HomeMy WebLinkAbout3.0_ Ullman Sails Lofts Mixed-Use and Residential_PA2017-059CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
July 20, 2017 Meeting
Agenda Item No. 3
SUBJECT: Ullman Sails Lofts Mixed -Use and Residential (PA2017-059)
SITE LOCATION: 410 and 412 29th Street
• Coastal Development Permit No. CD2017-025
• Conditional Use Permit No. UP2017-005
• Minor Site Development Review No. SD2017-003
• Tentative Tract Map No. NT2017-001
(County Tentative Parcel Map No. 18108)
APPLICANT: Berk Properties
OWNER: Cannery Sail House, LP
PLANNER: Makana Nova, Associate Planner
(949) 644-3249, mnova@newportbeachca.gov
PROJECT SUMMARY
A coastal development permit, conditional use permit, minor site development review, and
tentative tract map to demolish an existing 9,600 -square -foot commercial building and
construct a new mixed-use structure with 1,145 square feet of retail/office floor area and one
2,360 square foot dwelling unit and construct three residential dwelling units ranging from
2,485 square feet to 2,515 square feet. A conditional use permit approval is necessary to
reduce the required retail/office parking requirement by four spaces. A deviation of the
subdivision design standards is necessary in conjunction with the tentative tract map to allow
a lot width of less than 40 feet.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15332, Class 32 (Infill Development Projects) Projects) of the
CEQA Guidelines, because it has no potential to have a significant effect on the
environment; and
3) Adopt Resolution No. approving Coastal Development Permit No. CD2017-025,
Conditional Use Permit No. UP2017-005, Minor Site Development Review No.
SD2017-003, and Tentative Tract Map No. NT2017-001 (Attachment No. PC 1).
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VICINITY MAP
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Subject
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GENERAL PLAN
ZONING
LOCATION
GENERAL PL
F ZONING
CURRENT USE
MU-H4(Mixed-Use
MU-CV/15th St.(Mixed-
ON-SITE
Horizontal)
Use Cannery Village/151h
Vacant Commercial
Street
NORTH
MU -H4
MU-CV/15'h St.
at yard, Mixed-use
develo ment
SOUTH
MU -H4
MU-CV/15th St.
Retail and Mixed-use
development
EAST
MU -H4
MU-CV/15th St.
Retail and Mixed-use
develo ment
WEST
CV (Visitor Serving
CV (Commercial Visitor-
Retail and Mixed-use
Commercial
Serving)
development
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INTRODUCTION
Proiect Setting
The project site is relatively flat and is developed with a vacant 9,600 -square -foot
commercial building. The property is located in the Cannery Village neighborhood at the
southwest intersection of 29th Street and Villa Way. The property consists of three lots
totaling 7,686 square feet (0.18 acres). The project site is surrounded by a boat yard and
mixed-use development to the north with retail and mixed-use development to the south,
east, and west. Site photos are provided as Attachment No. PC 3.
Background
The existing 9,600 commercial building was originally constructed in 1948. The building
was occupied by sail makers since 1960 and most notably by the Ullman Sails business
since 1972. The building has been vacant or used for storage since 2012 when the
business closed.
Proiect Description
The proposed project would demolish the existing 9,600 -square -foot commercial building
and construct a new mixed-use building with 1,145 square feet of retail/office floor area
and one 2,360 square foot dwelling unit on one lot and three residential dwelling units
ranging from 2,485 square feet to 2,515 square feet on a second lot.
The Municipal Code requires the following discretionary applications for the project:
• Coastal Development Permit - to demolish the existing commercial building and
construct a new mixed-use development (Lot 1) and 3 -unit condominium (Lot 2) in
the Coastal Zone.
• Conditional Use Permit - to reduce the non-residential parking requirement
through a parking management program; the required on-site parking for the
retail/office suites in the mixed-use building (Lot 1) would be reduced by four
parking spaces.
• Minor Site Development Review — to allow a mixed-use project involving one to
four dwelling units and up to 9,999 square feet of nonresidential floor area.
• Tentative Tract Map — to re -subdivide three existing lots into two lots and
subdivide the buildings for condominium purposes (two commercial units and four
residential units). A deviation of the subdivision design standards is necessary in
conjunction with the tentative tract map to allow a lot width of less than 40 feet.
As shown in the project renderings and the materials board (Attachment No. PC 4), the
project design includes two buildings whose footprints encompass the bulk of the site with
nonresidential parking and residential garages accessed from the adjacent alley. The
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design incorporates building materials such as a painted white concrete masonry unit
veneer, smooth white stucco, metal panel shed roofs, vertical wood siding, aluminum clad
windows, and exposed steel that are consistent with other buildings in the CanneryVillage
community and are reminiscent of the historical nautical and marine uses of the area. The
building incorporates large rolling "barn style" doors at the fagade and a zero setback at
the mixed-use entry along the 29th Street frontage to provide pedestrian connections to
the street. The residential portion of the building provides modulation of the fagade along
Villa Way by varying setbacks and floor levels and incorporating private patio areas at the
first floor level. The existing unused driveway along Villa Way will be closed to create two
additional on -street parking spaces.
The applicant requests a four parking space reduction in the required parking for the
retail/office component where five parking spaces are required. However, two additional
on -street public parking spaces will be added with the closure of the Villa Way curb cut,
which will help to off -set customer and employee parking demands. Street parking is
generally available throughout the Cannery Village neighborhood and a City metered
parking facility is available one block to the north at 426 30th Street. All required parking
garages and carports for the residential component are provided on-site, are readily
accessible from the rear alley, and are screened from Villa Way by the proposed building.
Lot 1 (north) is 2,443 square feet in gross floor area and Lot 2 (south) is 5,244 square
feet in area. The tentative tract map will combine three lots into two lots and authorize the
commercial tenants and residential dwelling units to be sold as condominiums. The
Tentative Parcel Map is provided as Attachment No. PC 7 and the project plans are
provided as Attachment No. PC 8. The applicant's project description (Attachment No.
PC 5) summarizes the applicant's intent to develop a mixed-use (retail/office and 1
residential unit) project on Lot 1 and a 3 -unit condominium development on Lot 2.
General Plan Land Use
The General Plan Land Use Element designates the site as MU -H4 (Mixed -Use
Horizontal), which is intended to establish the character of a distinct and cohesively
developed district or neighborhood containing multi -family residential with clusters of
mixed-use and/or commercial buildings. Mixed-use or commercial buildings are required
on parcels at street intersections and are permissible, but not required on interior parcels.
Development of the site will be consistent with General Plan policies as discussed below.
The proposed mixed-use development at the corner parcel and multi -family residential
development at the interior parcel are consistent with the land use intent for the subject
properties. The project complies with the FAR limitations for mixed-use development and
multi -unit residential development (0.5 FAR maximum for nonresidential component, 1.0
FAR maximum for residential component of mixed-use, and 1.5 maximum for multi -unit
residential).
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General Plan Policies
The following General Plan policies are pertinent to the proposed project:
1. LU 3.3 Opportunities for Change
Provide opportunities for improved development and enhanced environments for
residents in the following districts and corridors, as specified in Polices 6.3.1
through 6.22.7:
...Balboa Peninsula: ... re -use interior parcels in Cannery Village for residential
and limited mixed-use and live/work buildings; and redevelop underperforming
properties outside of the core commercial districts along the Balboa Boulevard
corridor for residential. Infill development shall be designed and sited to preserve
the historical and architectural fabric of these districts.
2. Cannery Village Goal LU 6.10 A pedestrian -oriented residential neighborhood
that provides opportunities for live/work facilities and supporting retail uses.
3. LU 6.10.1 Priority Uses Allow multi -family residential and mixed-use buildings
that integrate residential above retail or live -work units throughout Cannery
Village. Require mixed-use, live -work, or commercial buildings to be developed
on corner parcels. (Imp 2.1) DESIGN AND DEVELOPMENT
4. LU 5.3.6 Parking Adequacy and Location Require that adequate parking be
provided and is conveniently located to serve tenants and customers. Set open
parking lots back from public streets and pedestrian ways and screen with
buildings, architectural walls, or dense landscaping. (Imp 2.1)
The proposed development matches the priority uses for the Cannery Village area by
providing a mixed-use development on the corner parcel with multi -family residential units
on the interior parcel. The retail/office uses are intended to serve local residents and will
provide a visitor -serving use to the community. The residential dwelling units will further
support the retail/office uses and provide a customer base in the neighborhood. The
design of the buildings complement the marine and nautical character of the area, which
is evocative of the prior sail loft building.
All required parking garages and carports for the residential component are provided on-
site, are readily accessible from the rear alley, and are screened from Villa Way by the
proposed building. Adequate parking will be provided to serve the retail/office tenants and
customers where a four -parking space reduction is necessary for the retail/office
component. Overall, the project reduces the nonresidential parking demand on the
surrounding streets compared to the existing building on-site. The project adds two
additional on -street public parking spaces, street parking is generally available throughout
the Cannery Village neighborhood, and two City metered parking facilities are available
in the area.
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Additional discussion related to project compliance with other applicable General Plan
policies is included in California Environmental Quality Act (CEQA) Categorical
Exemption determination (Attachment No. PC 6).
Consistency with the Zoning Code
The subject property is located within the Mixed -Use Cannery Village/15th Street (MU-
CV/151h St) Zoning District, where it is intended to establish a cohesively developed
district or neighborhood containing multi -unit residential dwelling units with clusters of
mixed-use and/or commercial structures on interior lots of Cannery Village. Mixed-use or
nonresidential structures are required on lots at street intersections and are allowed, but
not required, on other lots. Pursuant to Section 20.22.020 (Mixed -Use Zoning Districts
Land Uses and Permit Requirements), retail/office uses and residential dwelling units are
permitted uses in this Zoning district as configured with the mixed-use development at
the street intersection and the residential development on the interior parcel.
Pursuant to Section 20.22.020 (Mixed -Use Zoning Districts Land Uses and Permit
Requirements), retail/office uses and multi -unit residential dwelling units are permitted in
the MU-CV/15th St. zoning district. The proposed mixed-use and residential development
complies with the development standards, as shown in the following table:
Table 1 -Zoning Compliance
Development Required Proposed
Standards
Lot Size
5,000 square feet minimum for newly
Lot 1: 2,443 square feet ( 0.06 acres)
created lots
Lot 2: 5,244 square feet 0.12 acres
Lot Width
40 feet
Lot 1: 30 feet*
Lot 2: 57.27
Setbacks
Front
0 feet
0 feet
Side
0 abutting nonresidential
0 feet
Rear
10 feet
10 feet
75 square feet of common area per
dwelling unit= 300 square feet
334 square feet of common area
Open Space
required
5% of gross floor area of private area
426-491 square feet of private area per
= 126 to 145 square feet per
dwelling unit
dwelling unit
15 spaces total:
• Multi -Unit Dwellings- 4 units
or more: 2 per unit covered,
11 spaces total on-site, 2 on -street spaces
plus 0.5 space per unit for
0 Multi -Unit Dwellings - 8 unit spaces
guest parking, 4 units = 8
and 2 guest spaces
Parking
unit spaces and 2 guest
0 Retail/Office —1 handicap space .*
parking spaces
a On -Street Public Parking - 2 spaces
• Retail/Office — 1 per 250
added
square feet, 1,145 square
feet/250 = 5 spaces
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Table 1 -Zoning Compliance
Development Required Proposed
Standards
0.25-0.50 FAR nonresidential portion
0.47 FAR nonresidential portion of mixed -
Floor Area
of mixed-use
use
Ratio
1.0 FAR for residential portion of
0.97 FAR residential portion of mixed use
mixed-use
1.43 FAR residential only
1.5 FAR for residential only
26 feet for flat roofs or parapet walls
31 feet to ridge of sloped roofline
Height
31 feet for sloped roofs
Nonresidential:
Solid Waste
16 square feet refuse
and Recyclable
16 square feet recycling
Nonresidential: 36 square feet
Materials
32 square feet total
Residential: 53 square feet
Residential: No requirement for 4 or
fewer multi -unit residential units
<500 square feet of landscaping
Landscaping
exempt from the requirements of
200 square feet
Chapter 14.17 (Water -Efficient
Landscaping)
Deviation of design standards to waive the minimum lot width for Lot 1 requested under the Tentative
Tract Map application
* CUP request to reduce the retailloffice parking requirement by four parking spaces
Coastal Development Permit
The California Coastal Act of 1976 (Coastal Act) was adopted to protect and enhance the
resources of the coastal zone. Implementation of Coastal Act policies is accomplished
primarily through the preparation of a Local Coastal Program (LCP), reviewed and
certified by the California Coastal Commission (Coastal Commission). The City's LCP
was certified by Coastal Commission and became effective on January 13, 2017.
The Coastal Act and the certified LCP require that development in the coastal zone obtain
a coastal development permit, unless the development is exempt or categorically
excluded from permit requirements. A coastal development permit shall conform to the
applicable sections of the certified LCP.
Land Use and Development Standards
The City's certified LCP consists of Coastal Land Use Plan (CLUP) and the
Implementation Plan (IP). The land use policies of the CLUP and the development
regulations of the IP are consistent with those of the General Plan and Zoning Code,
respectively. As discussed earlier, the proposed project is consistent with these policies
and regulations and are therefore consistent with those of the certified LCP.
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The certified LCP requires development to be sited and designed to minimize risk to life
and property in hazardous areas.
The finish floor elevation of the proposed dwelling is 9.00 feet (NAVD 88), which complies
with the minimum 9.00 feet (NAVD88) elevation standard. 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 certified LCP requires development to protect the water quality of the bay and adjacent
natural habitats.
The property is not located within 200 feet of coastal waters. The project design addresses
water quality with a construction erosion control plan and a post -construction drainage
system. The project is required to adhere to the City's grading, erosion control, and drainage
requirements that include percolation features and retention of 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.
Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hvdroloqv Plan), since
the project area replaces more than 5,000 square feet of impervious surface area on an
already developed site, a Water Quality Management Plan (WQMP) is required. The WQMP
has been reviewed by the City's Engineer Geologist. The WQMP includes a project
description, potential stormwater pollutants, post -development drainage characteristics,
Low Impact Development (LID), best management practices (BMP) selection and analysis,
structural and non-structural source control BMPs, site design, and drainage, GIS
coordinates for LID and Treatment Control BMPs, and a long term operation and
maintenance plan. Construction plans will be reviewed for compliance with the approved
WQMP prior to building permit issuance.
Public Access
The certified LCP requires development not to interfere with the public's right of access to
the shoreline.
The project site is not located between the nearest public road and the sea or shoreline; the
project will not affect the public's ability to gain access to, use, and/or view the coast and
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nearby recreational facilities. Vertical access to the bay front is available near the project
site at the street end of 29th Street, 30th Street, and Villa Way.
The project includes one American's with Disabilities Act (ADA) nonresidential parking
space where a total of five parking spaces are required under the Zoning Code. Local
Coastal Program Section 21.40.1 10.D (Impact to Coastal Access Prohibited) prohibits a
reduction in required off-street parking that impacts public parking available for coastal
access. The reduction will not significantly impact the supply of parking available for
coastal access. The project results in a net decrease in nonresidential parking demand
on the street where the current parking demand is 39 spaces and the proposed
nonresidential parking demand on the street will be four parking spaces. Additionally, the
project will add two public street spaces to the parking supply in the area, street parking
is available throughout the Cannery Village area, and there are two municipal parking lots
within the vicinity of the project site. The nearest shoreline (Rhine Channel) is primarily a
navigation channel with little recreational and visual value. The nearest sandy beach is
over 1,000 feet away, which is served by public parking that is closer and more convenient
to beach goers than the public parking in Cannery Village.
The design, bulk and scale of the development is consistent with the existing neighborhood
pattern of development and expected future development. The project meets all
development standards of the certified LCP. The property is not located near designated
Public View Points or Coastal View Roads and will not impact public coastal views.
Parking Modification
The existing commercial building requires 39 parking spaces where there is currently no
parking on-site. Under the proposed project, 11 of 15 required parking spaces are
provided on-site with two on -street public parking spaces added adjacent to the project.
A waiver in the off-street parking requirement of four on-site parking spaces is necessary
under the Zoning Code requirements. However, the development results in a net
reduction in parking demand compared to the existing use.
The Table 2 below provides a summary of required parking:
Table 2. Code Required Parking
Existing Retail Parking Demand (1/250 sq ft of GFA)
39
Proposed Project Code Requirement
15
On -Site Parking Provided
11
Additional Spaces Required
4
On Street Parking Added
2
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Parking Management Plan
A parking management plan is necessary to mitigate impacts associated with a reduction
in the number of required parking spaces. The applicant requests a four parking space
reduction in the required parking for the retail/office component where five parking spaces
are required. In accordance with Section 20.40.110 (Adjustments to Off -Street Parking
Requirements), the Planning Commission must also consider whether sufficient data is
provided to indicate that parking demand will be less than the required number of spaces
or that other parking is available (e.g. City parking lot located nearby, on -street parking
available, greater than normal walk-in trade, mixed-use development) in conjunction with
a parking management plan.
The following conditions are applicable to the proposed project, which reduce the overall
parking demand of the proposed retail/office development:
• On -Street Parking Available. Cannery Village contains on -street parking along 29'
Street and Villa Way that is available to patrons. The proposed project will also
add two on -street parking spaces with the closure of the existing driveway along
Villa Way. Land uses in Cannery Village are within close proximity of one another
generate the opportunity for shared trips.
• Promoting pedestrian and bicycle access to the subject property to limit the impact
on off-street parking. Cannery Village is characterized by a higher level of
pedestrian and bicycle traffic than other areas of the city.
• Municipal Parking Facilities Nearby. There are two municipal parking facilities
available in the area. The first is the metered City lot at 426 30th Street located one
block to the north of the subject property. The second is the metered City lot at the
intersection of 30th Street and Newport Boulevard located two blocks to the west.
The proximity of these parking facilities provides the opportunity for patron parking
in the area.
• Residential Parking Provided On-site. All required parking garages and carports
for the residential component are provided on-site, are readily accessible from the
rear alley, and are screened from Villa Way by the proposed building.
As discussed above, the proposed project incorporates a variety of features to ensure
neighborhood compatibility. In a dense mixed-use environment with multiple uses within
close proximity, each building may not need a full supply of parking. The location of land
uses within walking distance of one another generates the opportunity for shared trips
and there is a component of walk-in patronage from nearby areas. The retail/office uses
would be compatible with the surrounding uses and parking demand would be lower due
to shared trips. The proposed retail/office uses are consistent with the City's goals and
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objectives for Cannery Village. Staff recommends approval of the reduction of required
off-street parking.
Conditional Use Permit
The requested reduction in the parking requirement requires the approval of a conditional
use permit in accordance with Section 20.40.110 (Adjustments to Off -Street Parking
Requirements). Pursuant to Section 20.52.020.F (Findings and Decision) of the Newport
Beach Municipal Code, the Planning Commission must make the following findings in
order to approve a conditional use permit:
1. The use is consistent with the General Plan and any applicable specific plan.
2. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of the Zoning Code and the Municipal Code.
3. The design, location, size, and operating characteristics of the use are compatible
with the allowed uses in the vicinity.
4. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities.
5. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use.
As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings
for approval can be made. The proposed project consists of the development of a new
mixed-use structure and adjacent 3 -unit residential building consistent with the City's
General Plan land use designation MU -H4 (Mixed -Use Horizontal) and Zoning
designations MU-CV/15th St (Mixed -Use Cannery Village/15th Street) as it provides
multi -unit dwellings on interior parcels and a mixed-use structure at the street intersection.
The retail/office uses would be compatible with the surrounding uses and parking demand
would be lower due to shared trips in Cannery Village. The applicant requests a four
parking space reduction in the required parking for the retail/office component where five
parking spaces are required. Street parking is generally available throughout the Cannery
Village neighborhood and two City metered parking facilities are available at 426 30th
Street and the intersection of 30th Street and Newport Boulevard. All required parking
garages and carports for the residential component are provided on-site, are readily
accessible from the rear alley, and are screened from Villa Way by the proposed building.
The site has pedestrian and vehicular access along Villa Way and 29th Street and vehicle
access from the alley will be constructed pursuant to City Standards and reviewed and
approved by the Public Works Department. The proposed site design includes the
provision of emergency vehicle access and public services and utilities. The proposed
use is similar to and compatible with other uses in Cannery Village, and would not be
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detrimental to the abutting residential uses due to the retail/office nature of the businesses
and location of the buildings on-site.
Minor Site Development Review
Pursuant to Section 20.52.080 (Site Development Review), a Minor Site Development
Review is required for mixed-use projects involving one to four dwelling units and up to
9,999 square feet of nonresidential floor area to ensure a quality project with respect to
consistency with the General Plan polices, the physical characteristics of the site, and
minimizing potential negative visual impacts. The Planning Commission must make the
following findings in order to approve a Minor Site Development Review:
1. Allowed within the subject zoning district;
2. In compliance with all of the applicable criteria [below]:
i. Compliance with this section, the General Plan, this Zoning Code, any
applicable specific plan, and other applicable criteria and policies related to
the use or structure;
ii. The efficient arrangement of structures on the site and the harmonious
relationship of the structures to one another and to other adjacent
developments; and whether the relationship is based on standards of good
design;
iii. The compatibility in terms of bulk, scale, and aesthetic treatment of
structures on the site and adjacent developments and public areas;
iv. The adequacy, efficiency, and safety of pedestrian and vehicular access,
including drive aisles, driveways, and parking and loading spaces;
v. The adequacy and efficiency of landscaping and open space areas and the
use of water efficient plant and irrigation materials; and
vi. The protection of significant views from public right(s)-of-way and
compliance with Section 20.30. 100 (Public View Protection); and
3. Not detrimental to the harmonious and orderly growth of the City, nor endangers,
jeopardizes, or otherwise constitutes a hazard to the public convenience, health,
interest, safety, or general welfare of persons residing or working in the
neighborhood of the proposed development.
As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings
for approval can be made. The proposed development matches the priority uses for the
Cannery Village area by providing a mixed-use development on the corner parcel with a
residential dwelling and office unit over retail and multi -family residential units on the
interior parcel. The proposed design would provide for harmonious relationships with one
another and with the adjacent surroundings through site layout and positioning of the two
buildings. The building scale and architectural style is reminiscent of the existing Ullman
Sails building currently on-site.
The project site is 0.18 acres in area (7,686.32 square feet) and is generally flat to
accommodate redevelopment of the site. The lots would be re -subdivided from three legal
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lots into two lots with a minor adjustment in the lot widths to accommodate the required
parking widths. The proposed buildings would comply with the sloped height limit at 31
feet in height, comply with all setback requirements, and include a common space corridor
to separate the buildings. The buildings would be constructed with building materials that
are consistent with other buildings in the Cannery Village community and are reminiscent
of the previous nautical and marine uses of the area.
