309.1), COMPLY ~ITH GAL GREEN MANDATORY REQUIREMENTS B. ADDITIONS AND ALTERATIONS NOT INCREASING CONDITIONED SPACE AREA, VOLIJME, OR SIZE (CFC 409.04082), SHOY'IER HEADS, 2.0 GPM @ 00 PSI II. LAVATORY FAIJCET5' 1.5 GPM o bO PSI Ill. KITCHEN Fli/C.ErS: 1.5 GPM @ 60 PSI fl. MTER CLOSET, 1.28 GALLONS PER FLIJSH 28. CLEARANCE FOR ANY~ TER CLOSET TO BE A MINIMUM OF 24 INCHES IN FRONT, AND 15 INCHES FROM ITS CENTER TO ANY 51Df ~LL OR OB5TR~TION. (CFC 402.5) 2q. THE MTER HEATER BURNER TO BE AT LIEA5T 18 INGHES ABOVE GARAGE FLOOR, IF LOCATED IN A GARAGE. (CFC 507.19) 90. INSTALL A 9 INCH DIAMETER BY 9 FEET TALL STEEL PIPE EMBEDDfD IN CONCRETE SLAB FOR PROTECTION OF MTER HEATERS LOCATED IN GARAGE. (CFC 507.13.1) 91. MTER HEATERS TO BE STRAPPED AT TOP AND eoTIOM NTH 1-1/2" X 16 GAIJGE STRAP rlTH 9/B"<I> X 9' LA6 BOLT EACH END. (CFC 501.2) 92 ABS AND PVC DRAIN -TE AND VENT PIPING MATE~AL 15 LIMITED TO 2 STORIES MAX. (CFC 701.1(2l(A) AND qQ9.1.I! 93. ABS AND PVC ROOF AND DECK DRAIN MATE~AL 15 LIMITED TO 2 STORIES MAX. (CPC 1101.3 AND 70b.O) 94. ROOF AND DECK DRAIN SYSTEMS INSIDE TIHE BUILD~G ARE REQUIRED TO BE INSTALLED ~ITH DIRECTk?NAL DY,V DRAINAGE FITIINGS. (CFC 1101.9 AND 70b.O) 95 CLEANOUTS ARE REQUH<BD rlTHIN 2 FEET OF THE CONNECTION BEllffN THE INTERIOR ROOF AND DfCK DRAIN PIPING SYSTEM, AND THE EXTERIOR ON51TE DRAN SYSTEM. (Of'C 1101.121 36. ALL HOSE BIBBS ARE TO HAVE VACUUM BREAKERS. 91. THE MAXIMUM AMOUNT OF ~ TER CLOSETS ON A 9 INCH HORIZONTAL DRl'JNAGE SYSTEM L~E ~ 9. (CFC TABLE 709.2) 98. THE MAXIMUM AMOUNT OF !',ATER CLOSETS ON A 9 INGH VERTICAL DRAINAGE SYSTEM LINE 15 4. (CFC TABLE 709.2) 9q, PROVIDE GAS LINE ~ITH A MIN. CAPACITY OF 200,00 BTIJ FOR MTER HEATER. (GAL ENERGY CODE 150.0(N) 40. PROVIDE A CONDENSATE DRAIN NO MORE THAN 2 INGHES ABOVE THE BASE OF TIHE ~TER HEATER SPACE. (GAL ENERGY GODE 150.0(N) 41. PROVIDE A STRAIGHT VENT PIPE FROM THE MTER HEATER SPACE TO THE OUTSIDE TERMINATION FROM THE MTER HEATER SPACE. (GAL ENERGY CODE 150.0(N) 42. INSIJLATE ALL 9/4" AND LARGER HOT MTER PIPE. (GAL ENERGY 150.0(J)(2) ELECTRICAL, 49. ALL RECEPTACLE OUTILETS IN BATHROOMS, ABOVE KITCHEN WJNTERTOf'5, c= SPACES, GARAGE, ROOF- TOPS, OIJTIDOOR OUTLETS, ~ITHIN b" OF ~TIBAR/LAIJNDRY SINKS TO BE PROTECTED BY GROUND FAIJLT CIRCIJIT INTERRUPTER (GFCII. (CEC 210.8) 44, ALL RECEPTACLE OUTILETS ARE RfQ\JIRED TO BE LISTED TAMPER RESISTANT. (CEC 40b.12 AND 210.521 45. COMBINATION TYPE AFCI CIRCIJIT BREAKERS ARE REQIJIRED FOR ALL 120 VOLT SINGLE PHASE 15/20 AMP BRANCH CIRCUITS. EXCEPT FOR BATHROOMS, KITCHENS, GARAGES, OUTIOOORS, AND LAIJNDRY ROOMS. (CBC 210.12(B) 4b. AT A MINIMUM, ONE DEDICATED 20 AMP CIRCUIT 15 REQIJIRBD FOR A BATHROOM. (CEC 210.ll(Cl(91 4l A GFCI PROTECTED RECEPTACLE 15 REaJIRED mHIN 9 FEET OF THE EDGE OF EACH S~K IN A BATHROOM. (CBC 210.S2(D) 48. RECEPTACLE OUTLETS ARE NOT ALLO~BD NTHIN OR OVER A BATHTIJB OR SHOY'IER STALL. (CEC 406.q(C) 4',, 5UBPANELS ARE NOT ALLOY'IED TO BE LOCATED IN BATHROOMS OR CLOTHES CLOSETS. (CEC 240.24(01 AND 240.25(E) 50. CIRCIJITS SHARING A GROUNDfD CONDJCTOR (NEUTRAL) NTH 1l'IO UNGROUNDfD (HOT) CONDUCTORS MUST USE A 1l'IO POLE CIRCUIT BREAKER OR AN