The building is located adjacent to the street frontage and forms a continuous building
wall, improving the pedestrian connection with the street. Two dwelling units provide
fenced in patio areas with water -efficient landscaping along the Villa Way frontage. Each
unit provides ample private open space areas and a common corridor/patio is provided
between units at the first floor level. The mechanical equipment and trash areas are
proposed in appropriate locations to be screened from view. Development of the project
site does not impact any coastal views or corridors identified in the General Plan or
certified LCP. The project has been conditioned to ensure the uses are not detrimental to
the harmonious and orderly growth of the City and would not pose a hazard to the general
welfare of persons residing or working in the surrounding neighborhood.
Tentative Tract Map
A Tentative Parcel Map application is requested for the resubdivision of three lots into two
lots and for condominium purposes. Lot 1 would be 2,443 square feet and contain the
mixed-use building consisting of one 557 -square -foot retail unit, one 588 -square -foot
office unit and one 2,360 -square -foot dwelling unit. Lot 2 would be 5,244 square feet in
area and contain three condominium dwelling units totaling 7,516 square feet.
In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps),
the Planning Commission must make the following findings for approval of a tentative
tract map:
1. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with
applicable provisions of the Subdivision Map Act and this Subdivision Code;
2. That the site is physically suitable for the type and density of development;
3. That the design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage nor substantially and avoidably injure
fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision
making body may nevertheless approve such a subdivision if an environmental
impact report was prepared for the project and a finding was made pursuant to
Section 21081 of the California Environmental Quality Act that specific economic,
social or other considerations make infeasible the mitigation measures or project
alternatives identified in the environmental impact report;
4. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems;
In
5. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision. In this connection, the decision making body may
approve a map if it finds that alternate easements, for access or for use, will be
provided and that these easements will be substantially equivalent to ones
previously acquired by the public. This finding shall apply only to easements of
record or to easements established by judgment of a court of competent
jurisdiction and no authority is hereby granted to the City Council to determine that
the public at large has acquired easements for access through or use of property
within a subdivision;
6. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map
Act, if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a
subdivision of the land would not be too small to sustain their agricultural use or
the subdivision will result in residential development incidental to the commercial
agricultural use of the land;
7. That, in the case of a "land project" as defined in Section 11000.5 of the California
Business and Professions Code: (1) There is an adopted specific plan for the area
to be included within the land project; and (2) the decision making body finds that
the proposed land project is consistent with the specific plan for the area;
8. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map
Act;
9. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act
and Section 65584 of the California Government Code regarding the City's share
of the regional housing need and that it balances the housing needs of the region
against the public service needs of the City's residents and available fiscal and
environmental resources,
10. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the
Regional Water Quality Control Board; and
11. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with
public access and recreation policies of Chapter Three of the Coastal Act.
Staff believes the findings for approval can be made, as demonstrated in the draft
resolution (Attachment No. PC 1). The project is consistent with the General Plan, Zoning
Code, certified LCP, and Subdivision Code. The Public Works Department has reviewed
the proposed tentative tract map and has concluded that it is consistent with the
Subdivision Code, and conditions of approval will be included to ensure compliance with
applicable requirements. The 0.18 -acre site is trapezoidal in shape, has a slope of less
than 20 percent, and is within 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
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permits. The proposed mixed-use building and adjacent residential units would comply with
the maximum FAR (0.25 to 0.5 FAR for nonresidential component & 1.0 FAR for residential
component of mixed-use, and 1.5 FAR for residential only). The site is suitable for the type
and density of development proposed in that the infrastructure serving the site and
surrounding area has been designed and developed to accommodate the proposed project.
The proposed project is not located near a fish or wildlife habitat and the design of the
subdivision will not cause substantial damage to habitat. The site is developed in a highly
urbanized area and no significant natural resources exist in the area of the project site. The
design of the development will not conflict with any easements acquired by the public at
large for access through or use of property within the proposed development as there are
no public access easements that are located on the property. Sufficient site access is
provided with the proposed parcel map. No backbone facilities (i.e., master -planned roads
and/or utilities) will be required to accommodate the proposed project and the existing 8 -
inch domestic water main at the alley is more than adequate to handle the increased
demand of the proposed development. The project will contribute to the City's share of
the regional housing need by adding four new dwelling units as identified in the General
Plan. Appropriate conditions of approval are required including the closure of the existing
curb cut along Villa Way and the addition of two new street parking spaces, new ADA
compliant curb ramps, individual water and sewer connections for each condominium
unit, and the dedication of a 10 -foot radius corner cut-off for street purposes at the corner
of 29th Street and Villa Way.
In accordance with Section 19.24.130 (Deviation from Design Standards), a deviation of the
design standards is required to allow a lot width of less than 40 feet as required by the MU-
CV/15th Street Zoning District development standards. The Planning Commission must
make the following findings for a deviation from the design standards:
1. The requested deviation(s) will create a land plan or development design equal or
superior to that under the baseline design standards in this chapter, -
2. The deviation(s) will not negatively impact the carrying capacity of the local
vehicular circulation network;
3. The deviation(s) will not negatively impact pedestrian circulation;
4. The resulting subdivision will be compatible with the pattern of surrounding
subdivisions;
5. The resulting subdivision design and improvements will be consistent with the
General Plan and any applicable specific plan, and will conform to the Subdivision
Map Act and all other provisions of this Subdivision Code; and
6. The resulting subdivision design and improvements will not be materially
detrimental to the residents or tenants of the proposed subdivision or surrounding
properties, nor to public health or safety.
The requested deviation results in a superior design to accommodate the development
of the site. The modification of the underlying lot configuration does not negatively impact
vehicular or pedestrian circulation on-site or in the surrounding subdivision. The proposed
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lot widths are compatible with surrounding development and are modified slightly (1 -foot)
from the underlying lot pattern in order to accommodate the required parking dimensions
for each building. The proposed project results in two parcels that would be developed in
accordance with the land uses identified by the General Plan and Zoning Map where
mixed-use development is located on the corner parcel and residential development is
located at interior parcel. The subdivision design and improvements will conform to all
other requirements of the Subdivision Map Act and Subdivision Code and the
improvements will not be detrimental to residents or tenants in the Cannery Village
Community. The proposed project will add two new retail/office tenants and provide
residents as a customer base to support existing retail and service uses in the
neighborhood.
Summary
The proposed project would result in the redevelopment of an under-utilized and aging
commercial lot with a mixed-use and residential project that implements the goals and
policies for Cannery Village. The project successfully improves the transition from
commercial uses to residential uses within the Cannery Village neighborhood and
reduces the overall commercial parking demand on streets in the area. The project
exhibits high quality architectural treatment of the building. The requested lot
configuration is appropriate given the development pattern in Cannery Village and the
parking width constraints of the project site. The development is also compatible with the
surrounding neighborhood in terms of bulk and scale.
Altarnafivas
1. The Planning Commission may suggest specific project modifications or
operational changes that are necessary to alleviate concerns. If the changes are
substantial, the item should be continued to a future meeting to allow redesign of
the project.
2. If the Planning Commission believes that there are insufficient facts to support the
findings for approval, the Planning Commission should deny the application
request (Attachment No. PC 2).
Environmental Review
The project is categorically exempt under Section 15332, of the California Environmental
Quality Act (CEQA) Guidelines - Class 32 (Infill Development Projects) Projects). This
exemption applies to in -fill development projects in urban areas that are consistent with
the General Plan and applicable development standards. In addition, the proposed
development must occur on a site of no more than five acres, have no value as habitat
for endangered, rare or threatened species, be adequately served by all utilities and
public services, and must not result in any significant effects relating to traffic, air quality,
17
water quality, or any other significant effect on the environment due to an unusual
circumstance.
The proposed project site is 0.18 acres in size, is located within an urban area, and can
be adequately served by all required utilities and public services. The project is consistent
with the General Plan designations and policies, and can be found consistent with all
applicable zoning regulations upon approval of the requested applications. A geotechnical
report, preliminary Water Quality Management Plan, and water/waste-water generation
memorandum have been prepared. An analysis of the currently vacant property indicates
that the project site and adjacent areas have no value as habitat for endangered, rare, or
threatened species. The project is expected to have a less than significant impacts related
to traffic, noise, air quality, and water quality. A more detailed analysis and determination
supporting the Class 32 exemption is attached as Attachment No. PC 6.
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:
Maka a Nova
Associate Planner
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Draft Resolution for Denial
PC 3 Site Photos
PC 4 Project Renderings and Materials Board
PC 5 Applicant's Project Description
PC 6 Class 32 CEQA exemption
PC 7 Tentative Tract Map
PC 8 Project plans
:\Users\PLN\Shared\PA's\PAs - 2017\PA2017-059\PC\PA2017-059 PC Rpt.docxw18116
M
Attachment No. PC 1
Draft Resolution with
Findings and Conditions
19
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT
PERMIT NO. CD2017-025, CONDITIONAL USE PERMIT NO.
UP2017-005, MINOR SITE DEVELOPMENT REVIEW NO.
SD2017-003, AND TENTATIVE TRACT MAP NO. NT2017-001
FOR A MIXED-USE STRUCTURE (RETAIL/OFFICE AND ONE
RESIDENTIAL DWELLING UNIT) AND THREE RESIDENTIAL
DWELLING UNITS LOCATED AT 410 AND 412 29TH STREET
(PA2017-059)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Berk Properties (Applicant), with respect to property located at
410 and 412 29th Street, and legally described as Lots 17, 18, and 19 of Block 225 of the
Landscasters Addition of Newport Beach.
2. The Applicant requests a coastal development permit, conditional use permit, minor site
development review, and tentative tract map to demolish an existing 9,600 -square -foot
commercial building to construct: (1) a new mixed-use structure with 1,145 square feet
of retail/office floor area and one 2,360 square foot dwelling unit; and (2) three
residential dwelling units ranging from 2,485 square feet to 2,515 square feet. A
conditional use permit approval is necessary to reduce the required retail/office parking
requirement by four spaces. A deviation of the subdivision design standards is
necessary in conjunction with the tentative tract map to allow a lot width of less than 40
feet.
3. The subject property is located within the MU-CV/15th St. (Mixed -Use Cannery Village/15th
Street) Zoning District and the General Plan Land Use Element category is MU -H4 (Mixed -
Use Horizontal).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-CV/15th St. (Mixed -Use Cannery Village/15th Street).
5. A public hearing was held on July 20, 2017 in the Council Chambers located at 100 Civic
Center Drive, Newport Beach. 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 public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt under the requirements of
the California Environmental Quality Act (CEQA) under Class 32 (Infill Development
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Projects). This exemption applies to in -fill development projects in urban areas that are
consistent with the General Plan and applicable development standards. In addition, the
proposed development must occur on a site of no more than five acres, have no value
as habitat for endangered, rare or threatened species, be adequately served by all
utilities and public services, and must not result in any significant effects relating to
traffic, air quality, water quality, or any other significant effect on the environment due to
an unusual circumstance.
2. An analysis and exemption determination was prepared for this project. CEQA Class 32
consists of projects characterized as in -fill development meeting the conditions
described above. The project site is 0.18 acres in size, is located within an urban area,
and can be adequately served by all required utilities and public services. Potential
development of the project site was considered and analyzed in the City's 2006 General
Plan Environmental Impact Report (EIR) for potential environmental impacts. Based on
that analysis, there is no reasonable probability that the project will have a significant
effect on the environment due to unusual circumstances, nor will the project result in
any short-term or long-term impacts that were not previously considered in the Newport
Beach General Plan and General Plan EIR. Implementation of the project will not result
in any adverse effects on sensitive biological resources, traffic, air quality, noise or water
quality. The project is consistent with the General Plan designations and policies, and
can be found consistent with all applicable zoning regulations upon approval of the
requested applications. A geotechnical report, preliminary Water Quality Management
Plan, and water/waste-water generation memorandum have been prepared. An
analysis of the currently vacant property indicates that the project site and adjacent
areas have no value as habitat for endangered, rare, or threatened species. The project
is expected to have less than significant impacts related to traffic, noise, air quality, and
water quality. The project site does not exceed five acres in area, is located in an urban
area, and can be adequately served by all required utilities and public services.
Therefore, the project meets all of the conditions described above for in -fill development
and qualifies for a Class 32 exemption.
SECTION 3. REQUIRED FINDINGS.
Coastal Development Permit
A coastal development permit is required to allow nonresidential development within the
coastal zone. In accordance with NBMC Section 21.52.015(F) (Coastal Development Permits,
Findings and Decision), the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The development complies with applicable residential development standards including,
but not limited to, floor area limitation, setbacks, height, and parking.
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a. The project complies with the FAR limitations for mixed-use development and multi-
unit residential development (0.5 FAR maximum for nonresidential portion of the
mixed-use component, 1.0 FAR maximum for residential component of mixed-use,
and 1.5 maximum for residential). The project complies with 0.47 FAR for the non-
residential portion of mixed-use, 0.97 FAR for the residential portion of mixed-use,
and 1.43 FAR for the multi -family residential component.
b. The development complies with the required setbacks, which are 0 feet along the
front and side property lines and 10 feet along the rear property line abutting the
alley.
c. The highest guardrail is less than 26 feet from established grade and the highest
ridge is approximately 31 feet from established grade, which comply with the
maximum height requirements.
d. The project includes residential garage and carport parking for a total of 10 vehicles,
complying with the minimum two -car garage parking requirement for residential
dwelling units and 0.5 space guest parking for residential units.
e. The project includes one American's with Disabilities Act (ADA) nonresidential
parking space where a total of five parking spaces are required under the Zoning
Code. Local Coastal Program Section 21.40.110.D (Impact to Coastal Access
Prohibited) prohibits a reduction in required off-street parking that impacts public
parking available for coastal access. The reduction will not significantly impact the
supply of parking available for coastal access. The project results in a net decrease
in nonresidential parking demand on the street where the current parking demand is
39 spaces and the proposed nonresidential parking demand on the street will be four
parking spaces. Additionally, the project will add two public street spaces to the
parking supply in the area, street parking is available throughout the Cannery Village
area, and there are two municipal parking lots within the vicinity of the project site.
The nearest shoreline (Rhine Channel) is primarily a navigation channel with little
recreational and visual value. The nearest sandy beach is over 1,000 feet away,
which is served by public parking that is closer and more convenient to beach goers
than the public parking in Cannery Village.
2. The neighborhood is predominantly developed with a mix of nonresidential uses, mixed-
use structures, and multi -unit dwellings. The design, bulk, and scale of the development
is consistent with the existing neighborhood pattern of development and expected future
development.
3. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (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.
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4. The property is not located within 200 feet of coastal waters. A construction erosion
control plan has been provided to implement temporary Best Management Practices
(BMPs) during construction and minimize erosion and sedimentation and to minimize
pollution of runoff and coastal waters derived by construction chemicals and materials.
Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan),
since the project area replaces more than 5,000 square feet of impervious surface area
on an already developed site, a Water Quality Management Plan (WQMP) is required.
A WQHP prepared by CORE Structure Inc, dated May 15, 2017, has been reviewed by
the City's Engineer Geologist. The WQMP includes a project description, potential
stormwater pollutants, post -development drainage characteristics, Low Impact
Development (LID) BMP selection and analysis, structural and non-structural source
control BMPs, site design, and drainage, GIS coordinates for LID and Treatment Control
BMPs, and a long term operation and maintenance plan. Construction plans will be
reviewed for compliance with the approved WQMP prior to building permit issuance.
The property is not located near designated Public View Points or Coastal View Roads
and will not impact public coastal views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Fact in Support of Finding:
The project site is not located between the nearest public road and the sea or shoreline;
the project will not affect the public's ability to gain access to, use, and/or view the coast
and nearby recreational facilities.
Vertical access to the bay front is available near the project site at the street ends of 29"'
Street, 30"' Street, and Villa Way.
Conditional Use Permit
A conditional use permit is required to reduce the on-site parking requirement. In accordance
with NBMC Section 20.52.020(F) (Conditional Use Permit, Findings and Decision) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings are
set forth:
Finding
C. The use is consistent with the General Plan and any applicable specific plan:
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Facts in Support of Finding
1. The General Plan Land Use Element designates the site as MU -H4 (Mixed -Use
Horizontal), which is intended to establish the character of a distinct and cohesively
developed district or neighborhood containing multi -family residential with clusters of
mixed-use and/or commercial buildings. Mixed-use or commercial buildings are
required on parcels at street intersections and are permissible but not required on other
parcels. Development of the site will be consistent with General Plan policies as
discussed below. The proposed mixed-use development at the corner parcel and multi-
family residential development at the interior parcel are consistent with the land use
intent for the subject properties.
2. Land Use Policy LU6.10.1 (Priority Uses) allows multi -family residential and mixed-use
buildings that integrate residential above retail or live -work units throughout Cannery
Village. Mixed-use, live -work, or commercial buildings are required on corner parcels.
The proposed development matches the priority uses for the Cannery Village area by
providing a mixed-use development on the corner parcel with multi -family residential
units on the interior parcel. The retail/office uses are intended to serve local residents
and will provide a visitor -serving use to the community. The residential dwelling units
will further support the retail/office uses and provide a customer base in the
neighborhood. The design of the buildings complement the marine and nautical
character of the area, which is evocative of the prior sail loft building on-site.
3. Land Use Policy 5.3.6 (Parking Adequacy and Location) requires adequate parking be
provided and that it is conveniently located to serve tenants and customers. All required
parking garages and carports for the residential component are provided on-site, are
readily accessible from the rear alley, and are screened from Villa Way by the proposed
building. Adequate parking will be provided to serve the retail/office tenants and
customers where a four parking space reduction is necessary for the retail/office
component. Overall, the project reduces the nonresidential parking demand on the
surrounding streets compared to the existing building on-site. The project adds two
additional on -street public parking spaces, street parking is generally available
throughout the Cannery Village neighborhood, and two City metered parking facilities
are available in the area.
4. The subject properties are not part of a specific plan area.
Finding
D. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code:
Facts in Support of Finding
1. The proposed retail use on the ground floor and office and residential unit at the second
floor level within the mixed-use component are consistent with the MU-CV/15th St zoning
district.
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2. Multi -unit residential condominiums are permitted uses within the MU-CV/15th St zoning
district along interior parcels as proposed.
3. A parking management plan is necessary to mitigate impacts associated with a four
space reduction in the number of required parking spaces for the nonresidential portion
of mixed-use where five parking spaces are required. The development results in a net
reduction in parking demand compared to the existing use, street parking is available
on the adjacent streets in Cannery Village, and two municipal parking facilities are
available in the vicinity.
4. All required residential parking is provided on-site.
Finding
E. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity:
Facts in Support of Finding
1. The project incorporates a variety of features to ensure neighborhood compatibility. The
proposed retail/office portion of the mixed-use component are consistent with the City's
goals and objectives for Cannery Village. The design incorporates building materials
that are consistent with other buildings in the Cannery Village community and are
compatible with the nautical and marine uses of the area. The mixed-use entry and
residential structures along the 29th Street and Villa Way frontages are designed with a
zero setback at to enhance pedestrian connections with the street frontage.
2. All residential parking is provided on-site.
3. In a dense mixed-use environment with multiple uses within close proximity, each
building may not need a full supply of parking. The location of land uses within walking
distance of one another generates the opportunity for shared trips and there is a
component of walk-in patronage from nearby areas. The retail/office uses would be
compatible with the surrounding uses and parking demand would be lower due to
shared trips.
4. Cannery Village contains on -street parking along 29th Street and Villa Way that is
available to patrons. The project will also add two on -street parking spaces with the
closure of existing driveways along Villa Way. Land uses in Cannery Village are within
close proximity of one another and would generate the opportunity for shared trips.
5. Cannery Village is characterized by a higher level of pedestrian and bicycle traffic than
other areas of the city.
6. There are two municipal parking facilities available in the area. The first is the metered
City lot at 426 30th Street located one block to the north of the subject property. The
second is the metered City lot at the intersection of 30th Street and Newport Boulevard
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located two blocks to the west. The proximity of these parking facilities provides the
opportunity for patron parking in the area.
7. The project has been reviewed and found to be compliant with the parking area
requirements and landscaping standards as provided in Section 20.40.070
(Development Standards for Parking Areas) and the outdoor lighting standards in
Section 20.30.070 (Outdoor Lighting).
Finding
F. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities:
Facts in Support of Finding
1. The parking configuration provides adequate vehicle access and parking spaces for
patrons and residents.
2. Adequate public and emergency vehicle access, public services, and utilities are
provided.
3. The development of the project site will comply with all Building, Public Works, and Fire
Codes. All ordinances of the City and all conditions of approval will be complied with.
Finding
G. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, a safety, or general welfare of persons residing
or working in the neighborhood of the proposed use.
Facts in Support of Finding
1. The project has been reviewed and includes conditions of approval to ensure that potential
conflicts with the surrounding land uses are minimized to the greatest extent possible. The
project has been conditioned to provide two additional on -street public parking spaces.
2. The mixed-use and residential development will serve the surrounding residential and
retail community. This will revitalize the project site and provide an economic opportunity
for the property owner to improve the visual character of Cannery Village.
Minor Site Development Review
A minor site development review is required for the construction of a mixed-use project
involving 1 to 4 dwelling units and up to a maximum of 9,999 square feet of gross floor area.
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In accordance with NBMC Section 20.52.080(F) (Site Development Review), the Planning
Commission must also make the following findings for approval of a site development review:
Finding:
H. Allowed within the subject zoning district;
Facts in Support of Finding:
The property is located in the Mixed -Use Cannery Village/15th Street (MU-CV/15th St)
Zoning District, where it is intended to establish a cohesively developed district or
neighborhood containing multi -unit residential dwelling units with clusters of mixed-use
and/or commercial structures on interior lots of Cannery Village. Mixed-use or
nonresidential structures are required on lots at street intersections and are allowed, but
not required, on other lots. The mixed-use development at the corner parcel and multi-
family residential development at the interior parcel are consistent with the Zoning
district for the subject properties.
The subject property is not part of a specific plan area.
Finding:
In compliance with all of the applicable criteria [below].-
a.
below].
a. Compliance with this Section, the General Plan, this Zoning Code, any applicable
specific plan, and other applicable criteria and policies related to the use or structure;
b. The efficient arrangement of structures on the site and the harmonious relationship
of the structures to one another and to other adjacent development, and whether the
relationship is based on standards of good design;
c. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the
site and adjacent developments and public areas;
d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including
drive aisles, driveways, and parking and loading spaces;
e. The adequacy and efficiency of landscaping and open space areas and the use of
water efficient plant and irrigation materials; and
f. The protection of significant views from public right(s)-of-way and compliance with
Section 20.30. 100 (Public View Protections); and
Facts in Support of Finding:
a-1. The mixed-use and multi -unit residential condominiums are permitted uses within the
MU -H4 General Plan land use designation and MU-CV/15th St. zoning district. The
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development matches the priority uses for the Cannery Village area by providing a
mixed-use development on the corner parcel with multi -family residential units on the
interior parcel.
a-2 As required by the Zoning Code, a conditional use permit has been requested for a
parking management plan and subsequent reduction of four required parking for the
nonresidential portion of the mixed-use development and a deviation of design
standards has been requested to allow a lot width of less than 40 feet for the corner
parcel to accommodate the required parking widths on the site.
a-3. Land Use Policy LU6.10.1 (Priority Uses) allows multi -family residential and mixed-use
buildings that integrate residential above retail or live -work units throughout Cannery
Village. Mixed-use, live -work, or commercial buildings are required on corner parcels.
The development matches the priority uses for the Cannery Village area by providing a
mixed-use development on the corner parcel with multi -family residential units on the
interior parcel. The retail/office uses are intended to serve local residents and will
provide a visitor -serving use to the community. The residential dwelling units will further
support the retail/office uses and provide a customer base in the neighborhood. The
design of the buildings complement the marine and nautical character of the area, which
is evocative of the prior sail loft building.
a-4. The project is not located in a specific plan area.
b-1. The mixed-use and residential components of the project are integrated as a unified
development through the use of similar architectural style and design elements. The
neighborhood is predominantly developed with a mix of retail/office and residential uses.
The design would provide for harmonious relationships with one another and with the
adjacent surroundings through site layout and positioning of the two buildings. Both the
mixed-use and residential components of the project provide separate and well-defined
entries.
b-2. The mixed-use entry and residential structures along the 29th Street and Villa Way
frontages are designed with a zero setback to enhance pedestrian connections with the
street frontage. The residential portion of the building provides modulation of the fagade
along Villa Way by varying setbacks at each floor level and incorporating adequate
common and private open space areas in the form of large balconies, patio areas, and
common corridor areas to provide a pleasant living environment.
b-3. The project has been designed to improve the aesthetics of the site and improve the
retail presence at the corner of 29th Street and Villa Way.
b-4. Land Use Policy 5.3.6 (Parking Adequacy and Location) requires adequate parking be
provided and that it is conveniently located to serve tenants and customers. All required
parking garages and carports for the residential component are provided on-site, are
readily accessible from the rear alley, and are screened from Villa Way by the proposed
building. Adequate parking will be provided to serve the retail/office tenants and
customers where a four parking space reduction is necessary for the retail/office
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component. Overall, the project reduces the nonresidential parking demand on the
surrounding streets compared to the existing building on-site. The project adds two
additional on -street public parking spaces, street parking is generally available
throughout the Cannery Village neighborhood, and two City metered parking facilities
are available in the area.
b-5. All mechanical equipment for the mixed-use and residential components would be
screened within mechanical equipment enclosures at the lower levels or in designated
equipment areas at the third floor deck area.
c-1. The design, bulk, and scale of the development is consistent with the existing
neighborhood pattern of development and expected future development. The unified
design theme of the mixed-use and residential components of the project provides for
an architectural consistency between these uses and other structures in the Cannery
Village neighborhood.
c-2 The size, density, and character of the residential dwelling units complement the existing
land uses in the project area and include design elements consistent with Land Use
Element Policy 5.1.9 (Character and Quality of Multi -Family Residential) that requires
multi -family dwellings to be designed to convey a high quality architectural character.
Consistent with this policy, the architectural treatment of the building includes high
quality finishes and incorporates building materials such as large rolling style doors, a
painted white concrete masonry unit (CMU) veneer, smooth white stucco, metal panel
shed roofs, vertical wood siding, aluminum clad windows, and exposed steel that are
consistent with other buildings in the Cannery Village community and are reminiscent of
the nautical and marine uses of the area.
c-3. The height and bulk of the mixed-use building is consistent in scale with other structures
in the Cannery Village neighborhood. The front fagade of the mixed-use building utilizes
a variation of building materials to provide enhanced visual relief. The residential
building is located adjacent to the street frontage and forms a continuous building wall,
improving the pedestrian connections with the adjacent streets, thereby implementing
the General Plan policies to foster pedestrian activity within Cannery Village. The
residential units are designed with both vertical and horizontal off -sets with patio areas
at the ground level and pop -outs at the second floor level to provide visual interest along
the Villa Way frontage. Likewise, the carports and garages located at the rear alley are
consistent with the development pattern for the area and vary the building bulk from the
second and third floor levels above.
d-1. The parking garages and carports accessed from the rear are designed to maintain
privacy for the residential tenants and protection from vehicular impacts. The project
provides adequate setbacks at the rear alley and sight distance at the intersection of
the alley and 29th Street, as determined by the City Traffic Engineer.
d-2. The project would close an existing unused driveway along Villa Way, thereby
increasing the number of on -street parking spaces along the project frontage from two
spaces to a total of four spaces (two new spaces).
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d-3. Each residential unit has separate and independent access to required garage and/or
carport parking for the unit via the rear alley with direct interior access to their units.
d-4. The project results in a total code required parking demand of 15 parking spaces (five
spaces for the nonresidential retail/office floor area, eight residential parking spaces,
and two residential guest parking spaces). All residential parking is provided on-site and
the nonresidential component of the mixed-use component provides one ADA
handicapped parking stall on-site. A waiver of four parking spaces is requested for the
nonresidential portion of the mixed-use development. Overall, the nonresidential
parking demand on the street has been reduced compared to the existing use, the
presence of street parking in the area, the availability of two municipal parking lots in
the neighborhood, and the pedestrian and bicycle character of the neighborhood make
the waiver of four parking spaces compatible with the surrounding neighborhood.
e-1. The project includes limited landscaped areas to soften the massing along 29th Street
and provide additional common area amenities for the condominium units.
e-2. The project is subject to the City's Water Efficient Landscape Ordinance (Chapter 14.17
of NBMC).
e-3. The residential component of the project includes a common outdoor living corridor of
870 square feet that includes landscape planters, bicycle racks, and bench seating. In
addition, each residential unit is afforded private outdoor living space in the form of large
balconies and/or private patio areas at the ground level.
f-1. The project location is not a designated coastal view road and is not considered a public
view corridor.
Finding:
J. The proposed development is not detrimental to the harmonious and orderly growth of
the City, or endanger jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working
in the neighborhood of the proposed development.
Facts in Support of Finding:
1. The project has been conditioned to ensure that potential conflicts with surrounding land
uses are minimized to the extent possible to maintain a healthy environment for both
businesses and residents.
2. The project provides separate screened trash enclosures for the mixed-use and
residential components, which would be located at the rear of the project site near the
parking areas. The size, design, location, and screening of the refuse enclosures comply
with the requirements of NBMC Section 20.30.120 (Solid Waste and Recyclable
Materials Storage), ensuring compatibility with the on-site and adjacent uses.
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3. The project is subject to the City's Outdoor Lighting requirements contained with NBMC
Section 20.30.070 of the Zoning Code.
4. Mechanical equipment would be fully screened and would not be visible from the
adjacent streets. All mechanical equipment for the mixed-use and multi -unit residential
components would be screened within mechanical equipment enclosures at the lower
levels or in designated equipment areas at the third floor deck area.
5. Tenant improvements to the new retail/office portion of the mixed-use component will
comply with all Building, Public Works, and Fire Codes. All ordinances of the City and
all conditions of approval will be complied with.
Tentative Tract Map
A tentative tract map is requested to subdivide three existing legal lots into two legal lots and
to create six airspace commercial and residential condominium units. In accordance with
NBMC Section 19.12.070(A) (Required Findings for Action on Tentative Maps), the following
findings and facts in support of a tentative tract map are set forth:
Finding:
K. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with the
applicable provisions of the Subdivision Map Act and the City Subdivision Code.
Facts in Support of Finding:
1. The project is consistent with the MU -H4 (Mixed -Use Horizontal) General Plan
designation of the project site.
2. The Public Works Department has reviewed the tentative map and found it consistent
with the Newport Beach Subdivision Code (Title 19) and applicable requirements of the
Subdivision Map Act.
3. Conditions of approval have been included to ensure compliance with Title 19.
Finding:
L. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The 0.18 -acre site is trapezoidal in shape, has a slope of less than 20 percent, and is
within an area known for the potential of seismic activity and liquefaction. It is currently
developed with a vacant commercial building.
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2. The site where construction will occur is relatively flat and based on the geologic
investigation, the development is feasible with appropriate site preparation and
construction. The geologic investigation includes recommendations for removal and
recommendation of loose surface materials and use of a structural mat foundation system.
Finding:
M. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife
or their habitat. However, notwithstanding the foregoing, the decision-making body may
nevertheless approve such a subdivision if an environmental impact report was
prepared for the project and a finding was made pursuant to Section 21081 of the
California Environmental Quality Act that specific economic, social, or other
considerations make infeasible the mitigation measures or project alternatives identified
in the environmental impact report.
Facts in Support of Finding:
The project site to be developed does not support any environmental resources. As such,
there would be no significant impacts to fish or wildlife or their habitat associated with the
project.
There would be no impacts to wetland vegetation associated with the project.
Finding:
N. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding:
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The project consists of two parts: 1) a mixed-use development consisting of one retail unit
at the ground floor, one office unit at the second floor, and one residential unit at the second
floor level and 2) three residential condominiums. The land uses and development area
comply with the maximum floor area ratios for each land use as allowed by the Zoning
Code and the General Plan.
No evidence is known to exist that would indicate that the planned subdivision pattern will
generate any serious public health problems.
All construction for the project will comply with Building, Public Works, and Fire Codes.
Public improvements will be required of the developer per Section 19.28.10 (General
Improvement Requirements) of the Municipal Code and Section 66411 of the Subdivision
Map Act. All ordinances of the City and all Conditions of Approval will be complied with.
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Finding:
O. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property within
the proposed subdivision. In this connection, the decision-making body may approve a
map if it finds that alternate easements, for access or for use, will be provided and that
these easements will be substantially equivalent to ones previously acquired by the
public. This finding shall apply only to easements of record or to easements established
by judgment of a court of competent jurisdiction and no authority is hereby granted to
the City Council to determine that the public at large has acquired easements for access
through or use of property within a subdivision.
Facts in Support of Finding:
There are no easements on-site so the design of the development will not conflict with
any easements acquired by the public at large for access through or use of property
within the development.
Public improvements will be required of the applicant per the Municipal Code and the
Subdivision Map Act. Conditions of approval require the closure of the existing curb cut
along Villa Way to accommodate two new street parking spaces, new ADA compliant
curb ramps, individual water and sewer connections for each condominium unit, and the
dedication of a 10 -foot radius corner cut-off for street purposes at the corner of 29th
Street and Villa Way.
Finding:
P. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision
of the land would not be too small to sustain their agricultural use or the subdivision will
result in residential development incidental to the commercial agricultural use of the
land.
Fact in Support of Finding:
The site is not subject to a Williamson Act contract.
Finding:
Q. That, in the case of a "land project' as defined in Section 11000.5 of the California
Business and Professions Code: (a) there is an adopted specific plan for the area to be
included within the land project; and (b) the decision-making body finds that the
proposed land project is consistent with the specific plan for the area.
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Fact in Support of Finding:
1. The subject property does not qualify as a "land project" and is not located within the
boundaries of a specific plan.
Finding:
R. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Findinq:
1. Title 24 of the Uniform Building Code requires new construction to meet minimum
heating and cooling efficiency standards depending on location and climate. The
Newport Beach Building Division will enforce Title 24 compliance through the plan check
and field inspection processes for the construction of the residential units.
Finding:
S. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City's share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City's residents and available fiscal and environmental
resources.
Fact in Support of Finding:
1. There are no existing dwelling units on the project site. Rather the project includes the
construction of four new condominium units to contribute to the City's share of the
regional housing need. The applicant will be responsible for the payment of appropriate
fair share, park, and housing in -lieu fees for the development of these new dwelling
units.
Finding:
T. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Facts in Support of Findin-g:
1. There is adequate sewer system capacity to serve the requirements of the project. The
project would be able to tie into the existing sewer system without adversely affecting the
system, causing any water quality affects, or violating existing requirements prescribed by
the Regional Water Quality Control Board. Wastewater from the project will be generated
by residential build -out.
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2. As conditioned, sewer connections will be installed per City Standards, the applicable
provisions of Chapter 14.24 (Sewer Connection, Permits) of the Newport Beach
Municipal Code, and the latest revision of the Uniform Plumbing Code.
3. The project design addresses water quality with a construction erosion control plan and a
post -construction drainage system. The project is required to adhere to the City's grading,
erosion control, and drainage requirements that includes percolation features and
retention of 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 will not violate Regional Water Quality
Control Board (RWQCB) requirements.
Finding:
U. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Facts in Support of Finding:
1. The project site is located in the MU -H (Mixed -Use Horizontal) land use category within
the Coastal Zone. The MU -H land use category continues to provide opportunities for
coastal -related, coastal -dependent, and/or visitor -serving land uses in the Lido Village
neighborhood in the retail and office suites. The project is also consistent with this land
use designation in that residential units will only be provided at the interior parcel and
on the second floor level for the corner parcel. Coastal access is not inhibited as the
project site is an inland parcel and is not designated for present or future horizontal or
lateral coastal access in the Coastal Land Use Plan.
2. Existing public street parking is maintained and the project will provide two additional
public parking spaces along Villa Way. The project results in a net reduction in
nonresidential parking demand on surrounding streets. The existing commercial
building requires 39 parking spaces that are not provided on-site whereas the project
requires four parking spaces that are not provided on-site.
Deviation of Subdivision Desiqn Standards
A deviation of the design standards is required to allow a lot width of less than 40 feet as
required by the MU-CV/15th Street Zoning District development standards. In accordance with
NBMC Section 19.24.130(C) (Deviation from Design Standards) of the Newport Beach
Municipal Code, the following findings and facts in support of the deviation of design standards
are set forth:
Finding:
V. The requested deviation(s) will create a land plan or development design equal or
superior to that under the baseline design standards in this chapter.
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Facts in Support of Finding:
1. The requested lot subdivision would form two lots where three underlying legal parcels
currently exist. Lot 1, where the deviation of designs standard is requested, would have
a resulting lot width of 27 feet 7 inches where the current lot with is 25 feet 9 inches.
The resulting lot width would be closer to achieving the minimum 40 -foot lot width than
the current parcel configuration of the underlying tract.
2. Lot 2 has a lot width of 58.3 feet, which complies with the minimum 40 -foot lot width as
required by the MU-CV/15th Street zoning district standard.
Finding:
W. The deviation(s) will not negatively impact the carrying capacity of the local vehicular
circulation network;
Facts in Support of Finding:
1. The proposed lot widths are compatible with surrounding development and are modified
slightly (1 -foot) from the underlying lot pattern in order to accommodate the required
parking dimensions for each building.
2. All on-site parking will be accessed from the rear alley in conformance with minimum
parking dimensions and setback development standards.
3. The proposed lot configuration will accommodate two additional public parking spaces
along the Villa Way frontage and will not negatively impact the local vehicular circulation
network.
Finding:
X. The deviation(s) will not negatively impact pedestrian circulation;
Fact in Support of Finding:
1. The reduced parcel width will not negatively impact pedestrian circulation where
sidewalks will continue to be available along the 29th Street and Villa Way street
frontages.
Finding:
Y. The resulting subdivision will be compatible with the pattern of surrounding
subdivisions;
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Facts in Support of Finding:
The development matches the priority uses for the Cannery Village area by providing a
mixed-use development on the corner parcel with a residential dwelling and office unit
over retail and multi -family residential units on the interior parcel.
The subdivision is compatible with the surrounding development pattern where lot
widths vary between less than 30 feet in width at street ends up to 60 feet in width where
the underlying 30 -foot wide legal lots in the tract have been combined into a single
building site.
Finding:
Z. The resulting subdivision design and improvements will be consistent with the General
Plan and any applicable specific plan, and will conform to the Subdivision Map Act and
all other provisions of this Subdivision Code; and
Facts in Support of Finding:
The project results in two parcels that would be developed in accordance with the land
uses identified by the General Plan and Zoning Map where mixed-use development is
located on the corner parcel and residential development is located at interior parcel.
The subdivision design and improvements will conform to all other requirements of the
Subdivision Map Act and Subdivision Code.
Finding:
AA. The resulting subdivision design and improvements will not be materially detrimental to
the residents or tenants of the proposed subdivision or surrounding properties, nor to
public health or safety
Facts in Support of Finding:
The improvements will not be detrimental to residents or tenants in the Cannery Village
Community. The required improvements will improve the community with the addition
of two new street parking spaces, new ADA compliant curb ramps, structures that
comply with sight distance requirements at the intersection, and the dedication of a 10 -
foot radius corner cut-off for street purposes at the corner of 291' Street and Villa Way.
The project will result in the redevelopment of an under-utilized and aging commercial
lot with a mixed-use and residential project that implements the goals and policies for
Cannery Village.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-025, Conditional Use Permit No. UP2017-005, Minor
Site Development Review No. SD2017-003, and Tentative Tract Map No. NT2017-001
subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated
by reference.
2. The Coastal Development Permit, Conditional Use Permit, and Site Development
Review actions shall become final and effective 14 days following the date this
resolution was adopted and the Tentative Tract Map action shall become final and
effective 10 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 19, Title 20, and Title 21 of the Newport Beach
Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 20TH DAY OF JULY, 2017.
AYES:
NOES:
ABSTAIN
ABSENT:
M
Peter Koetting, Chairman
Erik Weigand, Secretary
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EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project -specific conditions are in italics)
PLANNING
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. All proposed signs shall be in conformance with an approved Comprehensive Sign
Program for the project site and provisions of NBMC Chapter 20.42 (Signs).
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. 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 Use
Permit.
5. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Coastal Development Permit,
Conditional Use Permit, Site Development Review, and Tentative Tract Map or the
processing of a new application.
6. A copy of the Resolution, including conditions of approval Exhibit "A" shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
7. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the project 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 Site Development Review and shall highlight the approved elements
such that they are readily discernible from other elements of the plans.
8. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
9. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for four
new dwelling units (currently $1,792 per new additional dwelling unit) in accordance with
NBMC Chapter 15.38.
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10. Prior to the recordation of the Final Tract Mapa park dedication fee for four dwelling
units (currently $26,125.00 per new additional dwelling unit) shall be paid in accordance
with NBMC Chapter 19.52. This fee shall be paid upon submittal of the map to the Public
Works Department for plan check and deposited into the appropriate Service Area
account as identified in the Recreation and Open Space Element of the General Plan.
11. Prior to issuance of final building permits, the applicant shall prepare a written disclosure
statement prior to sale, lease, or rental of a residential unit in the proposed mixed-use
development consistent with Section 20.48.130.H (Notification to Owners and Tenants) of
the Municipal Code.
12. Prior to issuance of final building permits, the applicant shall record a deed notification
with the County Recorder's Office approved as to form by the Office of the City Attorney
consistent with Section 20.48.130.1(Deed Notification). The deed notification shall state
that the residential units are located in a mixed-use project or in a mixed-use zoning
district and that an owner may be subject to impacts, including inconvenience and
discomfort, from lawful activities occurring in the project or zoning district (e.g. noise,
lighting, odors, high pedestrian activity levels,. etc.).
13. A minimum of 11 parking spaces shall be provided on-site (one ADA nonresidential
space, eight residential spaces, and two residential guest parking spaces).
14. All mechanical equipment shall be screened in accordance with NBMC Section
20.30.020 (Buffering and Screening). Screening materials shall comply with the Zoning
Code height limit (26 feet for flat roof structures and 31 feet for pitched rool).
15. Prior to the issuance of a building permits, the applicant shall submit a 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 Planning Division.
16. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
17. The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
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18. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this Coastal Development Permit
to the Planning Division.
19. Construction activities shall comply with NBMC Section 10.28.040, which restricts hours
of noise -generating construction activities that produce noise to between the hours of
7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on
Saturday. Noise -generating construction activities are not allowed on Sundays or
Holidays.
20. No outside paging system shall be utilized in conjunction with this establishment.
21. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self -latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
22. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-way.
23. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the
premises and on all abutting sidewalks within 20 feet of the premises.
24. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
25. Deliveries and refuse collection for the retail/office suites shall be prohibited between
the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the
hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise
approved by the Director of Community Development, and may require an amendment
to this Use Permit.
26. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
27. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
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28. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
29. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
30. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
31. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and
agents from and against any and all claims, demands, obligations, damages, actions,
causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses
(including without limitation, attorney's fees, disbursements and court costs) of every kind
and nature whatsoever which may arise from or in any manner relate (directly or indirectly)
to City's approval of the Ullman Sail Lofts including, but not limited to, Coastal
Development Permit No. CD2017-025, Conditional Use Permit No. UP2017-005, Site
Development Review No. SD2017-003, and Tentative Tract Map No. NT2017-001
(PA2017-059). 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.
Fire Department Conditions
32. New elevator shall be gurney -accommodating in accordance with Article 30 of the
California Building Code (2001 edition).
33. Automatic fire sprinklers shall be required for all new construction. The sprinkler system
shall be monitored by a UL certified alarm service company. A NFPA 13 system is
required due to mixed -occupancy in accordance with CFC 9.3.3.1.1.
34. Prior to the issuance of building permits, the project plans shall remove keynote number
four referencing a NFPA 13D system and OCFA notes on Sheet A-2.0.
Buildinq Division Conditions
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35. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City -
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
36. Prior to the issuance of building permits, the project plans shall reflect a fire rated wall
that extends to the furthest projection between the mixed-use and residential buildings
at each floor level.
37. The applicant shall employ the following best available control measures (`BACMs') to
reduce construction -related air quality impacts:
Dust Control
• Water all active construction areas at least twice daily.
• Coverall haul trucks or maintain at least two feet of freeboard.
• Pave or apply water four times daily to all unpaved parking or staging areas.
• Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
• Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
• Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
Require 90 -day low-NOx tune-ups for off road equipment.
Limit allowable idling to 30 minutes for trucks and heavy equipment
Off -Site Impacts
• Encourage car pooling for construction workers.
• Limit lane closures to off --peak travel periods.
• Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off-site.
• Sweep access points daily.
• Encourage receipt of materials during non -peak traffic hours.
• Sandbag construction sites for erosion control.
Fill Placement
• The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in the
top six-inch surface layer, subject to review/discretion of the geotechnical
engineer.
38. 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,
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or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
39. Best Management Practices (BMPs) and Good Housekeeping Practices (GNP's) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Erosion Control Plan.
40. 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.
41. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
42. Prior to issuance of grading permits, the applicant shall prepare and submit a Water
Quality Management Plan (WQMP) for the proposed project, subject to the approval of
the Building Division and Code and Water Quality Enforcement Division. The WQMP
shall provide appropriate Best Management Practices (BMPs) to ensure that no
violations of water quality standards or waste discharge requirements occur.
43. A list of `good house -keeping" practices will be incorporated into the long-term post -
construction operation of the site to minimize the likelihood that pollutants will be used,
stored or spilled on the site that could impair water quality. These may include frequent
parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful
fertilizers or pesticides, and the diversion of storm water away from potential sources of
pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list
and describe all structural and non-structural BMPs. In addition, the WQMP must also
identify the entity responsible for the long-term inspection, maintenance, and funding for
all structural (and if applicable Treatment Control) BMPs.