IDENTIFIED HANDLE TIE. (CEC 210.4(B) GROUP NON-CABLE CIRCIJITS IN PANEL (CBC 210.4(DI 51. THE RECEPTACLE OUTLETS THAT SERVE KJTGHEN WJNTERTOPS, DINING ROOM, BREAKFAST AREA, AND PANTRY, MUST HAVE A MIN. OF 2 DfDICATED 20 AMP CIRCIJITS. ICEC 210.52(B)(I) 52. KITCHEN COUNTERTOPS 12 INCHES OR ~IDfR MUST HAVE A RECEPTACLE OUTLET. (CBC 210.52(C) 59. KITCHEN COUNTERTOP5 MUST HAVE RECEPTACLE OUTLETS SO NO POINT ALONG COUNTER MLLS 15 MORE TNAN 24 INCHES FORM A RECEPTACLE. (CEC 210.52(C) 54. ISLAND AND PENINSULAR COUNTERTOPS MUST HAVE AT LIEA5T ONE RECEPTACLE. (CEC 210.52(C)(I) AND (2) 55. THE SPAC~G FOR GENERAL RECEPTACLE OVTILET5 MUST BE LOCATED SO TIHAT NO P~NT ON ANY MLL, FIXBD GLASS, OR CABINETS 15 OVER 6 FEET FROM A RECEPTACLE OUTLET. (CBC 210.52(A) Sb. HALLMYS 10 FEET OR MORE MUST HAVE AT LEAST ONE RECEPTACLE OUTLET. (CBC 210.52(H) 51. LAUNDRY ROOMS MUST HAVE AT LIEA5T ONE DEDICATBD 20 AMP RECEPTACLE CIRCUIT. (CEC 210.11(21 58. PROVIDE 120V RECEPTACLE NTHIN 9 FEET OF ~TEF< HEATER. (GAL ENERGY CODE 150.0(N) FOUNDATION, sq. Y'IEEP SCREED FOR STIJCW AT THE FOUNDATION PLATE LINE SHALL BE A MINIMUM OF 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVED AREAS. (CRC R709.6.2.I, CBC 2512.1.2) bO. FASTENERS AND CONNECTORS (NAILS, ANCHOR BOLTS, ETC .. .) IN CONTACT ~ITH PRESERVATIVE-TREATED f'IOOD SHALL BE OF HOT-DIPPBD ZINC-GOA TED GALVANIZED STEEL, STAINLIESS STEEL, SILICON BRONZE OR COPPER. (CRC R91l9, CBC 2304.q.5.I) bl. ANCHOR BOLTS SHALL INCLUDE STEEL PLATE MSHERS, A MINIMUM OF 0.22~' X 9" X 9" IN SIZE. BETY'IEEN SILL PLATE AND Nllf. /CRC R602.II.I, CBC 2908.12.B, ACCEPT ABLE AL TERNA TE 5DPl'6 4 .9.6.4 .9) SITE NOTES I. GRADING, SEE SHEET Cl. 2. ALL PLANTING TO BE NON-INVASIVE. 9. ALL ENCROACHMENTS ~ITHIN THE FWLIC RIGHT-OF- ~y MJST BE REVIEV'IED AND APf'RDVED BY THE PIIBLIC r,QRJ<S DEPARTMENT UNn:>ER A SEPARATIE PERMIT AND MAY REQUIRE THE EXECUTION OF AN ENCROACHMENT AGREEMENT. THERE 15 NO GUARANTIEE THAT ENCROACHMENTS SHO!',N ON THE SITE PLAN ~ILL BE APPROVED BY THE PUBLIC 1',0RKS DEPARTMENT. 4. PROVIDE 2 LAYERS OF SANDBAGS AT PROPERTY LINES FOR EROSION CONTROL PER NBMC, TYP. 5. REMOVAL OF ANY CITY TI<EES REQUIRES PRIOR APPROVAL FROM GENERAL SERVICES DEPARTMENT. 6. TIREES ARE REQUIRED TO BE PLANTED IN PARl<'1AY ABUTIING THE BUILDING SITE IF A NEY, BUILDING 15 CONSTRUCTED, PER MUNICIPAL WDf SECTION 19.0~.0IO. 7. PROVIDE TIREES IN THE PARK~Y ADJOINING THIS SITE TO THE SATISFACTION OF THE GENERAL SERVICES DEPARTMENT (~~/644-9089). APPROVAL PROM GENERAL SERVICES 15 REQUIRED ON THE BUILDING INSPECTION CARD PRIOR TO FINAL INSPECTION. 8. SURVEYOR SHALL MONUMENT PROPERTY CORNERS BEFORE STARTING GRADING, ~ITH PERMANENT MONUMENTS. SURVEYOR TO FILE A CORNER RECORD OR A RECORD OF SURVEY ~ITH THE OFFICE OF THE COUNTY SURVEYOR. EVIDfNCE OF FILING SHALL BE SUBMITIIED TO THE BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. q_ CONTRACTOR TO OBTAIN AN ENCROACHMENT PERMIT FROM PUBLIC i'IORK5 PRIOR TO PERFORMING ANY OFF-SITIE r'iORK. 10. AN ENK;ROACHMENT AGREEMENT 15 REQUIRED FOR ALL NON-ST AND ARD IMPROVEMENTS ~ITHIN THE PUBLIC RIGHT-oF-l'lAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY '11TH CITY COUNCIL POLICY L-b AND L-18. II. NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO rlHICH A PERSON 15 REQUIRED TO DESCEND OR OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY. 12. PENK;ES AND t1ALL5 ~ITHIN THE SIDE YARD SET- BACKS SHALL NOT EXCEED 6'-0" AS MEAcVRE'D PROM q.oo· NAVee. PORTION OF THE FENCE OR ~LL ABOVE SIX FEET IN HEIGHT FROM THE EXISTING GRADE PRIOR TO CONSTRltTION MUST BE 60% OPEN. 19. PENK;ES AND V'IALLS ~ITHIN THE FRONT YARD SETIBACKS SHALL NOT EXCEED 5'-0" AS MEASl,RED PROM NATURAL GRADE. THE UPPER 3'-0" MUST BE AT LEAST 40% OPEN. 14. DISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS ~LL FINISH THICKNESS, MINIMUM. 15. THE l'lA TIER METIER AND SEY'IER CLEAN OUT THAT SERVE THE NEf1 RE51DENK;E SHALL BE LOCATED ~lrlilN THE ALLEY/STIREET AND SHALL HAVE A TRAFFIC-GRADE BOX AND COVER. SEY'IER CLEANOUT SHALL BE CONSTRUCTED PER CITY STANDARD "406-L. 16. EXISTING STIREET TIREES SHALL BE PROTECTED IN PLACE. 11. ALL UTILITY SERVICE CONNECTIONS SHALL BE MADE UNDERGROUND. 18. NEl'I WNCRETIE SIDEt1ALK, Cl.RB AND GUTIIER, CURB ACCESS RAMPS, AND STIREET PAVEMENT MAY BE REQUIRED BY THE CITY AT THE TIME OF CONSTRlt- TION, SAID DETIERMINATION SHALL BE MADE AT THE DISCRETION OF THE PIIBLIC r'iORKS INSPECTOR. 1q. PER CITY STANDARD STD-165-L, f1HERE THE EXISTING DRIVE~Y APPROACH 15 REMOVED AND l'IHERE THE Nm DRIVE~Y APPROACH 15 CONSTRltTED, A MINI- HIM 12' l'IIDE X 12" DEEP FULL DEFTH CONCRETIE PATCH BACK SHALL BE CONSTRl!CTIED ALONG THE ENTIRE LENGTH OF THE NEl'I DRIVEV'IAY APPROACH. SUCH PATCH BACK PANEL SHALL BE DOY'IELED INTO THE EXISTING CONCRETE ROAD~Y AND CONICRETE GUTIIERCIJRB. 20. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MANNER THAT t11LL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE FWLIC BOARD~LK. 21. ALL r'iORK RELATED TO ~STE~TIER IN FWLIC RIGHT- OF-MY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION 5Ei'£R CONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR. 22. ALL r'iORK RELATED TO ~TER IN FWLIC RIGHT-OF-~Y SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR. 23. MN REQUIRED, FENK;E BARRIER AND ~LKMY COVER TO BE CONSTRUCTIED PER CBC 99065, 990b.6 AND 9906.7. 24. IN ADDITION TO PROTECTION OF PEDfSTRIANS, PROVIDE CONSTRl!CTION FENCING 72" TO 84" HIGH. TABLE :3606.1 PROTIECTION OF PEDESTRIANS HEIGHT OF DISTANCE PROM TYPE OF CONSTRltTION PROTIECTION CONSTRUCTION TO LOT LINE REQUIRED 6 FEET LESS THAN 5 FEET CONSTRl!CTION OR LESS RAILINGS 5 FEET OR MORE NONE BARRIER AND LESS THAN 5 FEET COVERED VIALK~Y 5 FEET OR MORE BARRIER AND BUT NOT MORE THAN COVERED 1/4 THE HEIGHT OF VIALK~Y CONSTRUCTION MORE THAN 5 FEET OR MORE 6 FEET BUT BETl',EEN 1/4 AND 1/2 THE HEIGHT OF BARRIER CONSTRUCTION 5 FEET OR MORE b PEET BUT EXCEEDING THE HEIGHT OF CONSTRl!CTION CONSTRl!CTION FENCING 25. THE HEIGHT OF FENCES AND ~LLS f11TlilN REQUIRED SIDE AND REAR YARD SETIBACK AREAS MAY BE IN- CREASED PROVIDED THE HEIGHT DOES NOT EXCEED SIX FEET AS MEASURED PROM THE PROPOSED FIN- ISHED GRADE AND NINE FEET AS MEASl,RED FROM THE EXISTING GRADE PRIOR TO CONSTRUCTION. ADDITIONALLY, THE HEIGHT OF FENCES OR V'IALLS SHALL NOT EXCEED NINE FEET AS