Public Works Conditions
44. A Tract Map shall be recorded. The Map shall be prepared on the California coordinate
system (NAVD88). Prior to recordation of the Map, the surveyor/engineer preparing the
Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphic
file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The
Map to be submitted to the City of Newport Beach shall comply with the City's CADD
Standards. Scanned images will not be accepted.
45. Prior to recordation of the tract map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County
01-03-17
RE
Planning Commission Resolution No. ####
Page 26 of 27
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments
(on -inch iron pipe with tag) shall be set on each lot corner unless otherwise approved
by the Subdivision Engineer. Monuments shall be protected in place if installed prior to
completion of the construction project.
46. Prior to the final tract map approval, a subdivision agreement and bonds (Labor and
material, performance, and warranty) in the form and amount acceptable to the Director
of Public Works for the estimated improvement costs as prepared by a Registered Civil
Engineer and approved by the Director of Public Works.
47. The final tract map shall dedicate for street purposes a 10 -foot radius corner cut-off at
the corner of 29th Street and Villa Way.
48. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
49. Prior to final building permits, the applicant shall reconstruct the concrete sidewalk, curb,
and gutter along the 29th Street and Villa Way project frontage per City Standard.
50. Prior to issuance of final building permits, the applicant shall plug unused driveway
approaches per City Standard STD -165-L.
51. Prior to issuance of final building permits, curb drains shall be installed per City Standard
STD -184-L.
52. Prior to issuance of final building permits, the applicant shall install an ADA compliant
curb ramp per City Standard at the corner of 29th Street and Villa Way.
53. Prior to issuance of final building permits, the applicant shall remove the existing power
poles along the Villa Way and 29th Street frontages and relocate all overhead utilities
underground, unless the utilities companies determine that the removal is infeasible.
54. Prior to issuance of final building permits, all existing overhead utilities shall be
undergrounded.
55. No above ground improvements shall be installed within the 10 -foot alleys setback. The
10 -foot alley setback shall be constructed of a drivable surface.
56. Each unit shall be served by its individual water meter, sewer lateral, and cleanout. Each
water meter and sewer cleanout shall be installed with a traffic grade box and cover.
The water meter and the sewer cleanout shall be located within the public right-of-way.
57. An encroachment permit is required for all work activities within the public right-of-way.
58. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could be
required at the discretion of the Public Works Inspector.
01-03-17
40
Planning Commission Resolution No. ####
Paqe 27 of 27
59. All on-site drainage shall comply with the latest City Water Quality requirements.
60. All unused water services to be abandoned shall be capped at the main (corporation
stop) and all unused sewer laterals to be abandoned shall be capped at the property
line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall
include removal of the cleanout riser, the 4TT box and wye. The sewer lateral shall then
be capped where the wye used to be.
61. Prior to issuance of final building permits, the applicant shall create a minimum of two
new on -street parking spaces along Villa Way, including installation of parking meter
posts.
62. County Sanitation District fees shall be paid prior to the issuance of any building permits.
01-03-17
40b
Attachment No. PC 2
Draft Resolution for Denial
47
42
RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH DENYING COASTAL DEVELOPMENT
PERMIT NO. CD2017-025, CONDITIONAL USE PERMIT NO.
UP2017-005, MINOR SITE DEVELOPMENT REVIEW NO.
SD2017-003, AND TENTATIVE TRACT MAP NO. NT2017-001
FOR A MIXED-USE STRUCTURE (RETAIL/OFFICE AND ONE
RESIDENTIAL DWELLING UNIT) AND THREE RESIDENTIAL
DWELLING UNITS LOCATED AT 410 AND 412 29TH STREET
(PA2017-059)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Berk Properties (Applicant), with respect to property located at
410 and 412 29th Street, and legally described as Lots 17, 18, and 19 of Block 225 of the
Landscasters Addition of Newport Beach.
2. The Applicant requests a coastal development permit, conditional use permit, minor site
development review, and tentative tract map to demolish an existing 9,600 -square -foot
commercial building to construct: (1) a new mixed-use structure with 1,145 square feet
of retail/office floor area and one 2,360 square foot dwelling unit; and (2) three
residential dwelling units ranging from 2,485 square feet to 2,515 square feet. A
conditional use permit approval is necessary to reduce the required retail/office parking
requirement by four spaces. A deviation of the subdivision design standards is
necessary in conjunction with the tentative tract map to allow a lot width of less than 40
feet.
3. The subject property is located within the MU-CV/15th St. (Mixed -Use Cannery Village/15th
Street) Zoning District and the General Plan Land Use Element category is MU -H4 (Mixed -
Use Horizontal).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-CV/15th St. (Mixed -Use Cannery Village/15th Street).
5. A public hearing was held on July 20, 2017 in the Council Chambers located at 100 Civic
Center Drive, Newport Beach. 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 public hearing.
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.
49
Planning Commission Resolution No. ####
Paqe 2 of 4
SECTION 3. REQUIRED FINDINGS.
1. The Planning Commission may approve a Coastal Development Permit only after
making each of the required findings set forth in Section 21.52.015 (Coastal
Development Permits, Findings and Decision) of the Newport Beach Municipal Code.
In this case, the Planning Commission was unable to make the required findings based
upon the following:
a. The Coastal Development Permit is not consistent with the legislative intent of
Chapter 21.52 of the Municipal Code.
2. The Planning Commission may approve a Conditional Use Permit only after making
each of the required findings set forth in Section 20.52.020 (Conditional and Minor Use
Permits). In this case, the Planning Commission was unable to make the required
findings based upon the following:
01-03-17
a. The Planning Commission determined, in this case, that the proposed use permit
to reduce the on-site parking requirement for the project is inconsistent with the
legislative intent of Title 20 of the NBMC.
b. The design, location, size, and operating characteristics of the development are
not compatible with the allowed uses in the vicinity.
c. The site is not physically suitable in terms of design, location, shape, size,
operating characteristics. The property does not provide on-site parking to
accommodate the proposed use. The Planning Commission does not consider
the existing parking demand on the subject property a unique circumstance
resulting in any necessity to warrant approval for a reduction in the off-site
parking requirement through the approval of a parking management program.
d. The proposed development is neither required by code nor necessary for the
enjoyment of the property. If desired, and as shown through previously approved
building permits, the subject property can be utilized to comply with the
requirements of the NBMC and be used for general commercial or retail uses.
e. The subject property is consistent in orientation, size and shape with typical lots
in this neighborhood which are designed with commercial, mixed-use, and
residential development. Less parking than what the Zoning Code provides for
could prove detrimental to Cannery Village. Parking is already deficient in this
district. Operation of the use at the location proposed would be detrimental to the
harmonious and orderly growth of the City.
f. Granting of the use permit would provide special privileges to the subject property
as the City has required the minimum parking provided by the Zoning Code in
similar circumstances for nonresidential uses.
50
Planning Commission Resolution No. ####
Paqe 3 of 4
3. The Planning Commission may approve a Site Development Review only after making
each of the required findings set forth in Section 20.52.080 (Site Development Review).
In this case, the Planning Commission was unable to make the required findings based
upon the following:
a. The Site Development Review application for the proposed project's design is
not consistent with the legislative intent of Title 20 of the Municipal Code and the
findings required by Section 20.52.080 are not supported in this case. The
proposed project is not consistent with the applicable criteria may prove
detrimental to the community for the following reasons:
4. The Planning Commission may approve a Tentative Tract Map only after making each
of the required findings set forth in Sections 19.12.070 of the Municipal Code. In this
case, the Planning Commission was unable to make the required findings based upon
the following:
b. The Tentative Tract Map is not consistent with the legislative intent of Title 19 of
the Municipal Code. The proposed parcel map is not consistent with the
applicable regulations may prove detrimental to the community.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies without prejudice
Coastal Development Permit No. CD2017-025, Conditional Use Permit No. UP2017-005,
Minor Site Development Review No. SD2017-003, and Tentative Tract Map No. NT2017-
001 subject to the conditions set forth in Exhibit A, which is attached hereto and
incorporated by reference.
2. The Coastal Development Permit, Conditional Use Permit, and Site Development
Review actions shall become final and effective 14 days following the date this
resolution was adopted and the Tentative Tract Map action shall become final and
effective 10 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 19, Title 20, and Title 21 of the Newport Beach
Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 20TH DAY OF JULY, 2017.
AYES:
NOES:
ABSTAIN:
ABSENT:
01-03-17
.51
m
Peter Koetting, Chairman
BY:
Erik Weigand, Secretary
01-03-17
Planning Commission Resolution No. ####
Paqe 4 of 4
52
Attachment No. PC 3
Site Photos
53
M.
Project site viewed from the intersection of Villa Way and 29" Street.
Project site viewed from the intersection of 29" Street and rear alley.
Existing nonresidential and mixed-use development west of the�p�doject site.
50
Attachment No. PC 4
Project Renderings and Materials Board
5g
BRANDON
SMART DESIGN I B
` w
410 29TH STREET
NEWPORT BEACH, CA 926251<11
BRANDON ,�CHITECTS
MATERIAL BOARD/CONCEPT IMAGERY
PERSPECTIVE
PERSPECTIVE CONCEPT
FRONT CORNER
PERSPECTIVE CONCEPT
FRONT SIDE
151 KALMUS DR., SUITE Gl COSTA MESA, CA 92626 PHONE: )714) 754-4040 WWW.BRANDONARCHITECTS.COM
60
Attachment No. PC 5
Applicant's Project Description
ME
02
PROJECT DESCRIPTION AND JUSTIFICATION
This is an application to subdivide an existing parcel consisting of three lots with an existing
commercial/industrial building of approximately 9,962 square feet into two new parcels and
construct one mixed use project with two small commercial spaces and one residential unit,
and the second parcel consisting of three (3) residential condominiums, as more fully
described herein.
The application requires the approval of a Subdivision Tract Map (Tentative), a Conditional
Use Permit, a Minor Site Plan Review and a Coastal Development Permit. The existing site
at 410-412 291" Street in Cannery Village currently is the site of what used to be the Ullman
Sail Building at the southwest corner of 291" Street and Villa Way. The lot is trapezoidal
and is approximately 108' wide on the alley, 62' wide on Villa Way, 101' wide on 29th
street, and 90' deep from Villa Way to the alley, it is zoned MU-CV/15th St. (Mixed Use
Cannery Village/15th st.). The building has been vacant for a number of years and
although the applicant's first choice was to renovate the existing building, this option was
determined to be not feasible by the obstacles presented by the current building code.
The Applicant is proposing a subdivision which would include a smaller parcel on the
southeast corner of 291" and Villa Way of approximately 2,452 square feet (Parcel A) and
a second parcel immediately east of the corner lot which would consist of approximately
5,241 square feet (Parcel B).
Constructed on Parcel A would be two small commercial condominiums consisting of 559
square feet and 611 square feet, respectively, and a residential condominium of 2,153
square feet which would have 3 bedrooms, 3.5 baths with required parking consisting of
a 207 square foot 1 -car garage and a tandem covered parking spot. The commercial
parking would be a guest parking standard space and an ADA van accessible space. The
following attributes are for Parcel 1:
Lot Coverage - 78%
Building Height - varies to 31'
Landscaping - 1.5%
Alley setback -10'
Front setback - 0'
Side setback - 0'
Hard Scape - 61%
Gross Floor Area - 3,518 square feet
Floor Area Ratio - 1.43
On Parcel B would be constructed separate buildings containing three (3) residential
condominiums, each containing between 2,100 and 2,300 square feet, depending on the
final configuration. All three (3) units would have three (3) bedrooms and three and a half
(3.5) baths. Two of the residential units will have an approximate 200 square foot one (1)
car garage and, in addition, a covered open carport space. The third unit will have a 2 car,
400 square foot covered garage. There will also be an extra guest space on Parcel B. All
of the parking will be taken off of the alley behind the buildings. The following attributes
are for Parcel 2:
o3
Lot Coverage -
71%
Building Height -
varies to 31'
Landscaping -
3%
Alley setback -
10'
Front setback -
0'
Side setback -
0'
Hard Scape -
46%
Gross Floor Area -7,516 square feet
Floor Area Ratio
- 1.43
The approval of the Tentative Subdivision Tract Map would slightly alter the size of the
corner lot (Parcel A) to accommodate parking for both lots as well as allowances for walls
and separations. The subdivision would allow for the creation of condominium units on
both Parcel A and Parcel B. The Accompanying Written Statement required with the
Tentative Subdivision Tract Mapwill be submitted concurrently with this Project Description
and Justification.
The approval of the Conditional Use Permit is required because of a waiver of parking
standards for the project. The Applicant believes that the waiver is justified as the project
as a whole, given the increase in residential square footage and other factors of the project
will create less demand for onsite parking. Applicant believes that the overall favorable
impacts of the project outweigh slight deviation for "code"' parking in this particular case,
especially in the City's current view concerning parking requirements on in the older parts
of Newport Beach with smaller lot sizes.
With respect to the findings that the Planning Commission must make in order to grant a
Conditional Use Permit, the following facts are submitted:
1. The use is certainly consistent with the General Plan as it is exactly what the
General Plan calls for in Cannery Village.
2. The same can be said about the zoning as this project fits exactly with the zoning
designation in the zoning code, namely MU-CV/15 St., which allows mixed use on
the corner lots and residential on the non -corner lots.
3. It is submitted that The design, location, size, and operating characteristics of the
use are compatible with the allowed uses in the vicinity, as completely similar in all
respects to the surrounding neighbors.
4. As can be ascertained by the drawings, the site is physically suitable in terms of
design, location, shape, size, operating characteristics. In addition there is a the
provision of public and vehicle (e.g., fire and medical) access to the parcel.
5. Finally, it is easy to make a finding that proposed project would not be
detrimental to the harmonious and orderly growth of the City, or endanger,
jeopardize, or otherwise constitute a hazard to the public convenience, health,
interest, safety, or general welfare of persons residing or working in the
neighborhood of the proposed project and use.
The approval of the Minor Site Development Review is required by Section 20.52.080 of
the Zoning Code, as it is a mixed use development with 4 or fewer residential units.
IM,
Pursuant to subdivision F of that section, the reviewing authority must find all of the
following concerning the project:
1. Allowed within the subject zoning district,
2. In compliance with all of the following applicable criteria:
a. Compliance with this Section, the General Plan, this Zoning Code, any applicable
specific plan, and other applicable criteria and policies related to the use or
structure;
b. The efficient arrangement of structures on the site and the harmonious
relationship of the structures to one another and to other adjacent developments,
and whether the relationship is based on standards of good design;
c. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on
the site and adjacent developments and public areas;
d. The adequacy, efficiency, and safety of pedestrian and vehicular access,
including drive aisles, driveways, and parking and loading spaces;
e. The adequacy and efficiency of landscaping and open space areas and the use
of water efficient plant and irrigation materials; and
f. The protection of significant views from public right(s)-of-way and compliance with
Section 20.30.100 (Public View Protection).
3. Not detrimental to the harmonious and orderly growth of the City, or endanger,
jeopardize, or otherwise constitute a hazard to the public convenience, health, interest,
safety, or general welfare of persons residing or working in the neighborhood of the
proposed development.
The Applicant submits that all of these findings can be made upon review of the project
and the materials submitted herewith.
The Approval of a Coastal Development Permit is
Coastal Zone of the city's Local Coastal Plan. T
conforms to all applicable sections of the Certified
no issues created which would cause the project
Coastal Act.
required as this project lies within the
Th
Respectfully Submitted
�t
DAVID DAVUT LU, GENERAL PARTNER
CANNERY SAIL HOUSE, LP
Applicant submits that the project
Local Coastal Plan and that there are
not to conform to Chapter 3 of the
05
ACCOMPANYING WRITTEN STATEMENT FOR TENTATIVE
SUBDIVISION TRACT MAP APPLICATION FOR
410291h STREET, NEWPORT BEACH
a. The existing use of the property is commercial/industrial (now vacant, former
manufacturing of Ullman Sails). The purpose of the subdivision is to create two parcels,
which include a smaller parcel on the southeast corner of 291" and Villa Way of
approximately 2,452 square feet (Parcel 1) and a second parcel immediately east of the
corner lot which would consist of approximately 5,241 square feet (Parcel 2).
b. A newly constructed building on Parcel 1 would be two small commercial condominiums
consisting of 559 square feet and 611 square feet, respectively, and a residential
condominium of 2,153 square feet which would have 3 bedrooms, 3.5 baths with required
parking consisting of a 207 square foot 1 -car garage and a tandem covered parking spot.
The commercial parking would be a guest parking standard space and an ADA van
accessible space.
On Parcel 2 would be three newly constructed separate buildings containing three (3)
residential condominiums, each containing between 2,100 and 2,300 square feet,
depending on the final configuration. All three (3) units would have three (3) bedrooms and
three and a half (3.5) baths. Two of the residential units will have an approximate 200
square foot one (1) car garage and, in addition, a covered open carport space. The third
unit will have a 2 car, 400 square foot covered garage. There will also be an extra guest
space on Parcel B. All of the parking will be taken off of the alley behind the buildings.
The public utilities will be built in compliance with the building code and each unit will a
separate service for water, gas, electricity and sewage.
c. Each unit will have a separate sanitary sewage line to the main sewage line in the public
right of way.
d. No public areas are proposed unless imposed by the City of Newport Beach.
e. No trees are to be planted except as shown on the landscape plan and/or imposed as
a condition of approval by the City of Newport Beach.
f. There are no restrictive covenants to be imposed except for the Units' CC&R's,
concerning the occupation and use of the property, which will be imposed on the property
subsequent to the recording of the Parcel Map requested.
This statement was signed this 15" day of February, 2017, at Newport Beach, California
�e
David Davutog u, eral Partner
Cannery Sail Ho6ee, LP
00
Attachment No. PC 6
Class 32 CEQA Determination
07
02
Class 32 Exemption Determination
Ullman Sails Lofts
410 and 412 29th Street
Newport Beach, CA
CEQA Section 15332. In -Fill Development Proiects
Class 32 exemptions for in -fill development projects are required to meet the following
conditions:
(a) The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation
and regulations.
The General Plan Land Use Element designates the site as MU -H4 (Mixed -Use
Horizontal), which is intended to establish the character of a distinct and cohesively
developed district or neighborhood containing multi -family residential with clusters of
mixed-use and/or commercial buildings. Mixed-use or commercial buildings are required
on parcels at street intersections and are permissible but not required on other parcels.
Development of the site will be consistent with General Plan policies as indicated below.
The proposed mixed-use development at the corner parcel and multi -family residential
development at the interior parcel are consistent with the limitations for the subject
properties.
Land Use Policies
Policy LU2.1 Resident -Serving Land Uses. Accommodate uses that support the
needs of Newport Beach's residents including housing, retail, services, employment,
recreation, education, culture, entertainment, civic engagement, and social and spiritual
activity that are in balance with community natural resources and open spaces.
Policy LU2.2 Sustainable and Complete Community. Emphasize the development of
uses that enable Newport Beach to continue as a self-sustaining community and
minimize the need for residents to travel outside of the community for retail, goods and
services, and employment.
Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and mix of
land uses that can be adequately supported by transportation and utility infrastructure
(water, sewer, storm drainage, energy, and so on) and public services (schools, parks,
libraries, seniors, youth, police, fire, and so on).
LU 2.6 Visitor Serving Uses
Provide uses that serve visitors to Newport Beach's ocean, harbor, open spaces, and
other recreational assets, while integrating them to protect neighborhoods and
residents. (Imp 1. 1, 2.1, 5.1, 24.1)
09
LU 3.3 Opportunities for Change
Provide opportunities for improved development and enhanced environments for
residents in the following districts and corridors, as specified in Polices 6.3.1 through
6.22.7.-
... Balboa
.22.7:
...Balboa Peninsula: ...re -use interior parcels in Cannery Village for residential and
limited mixed-use and live/work buildings; and redevelop underperforming properties
outside of the core commercial districts along the Balboa Boulevard corridor for
residential. Infill development shall be designed and sited to preserve the historical and
architectural fabric of these districts.
Policy LU 4.1 Land Use Diagram. Accommodate land use development consistent
with the Land Use Plan. Figure LU1 depicts the general distribution of uses throughout
the City and Figure LU2 through Figure LU15 depict specific use categories for each
parcel within defined Statistical Areas. Table LU1 (Land Use Plan Categories) specifies
the primary land use categories, types of uses, and, for certain categories, the
densities/intensities to be permitted. The permitted densities/intensities or amount of
development for land use categories for which this is not included in Table LU1, are
specified on the Land Use Plan, Figure LU4 through Figure LU15. These are intended
to convey maximum and, in some cases, minimums that may be permitted on any
parcel within the designation or as otherwise specified by Table LU2 (Anomaly
Locations).
LU 6.2.1 Residential Supply
Accommodate a diversity of residential units that meets the needs of Newport Beach's
population and fair share of regional needs in accordance with the Land Use Plan's
designations, applicable density standards, design and development policies, and the
adopted Housing Element. (Imp 1. 1, 2.1, 25.1)
Cannery Village
Goal LU 6.10 A pedestrian -oriented residential neighborhood that provides
opportunities for live/work facilities and supporting retail uses.
LU 6. 10.1 Priority Uses Allow multi -family residential and mixed-use buildings that
integrate residential above retail or live -work units throughout Cannery Village. Require
mixed-use, live -work, or commercial buildings to be developed on corner parcels. (Imp
2.1) DESIGN AND DEVELOPMENT
The proposed development matches the priority uses for the Cannery Village area by
providing a mixed-use development on the corner parcel with a residential dwelling unit
over retail/office and multi -family residential units on the interior parcel.
The subject property is located within the Mixed -Use Cannery Village/15th Street (MU-
CV/15th St) Zoning District, where it is intended to establish a cohesively developed
district or neighborhood containing multi -unit residential dwelling units with clusters of
mixed-use and/or commercial structures on interior lots of Cannery Village. Pursuant to
jD
Section 20.22.020 (Mixed -Use Zoning Districts Land Uses and Permit Requirements),
retail/office uses and residential dwelling units are permitted uses in this Zoning district.
The retail/office uses are intended to serve local residents and will provide visitor -
serving use to the community. The residential dwelling units will further support the
retail/office uses in the neighborhood. These uses complement the existing type and
character of the nearby development, which includes a variety of commercial and
residential development. As further discussed in part (e) of this analysis, there is
adequate capacity in the sewer and water facilities, circulation, and other public services
and facilities to provide an adequate level of service to the proposed development. The
project (i.e., mixed-use and multi -family residential dwelling units) represent "in fill'
development that can be served by the existing infrastructure.