MEASIJRED PROM THE EXISTING GRADE OF AN ABUTIING LOT. THE POR- TION OF THE FENCE OR ~LL ABOVE SIX FEET IN HEIGHT FROM THE EXISTING GRADE PRIOR TO CON- STRUCTION SHALL BE CONSTRl!ED OF OPEN GRILL- 1',k:;RK, !',ROUGHT IRON, LATIICE!',ORK PICKETS, OR SIMILAR MATERIALS SO THAT AT LEAST SIXTY (60) PERCENT OF THE FENCE OR VIALL 15 OPEN OR 15 CONSTRl!CTED OF A TRANSPARENT MATERIAL. THE HEIGHT OF A FENCE, HEDGE, OR t1ALL SHALL BE MEAcVRED FROM THE EXISTING GRADE PRIOR TO CONSTRl!CTION AT THE LOCATION l'IHERE THE FENCE, HEDGE, OR ~ALL 15 LOCATED. RE C::,t[1F NC'F '\. -···'--~ 1 _, L..~, J __ f6 l\;\Y L':',L:\ND - PllOJECT NOTES I. WISON COMPANY APPROVAL 15 REQUIRED FOR MmR LOCATION PRIOR TO INSTALLATION. SERVIGE TO BE UNDERGROUND IF RELOCATED OR A NEr's SERVICE 15 INSTALLW. FIELD INSPEC- TORS TO REVIEY< AND APPROVE FUTURE UNn:>ER- GROUND SERVICE REQUIREMENT PRIOR TO c.oNGRETE PLACEMENT. 2. 501L5 ENGINEER TO REVIEY< AN[) APPROVE FOUNn:>ATION AN[) GRADING PLANS. SOILS ENGI- NEER TO INSPECT AND CERTIFY FOOTING EJ<C,AVA- TION AN[) n:>ESIGN BEARING PRESSURE, GRADING AN[) COMPACTING OF SUBGRADE PRIOR TO POURING CONCRETE. FOR OVER-EJ<C,AVATION AN[) RECOMPAGTION n:>URING GRADING OPERA- TION SOIL5 ENGINEER TO VERIFY COMPETENT SOIL AT EXTENT OF EJ<C,AVATION PRIOR TO BACK- FILL AND RECOMPACTION. 9. PROVl[)E PRESSURE REGULATOR IF NATER 15 EGl!AL TO OR GREATER THAN EIGHTY POUNDS PER SQUARE INOl (80 PSI). 4. SEPARATE APPLICATION PERMIT 15 REQ\JIRW FOR n:>EMOLITION, RETAJNING V',O,US, PATIO COVERS, FENCES OVER 9 FEET HIGH AN[) POOLS/SPAS. 5. A LIGENSW "-JRVEYOR SHALL COMPLETE A FEMA ELEVATION CERTIFICATE AN[) SUBMIT IT TO THE BUILDING n:>EPARTMENT INSPECTOR n:>URING FINAL INSPECTION. 6. c.oNTRACTOR TO HAVE LAB TE5T FOR SOIL SULFATES PRIOR TO CALLING FOR FOUNn:>ATION INSPECTION AN[) SHOY, SULFATES ARE NEGLIGIBLE OR COMPLY Y'UTH TABLE 1q-A-4. 1. TEMPORARY SHORING 15 FlEQJIRED FOR EJ<C,AVA- TION V'lHICH REMOVES THE LATERAL SUPPORT FROe! A FUBLIG V'IAY OR AN EXISTING BUILn:>ING EJ<C,AVATIONS ADJACENT TO A PUBLIC l'lAY REQ\JlflE PUBLIC i"IORKS APPROVAL PEIOR TO ISSUANCE OF A BUILDING PERMIT. SHORING MUST BE DESIGNED BY A REGISTERED CIVIL ENGINEER. 6. ALL PLUMBING FIXTURES SHALL COMPLY r'slTH THE MAXIMUM FLON RATE5 AS NOTED IN THE RESIDENTIAL c.oNSTRUCTION MINIMUM REQUIRE- MENTS AND GAL GFlEEN MAN[)A TORY REQIJIFlE- MENTS. q, c.oNSTRUCTION INSPECTION PER C.SC SEC. 106. 10. MINIMUM n:>ESIGN SOIL BEARING 15 1000 PSF UNLESS NOTED OTHERt'llSE ON SHEET !SGN! FOUNn:>ATION NOTE •4. II. MAXIMUM TEMPERATURE OF 120 n:>EGREES AT ALL SHO!',ERS AND TUB/5HOV'IER5 TO BE PROVIDED BY THE USE OF PRESSUFlE BAL.ANGE OR THERMO- ST ATIG MIXING VALVES. 12. ALL MECHANICAL AN[) ELECTRICAL EGl!IPIMENT, INCLUDING DUCT OPENINGS, TO BE ABOVE ELEV- ATION q_oo· NAVn:>ee MEAN SEA LEVEL (M.5.L.!. 13. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEY<PORT BEACH [)OES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIFlEMENTS TO OBSERVE COVENANTS, CON[)ITIONS AN[) RESTRIGTk:lNS NHICH MAY BE REGORn:>ED AGAINST THE PROPER- TY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY c.oNSTRUCTION AUTHORIZED BY ms PERMIT. 