Project Design Policies
LU 5.1.9 Character and Quality of Multi -Family Residential
Require that multi -family dwellings be designed to convey a high quality architectural
character in accordance with the following principles (other than the Newport Center
and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to
those areas):
Buildinq Elevations
• Treatment of the elevations of buildings facing public streets and pedestrian
ways as the principal fagades with respect to architectural treatment to achieve
the highest level of urban design and neighborhood quality
• Architectural treatment of building elevations and modulation of mass to convey
the character of separate living units or clusters of living units, avoiding the
appearance of a singular building volume
• Provide street- and path -facing elevations with high-quality doors, windows,
moldings, metalwork, and finishes
Ground Floor Treatment
• Where multi -family residential is developed on large parcels such as the Airport
Area and West Newport Mesa:
• Set ground -floor residential uses back from the sidewalk or from the right-of-way,
whichever yields the greater setback to provide privacy and a sense of security
and to leave room for stoops, porches and landscaping
• Raise ground -floor residential uses above the sidewalk for privacy and security
but not so much that pedestrians face blank walls or look into utility or parking
spaces
• Encourage stoops and porches for ground -floor residential units facing public
streets and pedestrian ways
• Where multi -family residential is developed on small parcels, such as the Balboa
Peninsula, the unit may be located directly along the sidewalk frontage and
entries should be setback or elevated to ensure adequate security (as shown
below).
72
Roof Design
• Modulate roof profiles to reduce the apparent scale of large structures and to
provide visual interest and variety.
Parking
Design covered and enclosed parking areas to be integral with the architecture of
the residential units' architecture.
Open Space and Amenity
Incorporate usable and functional private open space for each unit.
Incorporate common open space that creates a pleasant living environment with
opportunities for recreation. (Imp 2.1)
LU 5.3.1 Mixed -Use Buildings
Require that mixed-use buildings be designed to convey a high level of architectural and
landscape quality and ensure compatibility among their uses in consideration of the
following principles:
• Design and incorporation of building materials and features to avoid conflicts
among uses, such as noise, vibration, lighting, odors, and similar impacts
• Visual and physical integration of residential and nonresidential uses
• Architectural treatment of building elevations and modulation of their massing
• Separate and well-defined entries for residential units and nonresidential
businesses
• Design of parking areas and facilities for architectural consistency and integration
among uses
• Incorporation of extensive landscape appropriate to its location; urbanized
streetscapes, for example, would require less landscape along the street
frontage but integrate landscape into interior courtyards and common open
spaces (Imp 2.1)
LU 5.3.5 Pedestrian -Oriented Architecture and Streetscapes
Require that buildings located in pedestrian -oriented commercial and mixed-use
districts (other than the Newport Center and Airport Area, which are guided by Goals
6.14 and 6.15, respectively, specific to those areas) be designed to define the public
realm, activate sidewalks and pedestrian paths, and provide "eyes on the street" in
accordance with the following principles:
• Location of buildings along the street frontage sidewalk, to visually form a
continuous or semi -continuous wall with buildings on adjacent parcels
• Inclusion of retail uses characterized by a high level of customer activity on the
ground floor, to insure successful retail -type operations, provide for transparency,
elevation of the first floor at or transitioning to the sidewalk, floor -to -floor height,
depth, deliveries, and trash storage and collection
• Articulation and modulation of street -facing elevations to promote interest and
character
72
• Inclusion of outdoor seating or other amenities that extend interior uses to the
sidewalk, where feasible
• Minimization of driveways that interrupt the continuity of street facing building
elevations, prioritizing their location to side streets and alleys where feasible (Imp
2.1)
The proposed development includes a new mixed-use structure with 1,145 square feet
of retail/office floor area and one 2,360 square foot dwelling unit on Lot 17, and three
new residential dwelling units ranging from 2,484 square feet to 2,515 square feet over
Lots 18 and 19. The building scale and architectural style is reminiscent of the existing
Ullman Sails building currently on-site. The design incorporates building materials such
as a painted white CMU veneer, smooth white stucco, metal panel shed roofs, vertical
wood siding, aluminum clad windows, and exposed steel that are consistent with other
buildings in the Cannery Village community and are reminiscent of the previous nautical
and marine uses of the area. The building incorporates large rolling style doors at the
fagade. The mixed-use entry and residential structures along the 29th Street and Villa
Way frontages are designed with a zero setback at to enhance pedestrian connections
with the street frontage. The residential portion of the building provides modulation of
the fagade along Villa Way by varying setbacks and floor levels and incorporates
adequate common and private open space areas. The existing driveway at Villa Way
will be closed to create two additional street parking spaces.
Neighborhood Compatibility Policies
LU 5.3.6 Parking Adequacy and Location
Require that adequate parking be provided and is conveniently located to serve tenants
and customers. Set open parking lots back from public streets and pedestrian ways and
screen with buildings, architectural walls, or dense landscaping. (Imp 2.1)
LU 6.10.2 Residential Character and Architecture Require that residential buildings
be designed to contribute to an overall neighborhood character, locating buildings along
the street frontage to form a continuous or semi -continuous building wall. (Imp 2.1)
LU 6.10.3 Specific Plan Guidelines Utilize design and development guidelines for
Cannery Village identified in the Cannery Village/McFadden Square Specific Plan. (Imp
3.1)
The proposed project incorporates a variety of features to ensure neighborhood
compatibility. Adequate parking will be provided to serve the retail/office tenants and
customers. The applicant requests a four parking space reduction in the required
parking for the retail/office component where five parking spaces are required.
However, two additional on -street public parking spaces will be added with the closure
of the Villa Way curb cut, which will help to accommodate customer and employee
demands. Street parking is generally available throughout the Cannery Village
neighborhood and a City metered parking facility is available one block to the north at
426 30th Street. All required parking garages and carports for the residential component
are provided on-site, are readily accessible from the rear alley, and are screened from
73
Villa Way by the proposed building. The multi -family residential portion of the project is
designed in such a way as to architecturally blend in with the adjacent mixed-use
development and pay homage to the prior land use at this location (Ullman Sails). The
building is located adjacent to the street frontage and forms a continuous building wall,
improving the pedestrian connection with the street. The residential portion of the
project provides a close interface with the street frontage that is characteristic of
buildings throughout Cannery Village. Two units provide fenced in patio areas along the
Villa Way frontage. Separate screened trash areas are provided for the commercial and
residential portions of the project adjacent to the parking areas accessed from the rear
alley. The specific plan no longer exists for Cannery Village. However, the project will
adhere to the general design guidelines specified in the Zoning Code for new
development.
(b) The proposed development occurs within city limits on a project site of no
more than five acres substantially surrounded by urban uses.
The combined project site is within the Newport Beach city limits, and consists of 7,720
square feet or 0.18 -acres of land area. The project site is bounded by commercial
office, retail, mixed-use, and residential uses in Cannery Village.
(c) The project site has no value, as habitat for endangered, rare or threatened
species.
The subject property is a (0.18 acre) vacant site occupied by an existing building with no
landscaping or native vegetation/habitat. The site is currently developed with a
commercial building and is within a fully developed urbanized neighborhood. There is
no potential for special -status plants or animals to exist on the lot. The project would not
encroach into any jurisdictional waters or areas that support native and/or sensitive
habitat. The property does not provide any wetland area and fully complies with current
City policy (Coastal Land Use Policy 4.2.2.3). Thus, there would be no significant
indirect impacts to wetland ESHA associated with the project. For these reasons, the
project site has no value as habitat for endangered, rare or threatened species. Given
the urban character of the surrounding area, no significant impacts to biological
resources would occur.
(d) Approval of the project would not result in any significant effects relating to
traffic, noise, air quality, or water quality.
Construction of the project is anticipated to be completed in 2018. The City Traffic
Engineer expects the project will generate 37 additional average daily trips on a typical
weekday, with a reduction of 6 morning peak hour trips and a reduction of 3 evening
peak hour trips. The trip calculations indicate that the project will neither cause nor
make worse an unsatisfactory level of service at any impacted primary intersection, and
all intersections studied are forecasted to continue to operate at acceptable Levels of
Service. As such, the project -related traffic would not cause or contribute to an
unacceptable level of service with the circulation network adjacent to the project site.
The project will provide adequate, convenient parking for residents, employees, and
74
customers based upon the review of the City's Traffic Engineer. Approval of the project
would not result in any significant effect related to traffic or circulation.
Neither short-term nor long-term air pollutant emissions will exceed significance
thresholds established by the SCAQMD1. Nonetheless, the proposed project is required
to comply with applicable SCAQMD regulations. Therefore, approval of the project
would not result in any significant effects relating to air quality.
A preliminary Water Quality Management Plan (Exhibit A) has been reviewed by the
City of Newport Beach and implementation of the proposed project would not result in
potentially significant impacts to the drainage patterns on-site. Project storm water must
comply with all applicable Municipal Separate Storm Systems (MS4) requirements to
ensure that impacts to surface and ground water quality do not occur. Water quality
objectives will be achieved through the incorporation of Best Management Practices
(BMPs) identified in the preliminary Water Quality Management Plan during construction
and post -project implementation. Half of the current on-site drainage flows across the
site and into a catch basin at the alley to the west and half of the drainage flows across
the site and into a catch basin to the east along Villa Way. Under the proposed project,
the drainage system follows the existing drainage pattern. Storm water west of the
property is collected by a bottomless trench drain through downspouts and surface
flows. Storm water east of the property is collected by a French drain through
downspouts and discharged to Villa Way through a curb outlet. Approval of the project
would not result in any significant effect related to water quality. Furthermore, the
existing drainage facilities have adequate capacity to accommodate the minor increase
in surface runoff generated by the proposed project based upon the review by the
project's engineer.
(e) The site can be adequately served by all required utilities and public services.
All required utilities, including sewer, water, energy, telephone, etc., exist within the
project site. An existing 8 -inch VCP sewer pipe is located along the alley and four 4 -inch
sewer laterals and two 6 -inch sewer laterals are proposed to connect to the existing 8 -
inch lateral. Each unit will be served by an individual water meter, sewer lateral, and
cleanout within the public right-of-way. A water/waste water calculation has been
prepared for the proposed development (Exhibit B). Project implementation is estimated
to utilize more water and waste water than the prior commercial business. Development
of a mixed-use development (retail/office and one dwelling unit) and multi -unit
residential unit consisting of three dwelling units are estimated to result in an increase of
1,077 GPD of water demand and 632 GPD of waste water. No backbone facilities (i.e.,
master -planned roads and/or utilities) will be required to accommodate the proposed
project and the existing 8 -inch domestic water main at the alley is more than adequate
to handle the increased demand of the proposed development. The increase in demand
for the 8 -inch sewer main line was found to be negligible due to the size and slope of
the pipe and the connections have enough capacity to carry sewer to the main line. The
nearest fire station is less than one quarter mile north of the project site at 32nd Street
i htto://www.agmd.gov/docs/default-source/cega/handbook/seagmd-air-quality-significance-thresholds.12dPsfvrsn=2
715
and Villa Way. Furthermore, all of the public services, including police and fire
protection, schools, and parks & recreation, etc., are adequate to accommodate the
proposed project. Thus, the site can be adequately served by all required utilities and
public services.
Determination
CEQA Class 32 consists of projects characterized as in -fill development meeting the
conditions described above. The proposed project consists of the development of a new
mixed-use structure and adjacent 3 -unit residential building consistent with the City's
General Plan land use designation MU -H4 (Mixed -Use Horizontal) and Zoning
designations MU-CV/15Th St (Mixed -Use Cannery Village/15th Street) as it provides
multi -unit dwellings on interior parcels and a mixed-use structure at the street
intersection. There is no reasonable probability that the proposed project will have a
significant effect on the environment due to unusual circumstances, nor will the project
result in any short-term or long-term impacts that were not previously considered in the
Newport Beach General Plan and General Plan EIR. As described above,
implementation of the proposed project will not result in any adverse effects on sensitive
biological resources, traffic, air quality, noise or water quality. Therefore, the proposed
project meets all of the conditions described above for in -fill development and qualifies
for a Class 32 exemption.
70
Exhibit A
Preliminary Water Quality
Management Plan
77
Water Quality
Management Plan
(WQMP)
Project Name:
410 Life Work Lott
410 2911 Street, Newport Beach CA 92663
Prepared for:
Canny Sail House Lp
428 Old Newport Blvd.
Newport Beach, CA
Prepared by:
Core Structure Inc.
23172 Plaza Pointe Dr, Suite #145
Laguna Hills, CA
949-954-7244
C
RE
Engineer: Wai Lin Maung Chen Registration No. C-83487
04/19/2017
05/15/2017 Updated
M
11 Project Owner's Certification — 11
Permit/Application No. Grading Permit No.
Block 225
Tract/Parcel Map No. Building Permit No.
1 Lot -17-18-19
CUP, SUP, and/or APN (Specify Lot Numbers if Portions of Tract) APN-047-052-01
This Water Quality Management Plan (WQMP) has been prepared for Jim Collins by S.J.W.
Engineering Inc. The WQMP is intended to comply with the requirements of the local NPDES
Stormwater Program requiring the preparation of the plan.
The undersigned, while it owns the subject property, is responsible for the implementation of
the provisions of this plan and will ensure that this plan is amended as appropriate to reflect
up-to-date conditions on the site consistent with the current Orange County Drainage Area
Management Plan (DAMP) and the intent of the non -point source NPDES Permit for Waste
Discharge Requirements for the County of Orange, Orange County Flood Control District and
the incorporated Cities of Orange County within the Santa Ana Region. Once the undersigned
transfers its interest in the property, its successors -in -interest shall bear the aforementioned
responsibility to implement and amend the WQMP. An appropriate number of approved and
signed copies of this document shall be available on the subject site in perpetuity.
Owner: Canny Sail House Lp.
Title
Owner
Company
Canny Sail House Lp
Address
428 Old Newport Blvd
Email
ne #ature
[7e,ph0
Date
7Q
Contents
Page No.
Section I Discretionary Permit(s) and Water Quality Conditions.....................................3
SectionII Project Description..........................................................................................5
SectionIII Site Description...........................................................................................30
Section IV Best Management Practices(BMPs).............................................................12
Section V Inspection/ Maintenance Responsibility for BMPs..........................................24
Section VI Site Plan and Drainage Plan.........................................................................25
SectionVII Educational Materials..................................................................................26
Attachments
Attachment ..................................................................................Educational Materials
Attachment B............................................................... Infiltration Feasibility Worksheet
AttachmentC.................................................................................................BMP Details
20
Section I Discretionary Permit(s) and
Water Quality Conditions
Provide discretionary permit and water quality information. Refer to Section 2.1 in the Technical
Guidance Document (TGD) available from the Orange County Stormwater Program (ocwatersheds.com).
N
Project Infomation
Permit/Application No
Tract/ Parcel Map No Block 225
Lot17,18,19
AdditionalInformation/
-------------------------------
- _------- --Additional
Address: 410 29th Street, Newport Beach
Comments:
Water Quality Conditions
[WQoi] WATER QUALITY MANAGEMENT PLAN
Prior to the issuance of any grading or building permits, the applicant shall
submit for review and approval by the Manager, Permit Services, a Water
Quality Management Plan (WQMP) specifically identifying Best Management
Practices (BMPs) that will be used onsite to control predictable pollutant
runoff. The applicant shall utilize the Orange County Drainage Area
Management Plan (DAMP), Model WQMP, and Technical Guidance Manual
for reference, and the County's WQMP template for submittal. This WQMP
shall include the following:
Water Quality
• Detailed site and project description
Conditions
• Potential stormwater pollutants
(list verbatim)
• Post -development drainage characteristics
• Low Impact Development (LID) BMP selection and analysis
• Structural and Non -Structural source control BMPs Site design and
drainage plan (BMP Exhibit)
• GIS coordinates for all LID and Treatment Control BMPs
• Operation and Maintenance (O&M) Plan that (r) describes the long-
term operation and maintenance requirements for BMPs identified in
the BMP Exhibit; (2) identifies the entity that will be responsible for
long-term operation and maintenance of the referenced BMPs; and (3)
N
describes the mechanism for funding the long-term operation and
maintenance of the referenced BMPs
The BMP Exhibit from the approved WQMP shall be included as a sheet in all
plan sets submitted for plan check and all BMPs shall be depicted on these
plans. Grading and building plans must be consistent with the approved BMP
exhibit.
Watershed -Based Plan Conditions
Provide applicable
conditions from watershed
TMDLS - Chlordane, DDT, Nutrients, PCBs, Pesticides.
- based plans including
WIHMPs and TMDLS.
Section II Project Description
II.1 Project Description
The subject property is located in Newport Beach, CA on the corner of 29th avenue and villa way, south
of Pacific Coast Highway. The lot is trapezoidal and is approximately 108' wide on the Alley, 62' wide
on Villa Way, 101' wide on 29th Street, and 90' deep from Villa Way to the Alley. It is zoned NIU-
CU/15th St. (mixed use Cannery Village/15th St.). The property consists of 3 lots and is currently an
unoccupied commercial space. The building was once the home for Ullman Sails. The client wants to
maintain the history and characteristics of the previous structure and of Ullman sails. Client proposes to
separate lot 17 and do a mixed used development. The remaining 2 lots (18 & 19) will consist of 3
condos.
Include attributes relevant to determining applicable source controls. Refer to Section 2.2 in the TGD
that must tie mcluaea in the
Development Category
(Verbatim from WQNW):
Project Area (ft2): 7693
Narrative Project
Description:
Project Area
Pre -Project Conditions
Post -Project Conditions
Drainage
Patterns/ Connections
Description of Proposed Project
Category 8.
Significant redevelopment projects, where significant redevelopment is defined
as the addition or replacement of 5,000 or more square feet of impervious
surface on an already developed site.
Number of Dwelling Units: 4 1 SIC Code: 1522
A redevelopment of a mixed used 1 commercial and 3 residential
condos. Removed the existing commercial building and paved parking
lot.
Pervious
.......................... r ........................
Area (sq ft) Percentage
.................................................
3 0%
R.YI
2.2%
Impervious
................................ r ........................
Area(ft) Percentage
.........................................................
7692.97 E 100%
7,525.97 : 97.8%
In the existing condition, half of the storm water flow west toward Alley which
carries water north toward 24t' Street, and another half flows east toward Villa
Way, where a catch basin is located. All the drainage flows are surface sheet
flows.
The proposed drainage system, follows existing drainage pattern. Storm water
west of the property is collected by a bottomless trench drain through
downspouts and surface flows. Storm water east of the property is collected by a
French drain through downspouts and discharge to Villa Way through a curb
outlet.
M
II.2 Potential Stormwater Pollutants
Determine and list expected stormwater pollutants based on land uses and site activities. Refer to
Section 2.2.2 and Table 2.1 in the TGD for guidance.
Pollutants of Concern
E=Expected to
be of concern
Pollutant
Additional Information and Comments
N=Not Expected
to be of concern
Suspended -Solid/ Sediment
E
Nutrients
E
Heavy Metals
N
Pathogens (Bacteria/ Virus)
... ......
E
---------------------------------------------------
Pesticides
.................................:........................................................................................................................................................................
E
......... ......... ...------
Oil and Grease
- ----------------- ------------------------------------------------------------------------------------------------------------------------------------------------------------------------
I E
Toxic Organic Compounds
N
Trash and Debris
E
II.3 Hydrologic Conditions of Concern
Determine if streams located downstream from the project area are deterrnined to be potentially
susceptible to hydromodification impacts. Refer to Section 2.2.3.1 in the TGD for NOC or Section
2.2.3.2 for <SOC>.
® No - Show map
❑ Yes - Describe applicable hydrologic conditions of concern below. Refer to Section 2.2.3 in the
TGD.
Pre -development 2 -yr, 24 -hr storm Q = 0.321 cfs.
Post -development 2 -yr, 24 -hr storm Q = 0.332 cfs.
The flow increase about 3.4% post development, which is less then increase in 5%, so the area is not susceptible
to hydromodification.
Pre -development time of concentration Tc=7.75min.
Post -development time of concentration Tc=7.5omin.
The time of concentration decreases by 0.25 min., which is 3.2% decrease and less than 5%, so the area is not
susceptible to hydromodification.
Since the site is very small and both pre and post development has same impervious area, it is acceptable that
hydromodification is not required.
In addition, based on the Orange County Hydromodification Susceptibility Maps, the proposed project site is
not susceptible to hydromodification.
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20
IIA Post Development Drainage Characteristics
Describe post development drainage characteristics. Refer to Section 2.2.4 in the TGD.
In the proposed drainage system, all the water from the property will collected z drainage system. One at the
West of the property, and one at the East of the property. The system on the West is a bottomless trench drain,
which discharges water to the Alley. The system flows to east flows through bioretention (planter boxes) and is
discharged into Villa Way.
IIS Property Ownership/ Management
Describe property ownership/ management. Refer to Section 2.2.5 in the TGD.
The property is a mixed used unit with a management company, so the management company bare the
responsibility to maintain all the drainage facility on-site.
1A
Section III Site Description
III.1 Physical Setting
Fill out table with relevant information. Refer to Section 2.3.1 in the TGD.
Planning Area/
n/a
Community Name
i................
......... ......... .......-
...................................................................................................................................................................................................................
410 29th Street
Location/ Address
---------
Newport Beach
Land Use
^Mixed Use Cannery Village
Zoning
t
MU -CV
Acreage
0.18
------------------------------------..
Predominant Soil Type
........................................................................................................
Sand
H12 Site Characteristics
Fill out table with relevant information and include information regarding BMP sizing, suitability, and
feasibility, as applicable. Refer to Section 2.3.2 in the TGD.
Precipitation Zone
To o ra h Flat area. From the middle of the property is high point. The general terrain
p g p y is sloping down toward north.
Surface flow. txistmg ana proposea area are au iuu/o impervious. vvate
Drainage will flow into bottomless trench drain along western driveway and
Patterns/Connections discharge to the Alley. Downspouts discharges into planter boxes, which
drain to Villa Way.
Soil Type, Geology, and
Infiltration Properties Sand. Hydrologic Soil Group Type A.
Site Characteristics (continued)
Hydrogeologic
(Groundwater) Conditions
Geotechnical Conditions
(relevant to infiltration)
Off -Site Drainage
Utility and Infrastructure
Information
Based on Soil Report, ground water is 4-5ft below surface.
Infiltration is not recommended due to shallow groundwater, but the storm
water will be pretreated downspout filter before infiltrating.
There is no offsite storm water flowing into the project site.
n/a
III.3 Watershed Description
Fill out table with relevant information and include information regarding BMP sizing, suitability,
and feasibility, as applicable. Refer to Section 2.3.3 in the TGD.
Receiving Waters
303(d) Listed Impairments
Applicable TMDLs
Pollutants of Concern for
the Project
Environmentally Sensitive
and Special Biological
Significant Areas
Newport Bay, Lower
Chlordane, DDT, Nutrients, PCBs, Pesticides
Nutrient and Pesticides
Nutrient and Pesticides
Yes.
29
Section IV Best Management Practices (BMPs)
IV. 1 Project Performance Criteria
Describe project performance criteria. Several steps must be followed in order to determine what
performance criteria will apply to a project. These steps include:
• If the project has an approved WIHMP or equivalent, then any watershed specific criteria
must be used and the project can evaluate participation in the approved regional or sub -
regional opportunities. The local Permittee planning or NPDES staff should be consulted
regarding the existence of an approved WIHMP or equivalent.
• Determine applicable hydromodification control performance criteria. Refer to Section 7.II-
2.4.2.2 of the Model WQMP.
• Determine applicable LID performance criteria. Refer to Section 7.11-2.4.3 of the Model WQMP.
• Determine applicable treatment control BMP performance criteria. Refer to Section 7.II-3.2.2 of
the Model WQMP.
• Calculate the LID design storm capture volume for the project. Refer to Section T H-2.4.3 of the
Model WQMP.
(NOC Permit Area only) Is there an approved WIHMP or equivalent
for the project area that includes more stringent LID feasibility
YES ❑
NO ❑
criteria or if there are opportunities identified for implementing LID
on regional or sub -regional basis?
If yes, describe WIHMP
feasibility criteria or
n/a
regional/sub-regional LID
opportunities.
Project Performance Criteria (continued)
If HCOC exists,
list applicable
hydromodification
control
performance n/a
criteria (Section
7.II-2.4.2.2 in
MWQMP)
Bottomless trench is proposed for the infiltration. INF -7
List applicable (Due to high ground water level, storm water will be pre-treated with downspout
filter before discharging into bottomless infiltration trench)
LID performance
criteria (SectionClosed bottom planter box (Bio -treatment) BMP proposed for treatment BMP. BIO -i
7.II-2.4.3 from INF -7 Underground Infiltration (Vde:ig- = 115 cu -ft)
MWQMP) BIO -r Bioretention with underdrains (V&,ig. = 26o cu -ft)
List applicable
treatment control
BMP performance The underground infiltration and bioretention satisfied DCV requirement.
criteria (Section N/A
7.II-3.2.2 from
MWQMP)
Calculate LID C=0.75*imp+0.15=0.75*1+0.15 =0.90
design storm
capture volume d=o.65 in, A=7693 sq -ft
for Project. DCV= C*d*A = o.9 * o.65 * 7693 *r/rz = 375 cu -ft
91
IV.2. SITE DESIGN AND DRAINAGE PLAN
Describe site design and drainage plan including
• A narrative of site design practices utilized or rationale for not using practices;
• A narrative of how site is designed to allow BMPs to be incorporated to the MEP
• A table of DMA characteristics and list of LID BMPs proposed in each DMA.
• Reference to the WQMP plot plan.
• Calculation of Design Capture Volume (DCV) for each drainage area.
• A listing of GIS coordinates for LID and Treatment Control BMPs (unless not required by
local jurisdiction).
Refer to Section 2.4.2 in the TGD.
93' long bottom less trench drain is proposed based on space availability.
Bioretention with underdrains are proposed at the planter areas. (150 sq -ft)
In addition, downspout filters are proposed to pre -treat storm water.
92
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INSTALL 6”DIA. ATRIUM DRAIN NDS 90 WI RISER AND ADAPTOR OR EQUAL.
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O CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL ON SHEET Cd.
O4- INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE BRAIN SYSTEM.
a J� O INSTALL NEW SEWER LATERAL WITH CLEAN OUT PER CITY STANDARD PLANSTO-0061.
(D INSTALL DOWNSPOUT WITH 4"DIA. FLOGARD DOWNSPOUT FILTER PER ARCHITECT PLAN.
ctO INSTALL OVERFLOW DRAIN PER ARCHITECT PLAN
�[,
712" ONC 0 INSTALL CLOSED BOTTOM BIO -RETENTION PLANTER BOX WITH UNDER DRAIN.
11L 1 O INSTALL NEW I' WATER METER AND LATERAL PER CITY STANDARD PLAN STD -5024-.
�� –
F�`, O INSTALL NEW GAS METER AND LATERAL.
INSTALL CURB DRAIN PER CITY STANDARD PLAN STO-184-L.
S 11 PLUG EXISTING DRIVEWAY APPROACHES PER CITY STANDARD PLAN STO-1654-.
Is6jJ 1a RECONSTRUCT SIDEWALK PER CITY STANDARD PLAN STD-180-1-
CONSTRUCT
TD-180-1CONSTRUCT CURB ACCESS RAMP PER CITY STANDARD PLAN STD -181-1-43. CASE 7.
.0CATE1EXIST FIRE
BMP SUMMARY TABLE
BMP NAME TYPE TREATED AREAIS04'T)
BI04 INFILTRATION TRENCH 115
gBIO-2-11 CLOSED 8070M PLANTER BOX 260
' RELOCATE EXIST'I
O'CyRB PROJECT SITE SUMMARY
SQ—FT
73ITO PROJECTAREA 7693
651 FS EXISTING IMPERVIOUS AREA 7,693
'�F5gT1 PROPOSED IMPERVIOUS AREA 7,527
I°34'1 NEW IMPERVIOUS AREA (166)
3-�0..00'L
R N2P0640" W
56.29'
'G I
BT,
OVERFLOW DRAIN, 4' DIA. PVC PIPE WITH
ATRIUM GRATE INLET AT 6" ABOVE FINISH GRACE
OOWNSPOUT WITH
COBBLE OR SPLASHBLOCK BELOW
OVERFL
ATRIUM GATE I
�A
C DIA. PVC PIPE
SOR 35 OR SCHD. 40 LONGITUDINAL 4' DIA. PERFORATED PVC PIPE
WRAPPED IN NO -WOVEN GEOTEXTILE MEMBRANE,
PLACED OVER I- GRAVEL LAYER
PLAN
INLEfID
MOOfl I01ncM1asf
BODY OD
(Incbes)
Jlono a
COGoc'
Ico. ac)
Phm,
I GPM)
Bypass
GIGFM�N
wM4 I
IIr19 x>.s
Ods
30
145
wD55 a
llxz9 x>s
pas
es
12$
0000' OR
WWNSPoIrt FILLER BODY,
FILLER Bl9(S XhF EMPM CO". a
ACCESS COVER GASKU.. \
A.Ou. COVER.
.. COVER
MDUMING SCBE .�
14.00. OR 0..00'
SPOUT.I tai
p
0
Imo_
18.00'
J_
FloGard@
Downspout Filter
04.00"& 06.00" Sizes
DOWNSPOUT
DIRECT OVERFLOW DISCHARGE
SECTION
NOTES:
1. FlOGerba OOwnapout Fllter is avalfl,a to
fhmast ldano,,1and9m down,ocule
(BCS T.bul.t.n).
2. FoNr Imens shall have ad"ane bypass
capadoo allow do,as oun to A"
uNmpeba0 at ell Lines.
S. Fllter aasemdY.hWI ba w Rated from
stalMess peel (Type 30Q.
4. Fllter medium shall bs Insfisled8
melnWned In lamdanW Yoh
menufacounor mcommendakns.
0 Oldcastlee
SMwwater Bolufione � � mq„r
BSFAfA1 TA �n P v",R I. OF
REINFORCED CMU BLOCK OR
PRE -CAST CONCRETE WITH
WATERPROOF MEMBRANE THROUGHOUT
UNIFORM MIX OF SAND AND ORGANIC
MATERIAL (EX'. COMPOST); MIN INFILTRATION
RATE OF 51NCHES PER HOUR.
(DO NOT COMPACT)
NONOWOVEN GEOTEXTILE
MEMBRANE
LONGITUDINAL 4' DIA. PERFORATED PVC PIPE
WRAPPED IN NO -WOVEN GEOTEXTILE MEMBRANE.
PLACED OVER I' GRAVEL LAYER
DETAIL
STORM WATER PLANTER
NOT TO SCALE
16 12 B 4 0 8 16
SCALE V=8'
R]
CoreInc.
23172 C... Points Dr.
SU!te #145
Lo9una Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www. rorestrudure.com
PROJECT NAME:
410 LIFE WORK
LOFT
Z
O
H
DOU
DO
z
O
U
O
u–
IIEO
Z
Q
Z
J
W
d
ARCHITECT
BRANDON
ARCHITECT
3001 RED HILL AVE
COSTA MESA
DEVELOPER:
CANNY SAIL HOVE LP
428 OLD NEWPORT BLVD
NEWPORT BEACH
ADDRESS:
410 29TH ST.
NEWPORT BEACH
CA 92663
REVISIONS
NO. DATE twILIJ11AN
1
SHEET NAME:
WQMP EXHIBIT
PROJECT NUMBER:
70050
PLOT DATE:
0511512017
SHEET NUMBER:
WW -193
IV.3 LID BMP SELECTION AND PROJECT CONFORMANCE ANALYSIS
Each sub -section below documents that the proposed design features conform to the applicable
project performance criteria via check boxes, tables, calculations, narratives, and/or references to
worksheets. Refer to Section 2.4.2.3 in the TGD for selecting ISD BMPs and Section 2.4.3 in the TGD for
conducting conformance analysis with project performance criteria.
IV.3.1 Hydrologic Source Controls
If required HSCs are included, fill out applicable check box forms. If the retention criteria are
otherwise met with other LID BMPs, include a statement indicating HSCs not required.
Name
Included?
Localized on -lot infiltration
❑
Impervious area dispersion (e.g. roof top
El
Street trees (canopy interception)
❑
Residential rain barrels (not actively managed)
❑
Green roofs/Brown roofs
❑
Blue roofs
❑
Impervious area reduction (e.g. permeable
pavers, site design)
❑
Other:
❑
Other:
❑
Other:
❑
Other:
❑
Other:
❑
Other:
❑
Other:
❑
Other:
❑
HSC is not required for the project.
9-/+
IV.3.2 Infiltration BMPs
6 dry wells (NDS Flo -Well) is proposed. Based on the manufacturer sizing calculation, it is enough
to handle the water quality for the site.
Name
Included?
Bioretention without underdrains
❑
Rain gardens
❑
Porous landscaping
❑
Infiltration planters
❑
Retention swales
❑
Infiltration trenches
Infiltration basins
❑
Drywells
❑
Subsurface infiltration galleries
❑
French drains
❑
Permeable asphalt
❑
Permeable concrete
❑
Permeable concrete pavers
❑
Show calculations below to demonstrate if the LID Design Strom Capture Volume can be met with
infiltration BMPs. If not document how much can be met with infiltration and document why it is
not feasible to meet the full volume with infiltration BMPs.
Infiltration Trench Capacity
Rock Volume =10*q1*1/12 + 14*91*2/12 = 288 cu -ft
Total captured volume = 288 * 0.40 = 115 cu -ft
IV.3.3 Evapotranspiration, Rainwater Harvesting BMPs
If the full Design Storm Capture Volume cannot be met with infiltration BMPs, describe any
evapotranspiration, rainwater harvesting BMPs.
95
Name
Included?
All HSCs; See Section IV.3.1
❑
Surface -based infiltration BMPs
❑
Biotreatment BMPs
❑
Above -ground cisterns and basins
❑
Underground detention
❑
Rainwater harvesting and reuse is not applicable since there are no landscaping area.
IV.3.4 Biotreatment BMPs
If the full Design Storm Capture Volume cannot be met with infiltration BMPs, and/or
evapotranspiration and rainwater harvesting BMPs, describe biotreatment BMPs. Include sections
for selection, suitability, sizing, and infeasibility, as applicable. <Delete or leave blank if not used>
Name
Included?
Bioretention with underdrains
11
Stormwater planter boxes with underdrains
❑
Rain gardens with underdrains
❑
Constructed wetlands
❑
Vegetated swales
❑
Vegetated filter strips
❑
Proprietary vegetated biotreatment systems
❑
Wet extended detention basin
❑
Dry extended detention basins
❑
Show calculations below to demonstrate if the LID Design Strom Capture Volume can be met with
infiltration, evapotranspiration, rainwater harvesting and/or biotreatment BMPs. If not document
how much can be met with either infiltration BMPs, evapotranspiration, rainwater harvesting
BMPs, or a combination, and document why it is not feasible to meet the full volume with either of
these BMPs categories.
Bioretention with underdrain is proposed around the property as planter box.
Total of 150 sq -ft of planter area is provided.
Treatment Capacity Calculation
cl&l ive = (dp + nmdm + ncdc) = ( 9 + 0.35*18 + 0.45 * 12 ) /12 =1.73 ft
dp = 9 -in, nm = 0.35, dm =18", nc = 0.45, do = 12"
Vt, s.ent = cl,n Live * Area = 1.73 * 150 = 26o cu -ft.
97
IV.3.5 Hydromodification Control BMPs
Describe hydromodification control BMPs. See Section 5 TGD. Include sections for selection,
suitability, sizing, and infeasibility, as applicable. Detail compliance with Prior Conditions of
Approval
Hydromodification Control BMPs
BMP Name
BMP Description
IV.3.6 Regional/Sub-Regional LID BMPs
Describe regional/ sub -regional LID BMPs in which the project will participate. Refer to Section 7.II-
2.4.3.2 of the Model WQMP.
Regional/Sub-Regional LID BMPs
n/a
IV.3.7 Treatment Control BMPs
Treatment control BMPs can only be considered if the project conformance analysis indicates that it is not
feasible to retain the full design capture volume with LID BMPs. Describe treatment control BMPs including
sections for selection, sizing, and infeasibility, as applicable.
Treatment Control BMPs
BMP Name
BMP Description
No
IV.3.8 Non-structural Source Control BMPs
Fill out non-structural source control check box forms or provide a brief narrative explaining if non-
structural source controls were not used.
Non -Structural Source Control BMPs
Check One
If not applicable, state brief
Not
Identifier
Name
Included
reason
Applicable
NI
Education for Property Owners,
®
❑
Tenants and Occupants
.................................................................................................................................................................
N2
Activity Restrictions
❑
®
Private Residence
.................................................................................................................................................................
N3
Common Area Landscape
E]®
Private Residence
Management
.................................................................................................................................................................
N4
BMP Maintenance
N
❑
.................................................................................................................................................................
N5
Title 22 CCR Compliance (How
❑
®
Private Residence
development will comply)
.................................................................................................................................................................
N6
Local Industrial Permit Compliance
❑
®
Private Residence
..............................................................................................
N7
Spill Contingency Plan
❑
...................................................................
®
Private Residence.
..............................................................................................
N8
Underground Storage Tank
❑
...................................................................
Private Residence
Compliance
.................................................................................................................................................................
N9
Hazardous Materials Disclosure
❑
®
Private Residence
Compliance
.................................................................................................................................................................
N10
Uniform Fire Code Implementation
❑
®
Private Residence
..............................................................................................
N11
Common Area Litter Control
❑
...................................................................
®
Private Residence.
..............................................................................................
N12
Employee Training
❑
...................................................................
®
Private Residence
..............................................................................................
N13
Housekeeping of Loading Docks
❑
...................................................................
®
Private Residence
..............................................................................................
N14
Common Area Catch Basin Inspection
❑
...................................................................
®
Private Residence
.................................................................................................................................................................
N15
Street Sweeping Private Streets and
®
❑
Parking Lots
.................................................................................................................................................................
N16
Retail Gasoline Outlets
El®
Private Residence
99
IV.3.9 Structural Source Control BMPs
Fill out structural source control check box forms or provide a brief narrative explaining if
Structural source controls were not used.
Structural Source Control BMPs
Check One
Identifier
Name
If not applicable, state brief
Included
Not
reason
Applicable
Sl
Provide storm drain system stenciling
❑
®
Private Residence
and signage
Design and construct outdoor material
S2
storage areas to reduce pollution
❑
E
Private Residence
introduction
Design and construct trash and waste
S3
storage areas to reduce pollution
❑
®
Private Residence
introduction
Use efficient irrigation systems &
S4
landscape design, water conservation,
®
❑
smart controllers, and source control
SS
Protect slopes and channels and
El
®
Private Residence
provide energy dissipation
Incorporate requirements applicable to
individual priority project categories
®
❑
(from SDRWQCB NPDES Permit)
56
Dock areas
❑
®
Private Residence
S7
Maintenance bays
❑
®
Private Residence
S8
Vehicle wash areas
❑
®
Private Residence
S9
Outdoor processing areas
❑
®
Private Residence
S10
Equipment wash areas
❑
®
Private Residence
Sil
Fueling areas
❑
®
Private Residence
S12
Hillside landscaping
❑
®
Private Residence
S13
Wash water control for food
❑
Private Residence
preparation areas
S14
Community car wash racks
❑
®
Private Residence
100
IV.4 ALTERNATIVE COMPLIANCE PLAN (IF APPLICABLE)
IV.4.1 Water Quality Credits
Determine if water quality credits are applicable for the project. Refer to Section 3.1 of the Model
WQMP for description of credits and Appendix VI of the TGD for calculation methods for applying water
quality credits.
II Description of Proposed Project II
11 Project Types that Qualify for Water Quality Credits (Select all that apply): 11
projects that reduce the
overall impervious
footprint of the project
site.
use
redevelopment, expansion, or reuse of real
property which may be complicated by the
presence or potential presence of hazardous
substances, pollutants or contaminants, and
which have the potential to contribute to
adverse ground or surface WQ if not
redeveloped,
as a
combination of residential, commercial,
industrial, office, institutional, or other land
uses which incorporate design principles
that can demonstrate environmental benefits
that would not be realized through single
use projects (e.g. reduced vehicle trip traffic
with the potential to reduce sources of water
or air pollution).
❑Developments with
dedication of undeveloped El
Developments
portions to parks, in a city center
preservation areas and
area.
other pervious uses.
Calculation of
Water Quality I
Credits n/a
I
(if applicable) j
include two distinct categories (credits can only
be taken for one category): those with more than
seven units per acre of development (lower credit
allowance); vertical density developments, for
example, those with a Floor to Area Ratio (FAR)
of 2 or those having more than 18 units per acre
(greater credit allowance).
LJ transit-orientea aevetopments, sucn as a mixea
1 LJ tceaevetopment
use residential or commercial area designed to
I projects in an established
maximize access to public transportation; similar to
I historic district, historic
above criterion, but where the development center is
preservation area, or
within one half mile of a mass transit center (e.g. bus,
similar significant city
rail, light rail or commuter train station). Such
area including core City
projects would not be able to take credit for both
Center areas (to be
categories, but may have greater credit assigned
i defined through
development; would not be able
I mapping).
❑
L_J Live -work developments, a
I UIn-fill projects, the
Developments
variety of developments designed
conversion of empty lots
in historic
to support residential and
and other underused
districts or
vocational needs together -
spaces into more
historic
similar to criteria to mixed use
beneficially used spaces,
preservation
development; would not be able
such as residential or
areas.
to take credit for both categories.
commercial areas.
IV.4.2 Alternative Compliance Plan Information
Describe an alternative compliance plan (if applicable). Include alternative compliance obligations
(i.e., gallons, pounds) and describe proposed alternative compliance measures. Refer to Section 7.11
3.0 in the WQMP.
101
n/a
102
Section V Inspection/ Maintenance
Responsibility for BMPs
Fill out information in table below. Prepare and attach an Operation and Maintenance Plan.
Identify the mechanism through which BMPs will be maintained. Inspection and maintenance
records must be kept for a minimum of five years for inspection by the regulatory agencies. Refer to
Section 7.114.0 in the Model WQMP.
BMP Inspection/ Maintenance
Inspection/
Reponsible
Maintenance
Minimum Frequency
BMP
Party(s)
Activities
of Activities
Required
Bottom Less Trench Drain
Owner
Yes
1 per year
FloGard Downspout Filter
Owner
Yes
1 per year
Planter Box
Owner
Yes
Per -landscape schedule
103
Section VI Site Plan and Drainage Plan
VI.1 SITE PLAN AND DRAINAGE PLAN
Include a site plan and drainage plan sheet set containing the following minimum information:
• Project location
• Site boundary
• Land uses and land covers, as applicable
• Suitability/feasibility constraints
• Structural BMP locations
• Drainage delineations and flow information
• Drainage connections
• BMP details
VI.2 ELECTRONIC DATA SUBMITTAL <optional -delete if not used>
The minimum requirement is to provide submittal of PDF exhibits in addition to hard copies.
Format must not require specialized software to open.
If the local jurisdiction requires specialized electronic document formats (CAD, GIS) to be
submitted, this section will be used to describe the contents (e.g., layering, nomenclature,
georeferencing, etc.) of these documents so that they may be interpreted efficiently and accurately.
Ii
Section VII Educational Materials
Refer to the Orange County Stormwater Program (ocwatersheds.com) for a library of materials
available. For the copy submitted to the Permittee, only attach the educational materials specifically
applicable to the project. Other materials specific to the project may be included as well and must
be attached.
Education Materials
Residential Material
Check If
Business Material
Check If
(http://www.ocwatersheds.com)
Applicable
(http://www.ocwatersheds.com)
Applicable
The Ocean Begins at Your Front Door
®
Tips for the Automotive Industry
❑
Tips for Car Wash Fund-raisers
❑
Tips for Using Concrete and Mortar
❑
Tips for the Home Mechanic
®
Tips for the Food Service Industry
❑
Homeowners Guide for Sustainable
®
Proper Maintenance Practices for Your
El
Use
Business
Household Tips
®
Other Material
Check If
Attached
Proper Disposal of Household
®
Hazardous Waste
Recycle at Your Local Used Oil
®
El
Center (North County)
Recycle at Your Local Used Oil
El
El
Center (Central County)
Recycle at Your Local Used Oil
El
El
Center (South County)
Tips for Maintaining a Septic Tank
El
El
Responsible Pest Control
❑
❑
Sewer Spill
❑
❑
Tips for the Home Improvement Projects
®
❑
Tips for Horse Care
❑
❑
Tips for Landscaping and Gardening
®
❑
Tips for Pet Care
❑
❑
Tips for Pool Maintenance
❑
❑
Tips for Residential Pool, Landscape and
❑
El
Drains
Tips for Projects Using Paint
®
❑
105
Attachment A
loo
Did you know that just Ixl='VV -,r
one quart of oil can pollute 250,000
gallons of water?
A clean ocean and healthy creeks, rivers,
bays and beaches are important to Orange
County. However, not properly disposing of
used oil can lead to water pollution. If you
pour or drain oil onto driveways, sidewalks
or streets, it can be washed into the storm
drain. Unlike water in sanitary sewers (from
sinks and toilets), water in storm drains is
not treated before entering the ocean. Help
prevent water pollution by taking your used
oil to a used oil collection center.
Included in this brochure is a list of
locations that will accept up to five gallons
of used motor oil at no cost. Many also
accept used oil filters. Please contact the
facility before delivering your used oil. This
listing of companies is for your reference
and does not constitute a recommendation
or endorsement of the company.
Please note that used oil filters may not be
disposed of with regular household trash.
They must be taken to a household
hazardous waste collection or recycling
center in Anaheim, Huntington Beach,
Irvine or San Juan Capistrano. For
information about these centers, visit
www.oclandfills.com.
Please do not mix your oil with other
substances!
I For more
information, please call the Orange
County Stormwater Program at
1 -877 -89 -SPILL (1-877-897-7455)
or visit www.watersheds.com.