14. UTILITY DEPARTMENT TO INSPECT MAIN SEi'lcR HOOK-UP PRIOR TO BUIL[)ING FINAL. EXISTING LATERAL TO BE CHANGED AN[) GLEAN-OUT (406-L) INSTALLED TO COe!PLY r'slTH CITY 5TAN[)ARD5 IF ANY OF THE FOLLOl'<ING C.QN[)I- TIONS oc.GUR. THIS r'slLL BE [)ETERMINW BY THE BUILn:>ING INSPECTOR. A. AL TERA TION5 TO THE BUILn:>ING 5El'lER 15 OONE. B. AD[)ITIONAL PLUMBING FIXTIJRES REQUIRE INCREASE IN SIZE OF BUILn:>ING LINE. C. r'sHEN IT 15 FOUND THAT THE BUILDING SEl'lER 15 INSTALLED IN AN ILLEGAL OR UNSANITARY MANNER. D. IF AREPI OF STRl..lc.llJRAL REMODEL+ ADn:>ITION 15 GREATER THAN 50% OF EXISTING AREA. E. !',HEN 6 OR MORE FIXTURE UNITS /PER UPC 1-9) AFlE ADDED TO AN EXISTING SYSTEM /LAV, I UNIT, TOILET, 9 UNITS. SINK, 2 UNITS, LAUNDRY, 2 UNITS, BATHTUB, 5HOY'£R. 2 UNITS), ELECTRICAL PANEL SGHEDULE AND CIRCUIT [)RAJ"<INGS ARE REQUIRED FOR SERVICE EJ<C,EEDING 400 AMPS. 15. PRIOR TO PERFORMING ANY i"IORK IN TliE CITY RIGHT-OF-l'lAY, AN ENCROACHMENT PERMIT MUST BE OBTAINW FROM THE PUBLIC l"IORK5 Dff'ART- MENT. 16. A PUBLIC i"IORKS n:>EPARTMENT ENCROACHMENT PERMIT INSPECTION 15 REQUIRED BEFORE THE BUILDING n:>EPARTMENT PERMIT FINAL GAN BE 15"-JED. AT THE TIME Of PUBLIC i"IORKS n:>EPART- MENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE 15 n:>AMAGED, NEY< c.oNCRElle 51Dfl'<ALK, CURB AND GUTTIER, AN[) All.EY/STREET PAVEMENT !',ILL BE REQ\JIFlED. ADDITIONALLY, IF EXISTING LTTILITIES INFRASTRLJC.TURE ARE DEEMED SUB-STANDARD, A NEY< I-INCH V'IA TER SERVICE, V'IA TER METER BOX, SEi'lcR LATERAL AN[)/OR CLEANOUT Y,ITIH BOX ~ITH LI[) r'slLL BE REQUIRW. 100% OF THE COST SHALL BE BORNE BY TIHE PROPERTY OY'lNER. SAID DElERMINATION AN[) THE EXTENT OF REPAIR i"IORK SHALL BE MAn:>E AT THE [)ISGRETION OF THE PUBLIC i"IORKS INSPEGTOR. 11. ALL LANDSCAPING IN PUBLIC. RIGHT-OF-Yi,,\Y FRONTING PRO.UT SITE SHALL BE FlEPLACW BY LANClSGAPING TO THE SATISFACTION OF THE GENERAL SERVICES [)EPARTMENT. 16. PROVIDE TV'lO COPIES OF SOILS AND FOUNDATION INVESTIGATION REPORT BY A LIGENSW GEO- TEOlNICAL ENGINEER. PROVIDE 'FINAL REPORT, Y1ET STAMPW, SIGNED AN[) n:>ATW. 1q. CONTRACTOR SHALL NOTIFY ADJACENT PROPER- TY OY,NER5 BY CERTIFIW MAIL 10 DAYS PRIOR TO STARTING EJ<C,AVATION l"IORK. 20. PROVIDE NHOLE HOUSE MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2007 SECT. 4, Y,ITH EJ<C,EPTION THAT NATURAL YENTi LA TION THROUGH [)00R5 AND NIN[)OV'lS 15 NOT ANACGEPTABLE ALTERNATIVE TO NHOLE HOUSE VEN TI LA Tk:lN (BEES 152(A), EXCEPTION 5 TO SECTION 152/AJ). FOR c.oNTINUOUS NHOLE HOUSE VENTILATION, MINIMUM REQ\JIRW RA TE OF VENTILATION OF I CFM FOR EACH 100 SF OF CONDITIONED FLOOR AREA PLUS 1.5 CFe! FOR EACH OGQJPANT (I OCCUPANT PER BEDROOM• I). VENTILATION TO BE PROVIDED BY EXHAUST AIR, SUPPLY AIR OF COMBINED EXHAUST AND SUPPLY 21. PROVl[)E IN KITCHENS LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS Y'UTH RA TE e 100 GFM 23. A BUILDING HEl6+1T CERTIFICATE IS REGUIRED I. PRIOR TO POIJRIN6 C.ONGRETE 2. PRIOR TO INSTALLIN6 ROOF MATERIALS TO ROOF RAFTERS ,. BUil..,DING CODE INFORMATION: OCGUPANCY, CONSTRUCTION TYPE, SPRINKLERW, ZONE, R9/U TYPE V-B YES R-1 DEFERREDSUBMITTALS SPRINKLERS ,·~. •..: ::... ' >..,v. . ~ff AREA SUMMARY CITY OF NEY<PORT BEACH BASEMENT 1922.24 SF FIRST FLOOR 1906.46 SF SECON[) FLOOR 1596.'15 SF TOT AL DV'lELLING 4161.65 SF GOLF CART 20q_114 SF I TOTAL STRUCTURE I 4311.4~ SF I SUBMIT SPRINKLER PLANS TO NEY<PORT BEACH FIRE n:>EPARTMENT AND PROVln:>E PLANS APPROVE[) BY NEY<PORT BEACH FIRE n:>EPARTMENT AT TIME OF FRAMING INSPECTION. BALCONIES ALLOV'IABLE, 561.62 SF 14423.54 SF I 68.31 X 25.88 X 2.5 ELECTRICAL LOAD GALCULA TIONS SOUN[) A TTeNUA TION FOR MECHANICAL EQUIPMENT LOT COVERAGE n:>EFERRED 5UBM11TAL5 TO BE REVIEY<ED BY THE PROJEGT AROllTEGT OR ENGINEER OF RECOR[) AN[) CERTIFIED PRIOR TO 5UBMl1TAL FOR PLAN REVIEY<. LOT51ZE PROPOSW COVRAGE LAN[)sc.APE AREA 9231 SF 1150 SF 54.16% 1'14 SF 16.0% VICINITY MAP ~ ~ '" '"" ....... . """ ....... . 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" ....................................................................... . ... . ................................................................................. . SHEET INDEX T1 C1 C2 C3 C4 cs CPPP SURVEY AO A1 A2 A3 A4 AS A6 A7 AB A9 AGN AD1 AD2 S1 S2 S3 SGN SGD SD1 SD2 SD3 SD4 SDS SD6 HFX1 HFX2 HFX3 T24-1 T24-2 L1 areas bsmnt TITLE SHEET CIVIi NOJl."i PRECIS[ GRADING PLJ\N l-ROSION CONIROL PLAN CML SECTIONS/DETAILS GIOTLCH RECOMMEND/\ TIO NS CONSTRUCTION POLLUTION PREVENTION PL'\N SURVEY SITE PLAJ\ BASEMENT FLOOR PLAN 1ST + 2ND FLOOR. PLANS ROOF PLA1\ SCHl l)Ul.l·'S ELEVATIONS SOU 1·11 AND l'.ASI ELEVATIONS 1\0R TH AND WEST BU[.DJNG SECTIONS A-D BU[.DJNG SECTIONS I-r IL[CTRICAL PU.NS BASEJ,\ENT H.FCIRICAL Pl,ANS 1ST + 2ND R..OORS /\RCHITCCTURAL GENERAL NOTES ARC.HI I t-:CJ'LJRAL. DETAILS AR Cl 1111 '.C llJR.AL DETAILS FOUNDATION PLAN 11.00ll l RAM INC Pl ANS ROOF FRAMING PLAN STRUCTURAL GENERAL NOTES STRUCTURAL ITPICAL DETIALS SIRUC'JlJRAl, DETAILS STRUCTURAL DITA.ILS STRUCTURAL DETAILS STRUCTURAL DETAILS STRUCTURAL DETAILS HARDY FR.A.!vl:E DETAILS HARDY l-RAMt-: Dl-TAILS 1 IAR.DY IRAMI DI l'All.S TITLE 24 [OR.MS l'I rtL 24 IOR.MS L-\NDSC4.PE PLAN AREA.PLANS BASEJv\ENT areas ARIA Pl.ANS I ' 1ST + 2ND FLOORS 1+2 PllOJECT DATA PR.OJECT DESCRJPTION BUIL[) NEY, MO-STORY [)V'IELLING Y,ITIH BASEMENT LEGAL DESCRJPTION: BEING A PORTION OF SE<;. 34. T65, RIOr's, 5.BM LOCATED IN NEY<PORT HARBOR. NEY<PORT BEACH, CA OWNER. DEAN 16 BAY ISLAND NEV'lPORT BEACH, CALIFORNIA '12661 PR.OPER.lY ADDRESS 16 BAY ISLAND NEV'lPORT BEACH, CALIFORNIA '12661 AR.CHITECT ([)ESIGN PROFESSIONAL IN CHARGE) IAN HARRISON 220 NEY<PORT GENTER DRIVE, SUITE 11-942 NEY<PORT BEACH, CALIFORNIA '12660 q4qnw-1oq1 S1RUC1UR.AL ENGINEER.ING RGE CONSULTANTS, ING. 11401 IRVINE AVENUE, SUITIE A TUSTIN, CALIFORNIA '12180 q4q; 466-q3<14 ALI REZAEI SOILS ENGINEER. EGA CONSULTANTS, LLC 915-C MONTE VISTA AVENUE WSTA MESA, CALIFORNIA '12621 q4q/642-q90q JOB•, 1Hq41.I q4q/642-12qo FAX n:>ATE, 4/9/16 SURVEYOR. LOREN K. TOOMEY, PLS 445q 241q1 BELGREEN PLACE LAKE FOREST, CALIFORNIA q2690 q4q1710-1q41 '.;1 0 § c<) '° = '° z OJ N °' 0 :::J < u rfl b ~~ "' --t: ci <: 0 °' :c C: CL 0 ~ ci LU Ci ~ -' f-< "1 < < -"' v Mz :r: :r: = :c" ~ Gl z z u -'J v i; ci u < "' "' -, < "' f-, z 0 0.. "' ,< 0 :s < "-@) OJ ~ -z ~ 0 N z N IAN J,N. HAARJ;ON, ARc.HllET herebu e)(pr%sly resel"\/e& It& common la11 c.opyrl.:;iht and ot11E!'r pfope-t~ rights In these plans. Toe&e ·p1an5 are not to be reprod"u.:.f:Q, .:.opied or .:.hanged in any form whatsoever. nor are they to be a&,;iljne.::I to a thirQ partu, without the e)(pre&e written perm1&!iion an.::I c.orn;ent or IAN J.N. HAARl50N, ARCHITECT. .c ~ ·3 " ~ 1---------------0 E WJ u ~ 0 -(J) WJ ~ ~ 0 JOB# DRAWN BY PLOT DATE DEAN pdw 11/3/2011 ~ REVISION BY DATE T1 ~ Iii UJ r <fl UJ -' i= .