For information about the proper
disposal of household hazardous waste,
call the Household Waste Hotline at
(714)834-6752
or visit www.ociandfills.com.
*S
BLCYCLL
LsLD OIL
For additional information about the
nearest oil recycling center, call the Used
Oil Program at
1 -800 -CLEANUP
or visit www.cleanup.org.
DID113 Rav 8103 Alk
prinletl an recycled paper
The Ocean Begins at Your Front Door
P R OS J E C T
P033 10n
P R E V E N T I O N
A he
Wagers Auto Parts #1582
Cypress
Kragen Auto Palle #4133
Firestone Store #2736
WA 10 Minute Oil Change
All Seasons Tire and Auto Center Inc.
3420 W Linmin Ave., Anaheim, CA 92801
AutoZone #5521
904 W Oran,rdl o der Ave., Fullerton. CA 9211
1071 Beach BIv6, La Habra, CA 90631
8100 Lampeon Ave., Same , CA 92841
8173 B-1doest St, Anaheim, CA 92804
(714)828-7977O
5471 Llnwln Ave, Cypreas CA 90630
(]14)526-35]00
(562)691-17310
(]14)3]344320
(714)17@£0900
CIWMB#:300,04103
(714)99546440
CIWMB#: 30-C-06256
CIWMB#. 30.0-01169
CIWMB#.30-C-05909
CIWMB#: 30,0-31]]
CIWMB#: 3NC408M
Pep Boys#613
Pep Boys ASO
Kragen Aorto Parts #1569
NbLfIMMifK
AuloZ... 0317
10912Kdria Ave., A-hm.,CA92804
Big OTi—
1nl)SHarbor BNd_Fd1mL.gCA92832
1621 W Wnittier BNtl_ La Habra, CA 90631
Muni one#5543
423 N Anaheim Blvd, Anaheim, CA 92805
(714)638-08830
STOCenitos Ave., C,mrss,CA90830
(]14)870-01)
(562)905-25380
6611 Wesband., Blvd, Westminster CA 92683
(714)78-07870
CIWMB#:30-01]56
(714)826£3340
CIWMM 30-C-01755
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CMMSH: 300.04964
Pep Boys #683
Sunnyside 76 Car Care Center
Pd, Boys M97
AutoZone #5226
3030 W Lincoln Anaheim. CA 92MI
Econo Lube N'Tum #213
2701 N Brea Blvd,. Fullerton. CA 92835
125 W Imperial Hwy., La Habra. CA 90631
Auta until #3544
2145 W Linmin Ave., Anaheim, CA 92801
(714)8264810O
5497Cama Ave., Cypress, CA 90630
(714)258-0773O
(714yW]-0601 O
8481 Westmimter Blvd, Westranskr, CA 926133
(714)533-65990
CIWMB#: 30C-0341]
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No Bays#809
Garden Geove
Shell Olt Change&Tuns
Betlar Automotive
8205 E Sante Ane Cyn Rd. Anaheim, CA 92808
Jiffy Lube M51
76 Pm Lube Plus
1580 W Imperial Hwy, to Hebra, CA 90631
City of Westminster Composts Yar
W01 E Mbaloma Ave., Mahaim, CA 92006
(714)974-01050
4942 Linmin Ave.,. Cypress, CA 90HO
9001 Trask Ave., Garden Grove, CA 92844
(562)697-35130
14381 Olive St, Wesbninati,, CA 92683
(713)520-13800
CIWMB#, 30C-03443
(826)865-9659()
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Civil 30,C -061B2
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CIWM6#: W -C-02000
Plck Youf Part
JIM Luba #1740
Classic Chevrolet
1235 S Beach Blvd., Anaheim, CA 92007
M 8 N Coastline Auld Is TOO Servlet
AutoZone #5527
3311 Kati , Lee Ammer, CA 90720
Honda Wetld
1 M Weir Canyon Rd, Anaheim, CA 92807
(714)52748450
4005 Ball Rd, Cypress, CA 90630
13190 Harbor Blvd, Garden Gmvq CA 92843
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13600 Beach Blvd., Wervar, inter, CA 92883
(714)283-54000
CIWMBffi 30-0-03744
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CIWM13#'. 30.0-03529
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CIWMB#: 30.0-04387
CIWMB#: 30.604780
CIWM&f: 30-C-03639
PK Auto Performed.
MidWHY CA)
Econo Lube N'Tune #1
3106 W. Lincoln Ave., Anaheim, CA92801
Mastedube#103
David Mumy Shell
Bolsa Tmeamiselon
Jiffy Luba#1579
3201 W Lenoir Ave., Arca aim, CA 92801
(714)82621410
59M Lincoln Cypress, CA 90630
12571 My Vlew 34 Golden Grove, CA 92845
8331 Bear Ave., Midway Cdy, CA 92655
SMI Westerlies, Blvd, Wreara ter CA 92683
(714)8210128()
CIWMB#:300-05628
(714)826-23230
(714)898-0170()
(714)799-61580
(]14)899-272]0
CIWMB#: 30,0-1485
CIWMB#: 3NC41071
CIWMM 30-C-00547
CIWMB#'. 30..05768
CM'MB#: 30,042745
Buick Change Luba antl Oil
EZ Lube Inc - Send Roach Sol
2731 WLinmin Ave., Mahaim, CA 92801
Masledube#104
Erymax Luba &leader
N.Min
John's Banks &Arm Repair
905 N Weir Canyon Rd, Anaheim, CA 9280]
(714)82144640
5971 Ball Rd., Cypreas, CA90630
8100 Lem cmn Ave., Garan Gmve, CA92841
Advanced A. Is Bill
13050 Hoover SL, Westminster, CA 92683
(714)65&13120
CIWMB#130--04363
(714)220-15550
(909)31682810
144 S Bral Planta CA 928M
(714)379-MRS8 )
CIWMB#: 30-606011
CIWMB#: 36C-04682
CIWMB#: 301
(714)9911
CMMS#:30-.0561]
Santum of Amhelm
CIWMB#'. 36606242
Firestone Stare MIC]
1380 S Auto Caner Dc, Anaheim. CA 92806
Metric Motors of Cyprass
Firestone Store #Ti SO
limited Auto Parts 0762
1200 S Magnolia Ave., Anaheim. CA 92804
(714)648-24440
6042Cemfs Ave., CypreSs,CA90830
10081 Chapman Ave., Garden Gro, CA 92840
Castner9 Auto Same.
6562 Westminster Blvd, Westminster. CA 926133
(949)598-5520()
CIWMB#. 30C-08332
(714)82147020
(714)53646300
2143 Bredff Ave.. PI ... mia, CA 92870
(]14)898-0810()
CIWMB#: 30-0-05743
CIWMB#:3DC-05157
CIWMB#: 30-601224
(714)528-1311()
CIWhl 30-C-02590
Sun Tech Aub S.M.
CIWMB#: 36C-06452
Great Wester Lube Express
105 S Stat-0ollege Blvd. Anaheim. CA 92806
NAerfon
Flrrratons Store #T1073
Midway City Sanitary District
125 N Smell St., Anaheim, CA 92801
(714)956-1389O
Amw... #2898
13961 Brockhumt SL. Garen Grove, CA 92843
Emno Luba N' Tune
14451 Cedarwood St., Westmin ce5 CA 92683
(714)250.13000
CIWMB#:30-C-06455
146 N. Raymond Ave., FulleMn, CA 92831
(]14)5962741( )
100 W Chapman Ave., Placcum, OA W870
(714)893-35531 )
CIWMB#: 30-0-05542
(714)070-97720
CIWMB#: 30-603690
(714)524-04240
CIWMB#: W -C-01626
Wnlc Truck Borden
CIWMB#: 30.0-04408
CIWMB#'. 30.0-08454
HR Pro Auto Service Cenfo
515 S Rose BL, Anaheim, CA 921305
Jiffy Lube 91991
Pep Boys NO
3180 W Lincoln Ave., Anaheim, CA W801
(714)533-33330
AuWaser #5522
13970 Hamor Blvd, Garden Game, CA 92843
Relay, FOM
15221 Beach Blvd., Westminster, CA 92683
(714)76143430
CIWMB#: 30 C-01142
1801 Orangethorpa W. Fullerfry CA92633
(714)554-06100
1350 E Yorbe Linda BlW., Placentia, CA 92870
(714)89385440
CIWMB#: 30.1
(]14)0]0-2860
CIWMB#: 30.0-05400
(714)524-1200()
CIWM&f: 30-603415
AndefthBI 14ift
CIWMB#: 3DC46062
CIWMB#'. 30.0-01863
Ira Newman Automo5ve Services
Anaheim Hill. Corsair 8 Luba
K2ger Auto pard 91251
YOrbi LIMi
1507 N 3tete College Blvd. Anaheim. CA 92806
5810 E La Palma Ave., Anaheim Hills, CA 92807
AutoZone #5523
13933 N Harbor Blvtl_Gromea Grove CA 92843
SBi/ BBiCh
AutoZone #5545
(714 35-23920
(714)]/]-68050
102 N Euclid FulleMn, CA 92832
(]14)5543]800
M Is N Coastline Auto 8 Tire Service
18528 YON. Linda Ri., Yore Linda, CA 92506
CIWMB#: 30,0-1482
CIWMBik 300-01387
(]14)8]0-2860
CIWMM 30-C-02683
12239 Seal Beach Blvd, Seal Beach, CA W740
(714)970.89330
CIWMB#: 36C-04755
(714)82840010
CM'MS#: 30-044971
Jiffy Lube#1028
BrGI
Kragen Auto Pard M555
CIWMB#. 30.0-04433
2400 W Bell Rd. Anaheim. CA 92804
Firestone Store MAS
EZ Luba 017
9851 Chapman Ave., Garden Grove, CA 92MI
Econo Lotus N'Tune
(714)761-5211()
091 E Imperial Hwy. Bora, CA 92821
4002 N Harbor Blvd, Fullerton, CA 92835
(714)741-0300
Seal Beach Chevron
22270 La Palma Ave., YoNa Linda, CA 92887
CIWMB#: 30-C-00870
(714)529-8404( )
(714)871-9980( )
CIWMB#: 30-6040]9
12541 Seal Beach Blvd, Seel Beech. CA 90740
(]14)692-8394( )
CIWMB# 30C-01221
CIWMB#:3DC-03741
(949°95-07]4(14)
CIWMB#: 30-C46513
Jiffy Lube 41903
Nissan of Graren Grove
CIWMB#: 36C-06425
2505 E Lincoln Ave, Amheim, CA 928M
Oil Co. Hanry'6
Flandi Share #PEH
9670 Tresk Ave., Garen Grove, CA 92884
EZ Lube Inc. #4
(]14)]7240700
230 N Brea Blvd., Brea, CA 92821
1933 N Placentia Ave, FulleMn, CA 92831
(714)537-09000
scant"
17511 Yoke Linda BIW., Yoke Linde, CA 928M
CIWMB4k: 30-0-05511
(714)99619000
(714)993-71000
CIWMB#: 30-3-06553
Audi 02806
(714)556-1312O
CIWMB#: 30C-04273
CIWMB#. 30,C-02122
11320 Beam Blvd, Bente, CA 90680
CIWMB#, X -C-05739
Jiffy Luba #2340
Toyota of Gordon Gmve
(714)89-5]665( )
2181 W Lincoln Ave., Anaheim, CA 92801
S. pearld
Fox Servlet Center
M44 Trask Ave., Garen Gmvs, CA 92844
CIWMB#'. 30.0-04563
Flmbne St.. 02M
(714)533-1 WOO
Firestone Store ill
1010 W Orangemorye Falkland, CA 92&93
(]14)8955595( )
18500 Yams Linda BIW., Yams. Linda, CA 92886
CIWMB#:30-C-04647
6011 Orangethorpe Buena Park, CA 90520
(714)079-14300
CIWMB#: 30-C-06555
Joe's Auto Clinic
(714)279-19660
(714)6]0-]9120
CIWMB#: 30.0-02318
11783 Beach Blvd., Braden, CA 90680
CIWM&f: 30-601222
Waged Auto Paris 91303
CIWMBk 30L-01218
LJO HHGH
(714)891-7715()
1086 N State College BIM„Anaheim, CA 92806
Fullerton College Automotive Technology
AutoZone #5532
CIWMB#. 30.0-03253
Jiffy Luba #102
(]14)956]3510
Firestone Store WITS
321 E Chapman Ave.. Fullism, CA 92832
1200 W Imperial Hwy, Le Habra, CA 90631
1B751 Yams Linda BIW., Yaba Linda, CA 92886
CIWMB#:30.0-3438
8600 Beach Blvd, Buena Park CA 90820
(]14)992)2750
(562)69453370
Kmged Added Parts M742
(714)528-28000
(714h2]-5300)
CIWMB#: 3DC43165
CIW1MB#:30-C-04734
11951 Beach Blvd, Stamen CA 90680
Civai 3OC43M
ebal Aro Pard#1399
CIWMB#3GC-02121
(]14)793]5740
2245 W Ball Rtl_Arem ,CA 92804
Wegen Auto pard M731
Burch Ford
CIWMB#. 30.0-05231
Mike Sahuld lmmr[ Service
(714890-1274()
Kragen Auto Pard #1204
2978 Yorba Undo Fullarrq CA92831
201 N Hak., Blvd.. Le Habra, CA 90631
4832 Eureka Ave., Yorba Linda, CA 92886
CIWMB#: 300-4094
5303 Beech Blvd., Buena Park, CA 90621
(]14)9964]800
(582)69132250
ScherTlre #20
(714)528441()
(714)984-13200
CIWMB#: 3NC42628
CIWMB#: 30-.05179
7000 Karelia Ave., Seal CA 90680
CI1NMSk 30044313
Kragen Auto Parts M563
CIWMB#30C-02623
(714)09299240
2072 Lincom Ave., Anaheim, CA 92806
CIWMB#. 3NC-05907
(714)602LSMGO
CIWMB#: 30-C-04078
This information was provided by the County of Orange Integrated Waste Management Department and the California Integrated Waste Management BoIQ�IWMB)
lean beaches and healthy
creeks, rivers, bays and
ocean are important to
Orange County. However, not
properly disposing of used oil is
illegal and can lead to fines. If you
pour or drain oil onto driveways,
sidewalks or streets, it can be
washed into the storm drain.
Help prevent water pollution by
taking your used oil and oil filters
to a used oil collection center. Most
major automotive maintenance
centers will accept up to five gallons
of used motor oil at no cost. For a
fist of locations, please visit
www.cleanup.org.
p
Prevent Ocean Pollution:
.
for the
Mechanic
WORK SITE
• Locate the storm drains on or near
your property. Do not allow used oil
or any materials to flow into these
drains.
• Examine your home for sources of
pollution.
• Perform automotive projects under
cover and in a controlled area to
prevent stormwater runoff.
• Sweep or vacuum your automotive
workspace regularly
• Use a
damp mop
to clean
work areas.
Never
hose down
surfaces
into the
street, gutter or storm drain.
• Pour mop water into a sink or toilet.
Never dispose of water in a parking
lot, street, gutter or storm drain.
PREVENT LEAKS AND SPILLS
• Keep absorbent materials such as rags
and/or cat litter in the work area
• Empty drip pans into a labeled, seal
container before they are full
• Wipe up any spills or repair leaks as they
happen. Don't let them sit.
• Place large pans under any wrecked cars
until all fluids are drained.
• Promptly dispose of collected fluids into a
hazardous waste drum or deliver them to
an oil recycling center. Used oil recycling
locations can be found at http://www.
ochealthinfo.com/regulatory/usedoil.htm
CLEANING SPILLS
Clean up spills immediately by using
absorbent material such as rags, cat litter
or sand. If the
material spilled
is hazardous,
dispose of the
rag, litter or
sand in the
same manner
as hazardous
waste. If the material spill is non-
hazardous, dispose of it in the trash.
• Immediately report spills that have
entered the street, gutter or storm
drain to the County's 24 -Hour Water
Pollution Problem Reporting Hotline
at 1 -877 -89 -SPILL (1-877-897-7455) or
visit www.ocwatersheds.com to fill out
an incident report.
• Report emergencies to 911.
VEHICLE FLUID MANAGEMENT
• Vehicle fluids are hazardous waste
and must be stored and disposed of
in accordance with all local, state and
federal laws.
• Designate an area to drain vehicle
fluids away from storm drains and
sanitary drains.
• When possible, drain vehicle fluids
indoors or within covered areas, and
only over floors that are constructed
of a non-
porous
material
such as
concrete.
Asphalt and
dirt floors
absorb spilled or leaked fluids, making
the cleanup extremely difficult.
P E O 1 E E T
PREVENTION
1.a
Houshold Activities -v8 -sue 9/26/03 12:01 AM Page 1
Do your part to prevent water
pollution in our creeks, rivers, bays
and ocean.
A clean ocean and healthy creeks, rivers,
bays and beaches are important to Orange
County.
However, many common
household activities can
lead to water pollution if
you're not careful.
Litter, oil, chemicals and
other substances that
are left on your yard or
driveway can be blown
or washed into storm
drains that flow to the
ocean. Over -watering
your lawn and washing
your car can also flush
materials into the storm drains. Unlike
water in sanitary sewers (from sinks and
toilets), water in storm drains is not treated.
You would never pour soap, fertilizers or oil
into the ocean, so don't let them enter
streets, gutters or storm drains. Follow the
easy tips in this brochure to help prevent
water pollution.
For more information,
please call the
Orange County Stormwater
Program at(714)567-6363
or visit
www.ocwatersheds.com.
To report spills, call the
Orange County 24 -Hour Water
Pollution Problem Reporting Hotline
at (714) 567-6363.
For emergencies call 911.
F A 1 Y I N S I 0"
111
Houshold Activities -v8 -sue 9/26/03 12:01 AM Page 2
Household Activities
■ Sweep outdoor spills and dispose in the
trash. For wet spills like oil, apply cat litter
or another absorbent material, then sweep
and bring to a household hazardous waste
collection center (HHWC). Do not rinse
spills with waterl
■ Securely cover trash cans.
■ Take household hazardous to a household
hazardous waste collection center.
■ Store household hazardous waste in closed,
labeled containers inside or under a cover.
■ Do not hose down your driveway, sidewalk or
patio. Sweep up debris and dispose in trash.
■ Always pick up after your pet. Flush waste
down the toilet or dispose in the trash.
■ Bathe pets indoors or have them
professionally groomed.
Household Hazardous Wastes include.
♦ Batteries
♦ Paint thinners, paint strippers and removers
♦ Adhesives
♦ Drain openers
♦ Oven cleaners
♦ Wood and metal cleaners and polishes
♦ Herbicides and pesticides
♦ Fungicides/wood preservatives
♦ Automotive fluids and products
♦ Grease and rust solvents
♦ Thermometers and other products
containing mercury
♦ Fluoresent lamps
♦ Cathode ray tubes, e.g. TVs, computer
monitors
♦ Pool and spa chemicals
Gardening Activities
■ Follow directions on pesticides and
fertilizers, (measure, do not estimate
amounts) and do not use if rain is
predicted within 48 hours.
■ Water your lawn and garden by hand to
control the amount of water you use.
Set irrigation systems to reflect seasonal
water needs. If water flows off your yard
and onto your driveway or sidewalk, your
system is over -watering.
■ Mulch clippings or leave them on the
lawn. If necessary, dispose in a green
waste container.
■ Cultivate your garden often to control
weeds.
Washing and Maintaining Your Car
■ Take your car to a commercial car wash
whenever possible.
■ Choose soaps, cleaners, or detergents
labeled "non-toxic," "phosphate free" or
"biodegradable." Vegetable and citrus -
based products are typically safest for
the environment, but even these should
not be allowed into the storm drain.
■ Shake floor mats into a trash can or
vacuum to clean.
■ Do not use acid -based wheel cleaners and
"hose off' engine degreasers at home.
They can be used at a commercial facility,
which can properly process the wash water.
■ Do not dump wash water onto your
driveway, sidewalk, street, gutter or
storm drain. Excess wash water should
be disposed of in the sanitary sewers
(through a sink, or toilet) or into an
absorbent surface like your lawn.
■ Use a nozzle to turn off water when not
actively washing down automobile.
■ Monitor vehicles for leaks and place
pans under leaks. Keep your car well
maintained to stop and prevent leaks.
■ Use cat litter or other absorbents and
sweep to remove any materials deposited
by vehicles. Contain sweepings and
dispose of at a HHWCC.
■ Perform automobile repair and
maintenance under a covered area and
use drip pans or plastic sheeting to keep
spills and waste material from reaching
storm drains.
■ Never pour oil or antifreeze in the
street, gutter or storm drains.
Recycle these substances at a service
station, HHWCC, or used oil recycling
center. For the nearest Used Oil
Collection Center call 1 -800 -CLEANUP
or visit www. 1800CLEANUP.ORG.
For locations and hours of Household Hazardous Waste Collection Centers in Anaheim, Huntington Beach,
Irvine and San Juan Capistrano, call (714)834-6752 or visit www.oclandfills.com.
112
01 ORANGE COUNTY
Waste&,Recycling
Our Community. Our Commitment
How to use Orange County's
Household Hazardous Waste Collection Centers
Collection Center Hours: 9:00 a.m. to 3:00 p.m. Tuesday through Saturday
Closed major holidays and rainy days.
More information about household hazardous waste disposal is available at
Visit the
714-834-6752 and at www.oclandfills.com.
Material
Anaheim
Huntington
Irvine
San Juan
Beach
must remain
Capistrano
1071 N. Blue Gum Street
17121 Nichols Street -Gate 6
6411 Oak Canyon
32250 La Pata Avenue
Anaheim, CA 92806
Huntington Beach, CA
Irvine, CA 92618
San Juan Capistrano, CA
material for
92647
you.
92675
At CVT Recycling Center, on
At Rainbow Disposal, south of
Next to City of Irvine
Corporate Yard & Bark Park.
Exit 1-5 at Ortega Highway
Southwest Corner of La Palma
Ave. & Blue Gum Sc. near
warner Ave. between Beach Blvd.
From 1-5 exit Sand Canyon. Go
(SR -74), Go east to La Pata Ave.
junction of 57 and 91 Freeways,
and Gothard Sc.
west to Oak Canyon and turn
Turn right and continue co
landfill entrance.
right.
For your safety, please observe the following regulations in
preparing for your visit to the HHWCC:
A maximum of 15 gallons or 125 pounds may be transported per vehicle, per trip
(Department of Transportation Requirement). It is illegal to exceed
these limits.
• Containers larger than five gallons will not be accepted.
• Containers will NOT be returned, except for oil containers, upon request.
• Materials should be in original containers (except motor oil, fuels and antifreeze).
All containers must have lids, be sturdy, non -leaking, labeled and protected from
breakage.
Do not combine different types of waste.
• Do not mix oil -base paint with latex paint.
• Empty containers with lids removed can be discarded in trash.