= () ~ Cl 72PA2017-167Attachment No. PC 8 - Project Plans 73PA2017-167Attachment No. PC 8 - Project Plans 74PA2017-167Attachment No. PC 8 - Project Plans 75PA2017-167Attachment No. PC 8 - Project Plans 76PA2017-167Attachment No. PC 8 - Project Plans 77PA2017-167Attachment No. PC 8 - Project Plans 78PA2017-167Attachment No. PC 8 - Project Plans 79 PA2017-167 Attachment No. PC 8 - Project Plans 80 PA2017-167 Attachment No. PC 8 - Project Plans 81 PA2017-167 Attachment No. PC 8 - Project Plans 82 PA2017-167 Attachment No. PC 8 - Project Plans 83 PA2017-167 Attachment No. PC 8 - Project Plans 84 PA2017-167 Attachment No. PC 8 - Project Plans 85 PA2017-167 Attachment No. PC 8 - Project Plans 86 PA2017-167 Attachment No. PC 8 - Project Plans 87 PA2017-167 Attachment No. PC 8 - Project Plans 88 PA2017-167 Attachment No. PC 8 - Project Plans 89 PA2017-167 Attachment No. PC 8 - Project Plans 90 PA2017-167 Attachment No. PC 8 - Project Plans • i I I ;,, I ~, I l . I~ ~1~ /\ / . ! I I I I / / 3 I 0 i•t, /:;'----. //-r1v.t, f-""'-"bf-'5 /' I I I I I C l; • I . ' /,./ : ., I I '·,,.· -----"'"'"c..i.·----/~.~1 -~'y, 'fJ J\. • 15'-0" SETEIACK ., r I I I I I BtJILIDNG PROFILE 17 BAY ISLAND . -. ! : . ---' PA Ft!DGE HT. , 9S.2' I I I Rl:JGE HT. , 41.&9' EIUILIDNG PROFILE 16 BAY ISLAND SITE SECTION -- -; , -r . i ! I . '.., I . -" DWELLING, FINISH SLAEI ELEVATION ;q,00• (NAVDBB) § ~ I I I ;. I I .. " RIDGE ELEV. 9'1.2' SITE/ DRAINAGF/GRADING PLAN RIDGE HT., 41.1' SUILIDNG PROFILE 15 BAY ISLAND VB" = l'-0" 3 i I I I I I I , LEGEND EIVi BACK Of >'W.I< TC. TOI' OF CIIRB FL FLOYi c~E F5 F~~ED 5URFAG: NG NA rum GAAOE FG F~~ GRADE FF ffi~ FLOOR ELEV. (E) EXl:>Tn<G Tl'! TOI' OF 1'\11.L INV INVERT ELEVATION HP HIGH POINT SCO OO'ER CLEAN Olff rM l'l'<reR METER GEi GAAOE BRE,\K TG TOF Of GRATE ELEV. EA EDGE OF AU.fY GFF &AF<AGE ffi~ FLOOR GM &AS METER TD TOF OF D-ELEV. PP P<li'<E'. POLE FH FIRE HYDl<ANT TS TOF OF STEP --Vi-l'l'<TER ~E ;~ PLANTING AREA -5 -5&lfR LINE ~J2.; SLOPE: TO o,v..JNS ' .:,: 2% M~. m' 4·0~.SDRssDl<Mi~7 jllll SLOPE t 1% M~. m'. ~/~"'7, J:i1M'£~a 4'<P ABS, SDR 55 PERFORATED Dl'ANL~. SLOPE o 1% M~. m'. O O.OO NEY! GRADE CATCH BAS~ Gl<f'l'DOC~ 11FSD-1l0-K OR EGUAL SlZE PER PLAN 4•; AREA Dl'AN 15 BAY ISLAND I I RIDGE ELEV. 41.1' ;~ L\ll~ '----+-1~_"..:...v ____ ___, l.,i,~ . 'J.) ~-,------,---.------,--,---..----+-c~.c+ •. -'Ji~.t I ~/?I ~"1' . ~% i~1-----1,---------', u1y,· ------------ -----·.,:~ '---~ ___ J ,/ +-----------------=12',ao"-·-----11( ~ '~~ .... . ~ '~z.._i __ 4_'-0_'_' _..__s_era_AS_~:_r,· ___ ._;! _2_·-_r,·_· ---,, -------.----------+---f7)L__--:----+ .. Pit/{.' i~'.~~;_. -.. ---. -~-b-1"-<' ---s:,-----,.i-,._,\\YC(---+'-~-,Z>-'((1---ti,~t.-V (V,!/0 ~Ii ~{!, i;'%" , l~z" · 1P ----, ' . r I . -. . V / _.·· I ' I ' I . ! I i I ' ' ' j I ' I ; I •-L----I I i ' ! i ~---, 1 t I " ' I ! - ; I l I i L--------~ I 1 r--------1: , I : i ; ! I I ______ ·-· ~ ! I I 'I . • I V4" = l'-0" i ; I I I I I , ---------~ I ·-.----, I ! I ' ' I ; ' ' r ~ -· ___ . , <-----" •. I . 1. "". I ~~ I . ' -. -· . . -----. _, --.. . - ~ 3 l 1--------------1~ JOB# DEAN DRAWN BY pdw PLOT DATE 2/28/2011 D REVISION BY DATE C1 ~ "' ~ ffi G g ---------~ Planning Commission - August 9, 2018 Item No. 4a Additional Materials Received Dean Residence (PA2017-167) Planning Commission - August 9, 2018 Item No. 4a Additional Materials Received Dean Residence (PA2017-167) Planning Commission Public Hearing August 9, 2018 Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) Community Development Department -Planning Division 208/09/2018 Subject Property Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) 3Community Development Department -Planning Division08/09/2018 Planned Residential Development Zoning Code (Title 20) development standards Allows height up to 33 feet with Planning Commission approval Does not address Local Coastal Program Implementation Plan (Title 21) development standards Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) 4Community Development Department -Planning Division08/09/2018 Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) Community Development Department -Planning Division 508/09/2018 Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) Community Development Department -Planning Division 608/09/2018 Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) Community Development Department -Planning Division 708/09/2018 Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) 8Community Development Department -Planning Division08/09/2018 Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) Community Development Department -Planning Division 908/09/2018 Use Permit: 2 spaces in offsite structure Implementation Plan: 3 spaces onsite Parking management plan: 2 spaces in offsite structure, 1 golf cart space onsite No reduction in currently provided spaces Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) Community Development Department -Planning Division 1008/09/2018 Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) Community Development Department -Planning Division 1108/09/2018 Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) Community Development Department -Planning Division 1208/09/2018 Single family residence replacing an existing single family residence No public access to Bay Island Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) Conduct a public hearing; Find the project exempt from CEQA; and Approve Coastal Development Permit and height increase Community Development Department -Planning Division 1308/09/2018 Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167) For more information contact: CHELSEA CRAGER949-644-3227ccrager@newportbeachca.govwww.newportbeachca.gov Planning Commission - August 9, 2018 Item No. 4b Additional Materials Presented At Meeting Dean Residence (PA2017-167)