Notice
Household Hazardous Waste Collection Centers are not permitted to accept waste from businesses, churches, schools,
nonprofit organizations or government agencies.
Visit the
When you
Material
arrive at the
Exchange
Center, you
Program
must remain
in your
where you can choose
vehicle while a
up to five items per
technician
week from a selection of
removes the
partially used containers
material for
of household, yard and
you.
car -care products to
take home FREE!
Notice
Household Hazardous Waste Collection Centers are not permitted to accept waste from businesses, churches, schools,
nonprofit organizations or government agencies.
What to bring to the Household Hazardous Waste Collection Center
Cleaning Products
Bleach (laundry)
Drain cleaners
Oven cleaners
Pool chemicals
Toilet cleaners
Tub, tile, shower cleaners
Wood and metal cleaners and polishes
Lawn and Garden Products
Fungicides/wood preservatives
Herbicides
Insecticides
Automotive Products
Air conditioning refrigerants
Antifreeze
Automotive batteries
Carburetor and fuel injection cleaners
Fuel additives
Motor oil
Starter fluids
Transmission and brake fluid
Alarm clocks
Blood glucose monitors (sterilized)
Camcorders
CD players
Cell phones
Computer monitors (CRTs & flat
screens)
Com puters/CPUs/I aptops*
Copiers (home use, desktop)
Digital cameras''
Workshop/Painting Supplies
Adhesives and glues
Aerosol cans
Fixatives and other solvents
Furniture strippers
Oil or enamel -based paint
Paint strippers and removers
Paint thinners and turpentine
Photographic chemicals
Stains and finishes
Indoor Pesticides
Ant sprays and baits
Bug sprays
Cockroach sprays and baits
Flea repellents and shampoos
Houseplant insecticides
Moth repellents
Mouse and rat poisons and baits
e -waste
Digital thermometers
Display boards on exercise equipment
DVD players
Hand-held electronic devices
Home -use medical monitors
I -Pods & MP3 players*
Microwave ovens (home use)
PDAs*
Miscellaneous
Batteries
Compact Fluorescent Tubes
Driveway sealer
Fluorescent light bulbs
Mercury thermostats or
thermometers
Sharps in puncture -proof containers
(hypodermic needles, pen needles,
intravenous needles, lancets)
Other Flammable Products
CO, cartridges (lecture bottle or smaller)
Diesel fuel
Fire Extinguishers under 40 lbs.
Gas/oil mix
Helium tanks
Home heating oil
Kerosene
Lighter fluid
Propane tanks (5 -gallon or smaller)
Programmable kitchen appliances
Pagers
Printer/scanner/fax
Radios of all types (car & home)
Stereos (no speakers)
Telephones & answering machines
Televisions (CRTs & flat screens)
VCRs
Video game consoles & accessories
Walkie-talkies
HHW Collection Centers cannot accept the following items:
Asbestos Commercial Waste High-pressure cylinders (acetylene,
Ammunition Explosives oxygen, air tanks—SCUBA or SOBA)
Biological waste Radioactive materials
Tires
Visit www.ociandfllls.com for disposal information of these items.
What is Household Hazardous Waste?
Leftover household products that contain corrosive, toxic, ignitable, or reactive
ingredients are considered to be "household hazardous waste" or "HHW." Products, such
as paints, cleaners, oils, batteries, and pesticides that contain potentially hazardous
ingredients require special care when you dispose of them.
Improper disposal of household hazardous wastes can include pouring them down
the drain, on the ground, into storm sewers, or in some cases putting them out with the
trash. The dangers of such disposal methods might not be immediately obvious, but
improper disposal of these wastes can pollute the environment and pose a threat to human
health.
Additional HHW services may be available through your City. Contact your City's
Recycling Coordinator to find out other ways to dispose of your household hazardous
waste items in your community.
Note Regarding Disposal
of Expired and Unused
Medicine
Most medicines used in a home
are not considered hazardous
waste. They can be disposed of
in the trash after being secured
in durable packaging. Specific
disposal instructions can be
found at www.oclandfills.com.
Click on Hazardous Waste.
Rev TTO_�
California Environmental Protection Agency
www.calepa.ca.gov
• Air Resources Board
www.arb.ca.gov
• Department of Pesticide Regulation
www.cdprca.gov
• Department of Tonic Substances Control
www.dtsc.ca.gov
• Integrated Waste Management Board
www.ciwmb.ca.gov
• Office of Environmental Health Hazard Assessment
www.oehha.ca.gov
• State Water Resources Control Board
www.waterboards. ca. gov
Earth 911 - communityspecific environmental information
1 -800 -cleanup or visit www. 1800cleanup.org
Health Care Agency's Ocean and Bay Water Closure
and Posting Hotline
714-433-6400 or visit wvsysv.ocbeaduinfo.com
Integrated Waste Management/Dept. of Orange County -
information on household hazardous waste collection
centers, recycling centers and solid waste collection
714-834-6752 or visit www.oclandfills.com
O.G. Agriculture Commissioner
714-447-7100 or visit www.ocagcomm.com
Stormwater Best Management Practice Handbook
Visit www.cabmphandbooks.com
UC Master Gardener Hotline
714-708-1646 or visit www.uccemg.org
The Orange County Stormwater Program has created and
moderates an electronic mailing list to facilitate communications,
take questions and exchange ideas among its users about issues
and topics related to stortnwater and urban runoff and the
implementation of progratn elements. To join the list, please
send an email to ocstormwaterinfo-join@liscomw rsheds.com
Orange County Stormwater Program
Aliso Viejo ..... ...... ...... .....
(949)
425-2535
Anaheim Public Works Operations ........
(714)
7666860
Brea Engineering ..................(714)
990-7666
Buena Park Public Works . ... .. . . .
. ... (714)
562-3655
Costa Mesa Public Services ... . .. . . .
. ... (714)
7545323
Cypress Public Works . .. . . . . .. . . .
. ... (714)
229-6740
Dana Point Public Works ..............
(949)
248-3584
Fountain Valley Public Works . . .. . ...
... (714)
5931441
Fullerton Engineering Dept ............
(714)
738-6853
Garden Grove Public Works . . . . . . . .
. . . . (714)
741-5956
Huntington Beach Public Works . . . . .
. . . . (714)
536-5431
Irvine Public Works .................
(949)
7246315
La Habra Public Services ..............
(562)
9069792
La Palma Public Works ...............
(714)
690-3310
Laguna Beach Water Quality . . . . . . . .
. . . . (949)
497-0378
Laguna Hills Public Service . . . . . . . .
. . . . (949)
707-2650
Laguna Niguel Public Works . . . . . . .
. . . . (949)
362-4337
Laguna Woods Public Works............
(949)
639-0500
Lake Forest Public Works . . . . .. . . .
. ... (949)
461-3480
Los Alamitos Community Dev ...........
(562)
431-3538
Mission Viejo Public Works ............
(949)
470-3056
Newport Beach, Code & Water
Quality Enforcement . .. . . . . .. . ..
. ...(949)
6443215
Orange Public Works ................
(714)
532-6480
Placentia Public Works ...............(714)
993-8245
Rancho Santa Margarita ..............
(949)
635-1800
San Clemente Environmental Programs ..
... (949)
361-6143
San Juan Capistrano Engineering.. ....
... (949)
234-4413
Santa Ana Public Works . . ... .. . ...
... (714)
647-3380
Seal Beach Engineering ...........
(562) 431-2527 x317
Stanton Public Works .............
(714) 379-9222 x204
Tustin Public Works Engineering .. . ...
... (714)
573-3150
Villa Park Engineering ...............(714)
998-1500
Westminster Public Works Engineering...
(714) 898-3311 x446
Yorba Linda Engineering . . .. . . . ....
. . (714)
961-7138
Orange County Stormwater Program . . .
. .. . (714)
567-6363
Orange County 24 -Hour
Water Pollution Problem Reporting Hotline
(714)-567-6363
On-line Water Pollution Problem Reporting form
www.omatersheds.com a
' 1 I
A
P R O J E C
R E V E N T I
1
Did You Know?
■Most people believe that the largest source
of water pollution in urban areas comes
from specific sources such as factories and
sewage treatment plants. In fact the largest
source of water pollution comes from city
streets, neighborhoods, construction sites,
and parking lots. This type of pollution is
sometimes called "non -point source" pollution.
■There are two types of non -point source
pollution: stormwater and urban runoff
pollution.
■ Stormwater runoff refers to runoff resulting
from rainfall. It is very noticeable during
heavy rainstorms when large volumes
of water drain off the urban landscape
picking up pollutants along the way.
■ Urban runoff can happen anytime of
the year when excessive water use from
irrigation, vehicle washing and other
sources carries trash, lawn clippings and
other urban pollutants into storm drains.
Where Does It Go?
■Anything we use outside homes, vehicles and
businesses — like motor oil, paint, pesticides,
fertilizers, and cleaners — can be blown or washed
into the storm drains.
■A little water from a garden hose or rain can also
send materials into the storm drains.
■Storm drains are separate from our sanitary sewer
systems; unlike water in sanitary sewers (from
sinks or toilets) water in the storm drains is not
treated before entering our waterways.
Sources of Non -Point Source Pollution
■Automotive leaks and spills.
■Improper disposal of used oil and other engine
fluids.
■Metals found in vehicle exhaust, weathered paint,
rust, metal plating, and tires.
■Pesticides and fertilizers from lawns, gardens and
farms.
■Improper disposal of cleaners, paint and paint
removers.
ESoil erosion and dust debris from landscape and
construction activities.
■Litter, lawn clippings, animal waste, and other
organic matter.
■ Oil stains on parking lots and paved surfaces.
The Effect on the Ocean
Non -point source pollution can have a serious
impact on water quality in Orange County.
Pollutants from the storm drain system can harm
marine life as well as coastal and wetland habitats.
They can also degrade recreation areas such as
beaches, harbors and bays.
Stormwater quality management programs have
been developed by the Orange County Stormwater
Program under National Pollutant Discharge
Elimination System (NPDES) permits. The program
educates and encourages the public to protect water
quality, monitor runoff in the storm drain system,
manage NPDES permit process for municipalities,
investigate illegal disposals, and maintain storm
drains.
The support of Orange County residents, businesses
and industries is needed to improve water quality
and reduce the threat of stormwater and urban
runoff pollution. Proper use and disposal of
materials we use everyday will help stop this form of
pollution before it reaches the storm drain and the
ocean.
Follow these simple steps to help reduce water
pollution:
Household Activities
■Do not rinse spills with water. Use dry cleanup
methods such as applying cat litter or another
absorbent material, sweep and dispose of
in trash. Take items such as used or excess
batteries, oven cleaners, automotive fluids,
painting products, and cathode ray tubes, like
TVs and computer monitors, to a Household
Hazardous Waste collection center.
■For a household hazardous waste collection
center near you call (714) 834-6752 or visit
www.oclandfills.com.
■Do not hose down your driveway, sidewalk or
patio to the street, gutter or storm drain. Sweep
up debris and dispose of in trash.
Automotive
■Take your vehicle to a commercial car
wash whenever possible. If you wash your
vehicle at home, choose soaps, cleaners, or
detergents labeled non-toxic, phosphate
free or biodegradable. Vegetable and citrus -
based products are typically safest for the
environment.
■Do not allow washwater from vehicle washing
into the street, gutter or storm drain. Excess
washwater should be disposed of in the sanitary
sewer (through a sink or toilet) or onto an
absorbent surface like your lawn.
■Monitor vehicle for leaks and place a
pan under leaks. Keep your vehicles well
maintained to stop and prevent leaks.
■Never pour oil or antifreeze in the street, gutter
or storm drain. Recycle these substances at a
service station, a waste oil collection center or
used oil recycling center. For the nearest Used
Oil Collection Center call 1 -800 -CLEANUP or
visit www.1800cleantip.org.
Pool Maintenance
■ Pool and spa water must be dechlorinated
and be free of excess acid, alkali or color to be
allowed in the street, gutter or storm drain.
■Whenever possible, drain dechlorinated pool
and spa water directly into the sanitary sewer
but only when it is not raining.
■ Some cities may have ordinances that do not
allow pool water to be disposed into the storm
drain. Check with your city.
Landscape and Gardening
■ Do not over -water. Water your lawn and garden
by hand to control the amount of water you
use or set irrigation systems to reflect seasonal
water needs. If water flows off your yard onto
your driveway or sidewalk, your system is over -
watering. Periodically inspect and fix leaks and
misdirected sprinklers.
■ Do not rake or blow leaves, clippings or
pruning waste into the street, gutter or storm
drain. Instead dispose of waste by composting,
hauling it to a permitted landfill, or as green
waste through your city's recycling program.
■ Follow directions on pesticides and fertilizer,
(measure, do not estimate amounts) and do not
use if rain is predicted with 48 hours.
■Take unwanted pesticides to a Household
Hazardous Waste Collection Center to be
recycled. For locations and hours of Household
Hazardous Waste Collection Centers call
714-834-6752 or visit www.oclandfills.com.
Trash
■ Place trash and litter that cannot be recycled in
securely covered trash cans.
■Whenever possible, buy recycled products.
■Remember: Reduce, Reuse, Recycle
Pet Care
■Always pick up after your pet. Flush waste down
the toilet or dispose in the trash. Pet waste, if left
outdoors, can wash into the street, gutter or storm
drain.
■ If possible, bathe your pets indoors. If you must
bathe your pet outside, wash it on your lawn or
another absorbent/permeable surface to keep
the washwater from entering the street, gutter or
storm drain.
■Follow directions for use of pet care products and
dispose of any unused products at a Household
Hazardous Waste Collection Center.
1
lean beaches r a
and healthy
creeks, rivers, bays
and ocean are important to
Orange County. However, many
common activities can lead to
water pollution if you're not
careful. Home improvement
projects and work sites must
be maintained to ensure that
building materials do not enter
the street, gutter or storm drain.
Unlike water in sanitary sewers
(from sinks and toilets), water
in storm drains is not treated
before entering our waterways.
You would never dump building
materials into the ocean, so
don't let them enter the storm
drains. Follow these tips to help
prevent water pollution.
Help Prevent Ocean Pollution:
Tips for
Improvement Projects
Home improvement projects can cause significant
damage to the environment. Whether you hire
a contractor or work on the house yourself, it
is important to follow these simple tips while
renovating, remodeling or improving your home:
General Construction
■ Schedule projects for dry
weather.
■ Keep all construction debris
away from the street, gutter
and storm drain.
■ Store materials under cover
with temporary roofs or plastic
sheets to eliminate or reduce
the possibility that rainfall,
runoff or wind will carry
materials from the project site
to the street, storm drain or
adjacent properties.
Building Materials
■ Never hose materials into a street, gutter or storm
drain.
■ Exposed piles of construction material should not be
stored on the street or sidewalk.
■ Minimize waste by ordering only the amount of
materials needed to complete the job.
■ Do not mix more fresh concrete than is needed for
each project.
■ Wash concrete mixers and equipment in a
designated washout area where the water can flow
into a containment area or onto dirt
■ Dispose of small amounts of dry excess materials in
the trash. Powdery waste, such as dry concrete, must
be properly contained within a box or bag prior to
disposal. Call your local trash hauler for weight and
size limits.
Paint
■ Measure the room or object to be painted, then buy
only the amount needed.
■ Place the lid on firmly and store the paint can upside-
down in a dry location away from the elements.
■ Tools such as brushes, buckets and rags should never
be washed where excess water can drain into the
street, gutter or storm drain. All tools should be
rinsed in a sink connected to the sanitary sewer.
■ When disposing of paint, never put wet paint in the
trash.
■
Dispose of water-based paint by removing the lid
and letting it dry
in the can. Large
amounts must be
taken to a Household
Hazardous Waste
Collection Center
(HHWCC).
■ Oil-based paint is a
household hazardous
waste. All leftover
paint should be taken
to a HHWCC.
■ For HHWCC locations and hours, call (714) 834-6752
or visit www oclandfills.com.
Erosion Control
■ Schedule grading and excavation projects for dry
weather.
■ When temporarily removing soil, pile it in a
contained, covered area where it cannot spill
into the street, or obtain the required temporary
encroachment or street closure permit and follow the
conditions instructed by the permit.
■ When permanently removing large quantities of
soil, a disposal location must be found prior to
excavation. Numerous businesses are available to
handle disposal needs. For disposal options, visit
www.dwmb.ca.gov/SWIS.
■ Prevent erosion by planting fast-growing annual and
perennial grasses. They will shield and bind the soil.
Recycle
■ Use a construction and demolition recycling
company to recycle
lumber, paper,
cardboard, metals,
masonry (bricks,
concrete, etc.), carpet,
plastic, pipes (plastic,
metal and clay),
drywall, rocks, dirt and
green waste.
■ For a listing of construction and demolition recycling
locations in your area, visit
www.ciwmb.ca.gov/recycle.
spills
■ Clean up spills immediately by using an absorbent
material such as cat litter, then sweep it up and
dispose of it in the trash.
■ Immediately report spills that have entered the street,
gutter or storm drain to the County's 24 -Hour Water
Pollution Problem Reporting Hotline at
(714) 567-6363 or visit www.ocwatenheds.com to. fill
out an incident reporting form.
O
PteO 1 E C T
^ BEA10"
PREVENTION
lean beaches
and healthy
creeks, rivers, bays
and ocean are important to
Orange County. However,
many common activities
can lead to water pollution
if you're not careful.
Fertilizers, pesticides and
other chemicals that are left
on yards or driveways can
be blown or washed into
storm drains that flow to the
ocean. Overwatering lawns
can also send materials into
storm drains. Unlike water
in sanitary sewers (from sinks
and toilets), water in storm
drains is not treated before
entering our waterways.
You would never pour
gardening products into the
ocean, so don't let them enter
the storm drains. Follow
these easy tips to help prevent
water pollution.
Help Prevent Ocean Pollution:
Tips for
Landscape & Gardening
Never allow gardening products or
polluted water to enter the street, gutter
or storm drain.
General Landscaping Tips
■ Protect stockpiles and materials from
wind and rain by storing them under
tarps or secured plastic sheeting.
■Prevent erosion of slopes by planting
fast-growing, dense ground covering
plants. These will shield and bind the
soil.
■Plant native vegetation
to reduce the amount
of water, fertilizers, and
pesticide applied to the
landscape.
■Never apply pesticides
or fertilizers when rain is
predicted within the next 48 hours.
Garden & Lawn Maintenance
■Do not overwater. Use irrigation
practices such as drip irrigation,
soaker hoses or micro spray systems.
Periodically inspect and fix leaks and
misdirected sprinklers.
■ Do not rake or blow
leaves, clippings or
pruning waste into
the street, gutter
or storm drain.
Instead, dispose
of green waste by
composting, hauling
it to a permitted
landfill, or recycling it through your
city's program.
■ Use slow-release fertilizers to
minimize leaching, and use organic
fertilizers.
■ Read labels and use only as directed.
Do not over -apply pesticides or
fertilizers. Apply to spots as needed,
rather than blanketing an entire
area.
■ Store pesticides, fertilizers and other
chemicals in a dry covered area to
prevent exposure that may result
in the deterioration
of containers and
packaging.
■ Rinse empty
pesticide containers
and re -use rinse water
as you would use the
product. Do not dump rinse water
down storm drains. Dispose of empty
containers in the trash.
■ When available, use non-toxic
alternatives to traditional pesticides,
and use pesticides specifically
designed to control the pest you are
targeting. For more information, visit
www.ipm.ucdavis.edu.
■ If fertilizer is spilled, sweep up the
spill before irrigating. If the spill is
liquid, apply an absorbent material
such as cat litter, and then sweep it up
and dispose of it in the trash.
■Take unwanted pesticides to a
Household Hazardous Waste
Collection Center to be recycled.
Locations are provided below.
14
Ed
For more information,
please call the
Orange County Stormwater Program
at 1 -877 -89 -SPILL (1-877-897-7455)
or visit
www.ocwatersheds.com
To report a spill,
call the
Orange County 24 -Hour
Water Pollution Problem
Reporting Hotline
at 1 -877 -89 -SPILL (1-877-897-7455).
For emergencies, dial 911.
The tips contained in this brochure provide useful
information to help prevent water pollution while
using, storing and disposing of paint. If you
have other suggestions, please contact your city's
stormwater representatives or call the Orange
County Stormwater Program.
Printed on Recycled Paper
Paint can cause significant damage to our
environment. Whether you hire a contractor or
do it yourself, it is important to follow these simple
tips when purchasing, using, cleaning, storing and
disposing of paint.
Purchasing Paint
■ Measure the room or object to be painted, then buy
only the amount needed.
■ Whenever possible, use water-based paint since it
usually does not require hazardous solvents such as
paint thinner for cleanup.
Painting
■ Use only one brush or roller per color of paint to
reduce the amount of water needed for cleaning.
■ Place open paint containers or trays on a stable
surface and in a position that is unlikely to spill.
■ Always use a tarp under the area or object being
painted to collect paint drips and contain spills.
Cleaning
■ Never clean brushes or rinse paint containers in the
street, gutter or storm drain.
■ For oil-based products, use as much of the paint on
the brushes as possible. Clean brushes with thinner.
To reuse thinner, pour it through a fine filter (e.g.
nylon, metal gauze or filter paper) to remove solids
such as leftover traces of paint.
■ For water-based products, use as much of the paint
on the brushes as possible, then rinse in the sink.
■ Collect all paint chips and dust. Chips and dust
from marine paints or paints containing lead,
mercury or tributyl tin are hazardous waste. Sweep
up and dispose of at a Household Hazardous Waste
Collection Center (HHWCC).
Storing Paint
■ Store paint in a dry location away from the elements.
■ Store leftover water-based paint, oil-based paint and
solvents separately in original or clearly marked
containers.
■ Avoid storing paint cans directly on cement floors.
The bottom of the can will rust much faster on
cement.
■ Place the lid on firmly and store the paint can upside-
down to prevent air from entering. This will keep the
paint usable longer. Oil-based paint is usable for up
to 15 years. Water-based paint remains. usable for up
to 10 years.
Alternatives to Disposal
■ Use excess paint to apply another coat, for touch-ups,
or to paint a closet, garage, basement or attic.
■ Give extra paint to friends or family. Extra paint can
also be donated to a local theatre group, low-income
housing program or school.
■ Take extra paint to an exchange program such as the
"Stop & Swap" that allows you to drop off or pick up
partially used home care products free of charge.
"Stop & Swap" programs are available at most
HHWCCs.
■ For HHWCC locations and hours, call (714) 834-6752
or visit www.oclandfills.com.
Disposing of Paint
■ Never put wet paint in the trash.
For mater -based paint:
■ If possible, brush the leftover paint on cardboard or
newspaper. Otherwise, allow the paint to dry in the
can with the lid off in a well -ventilated area protected
from the elements, children and pets. Stirring the
paint every few days will speed up the drying.
■ Large quantities of extra paint should betaken to a
HHWCC.
■ Once dried, paint and painted surfaces maybe
disposed of in the trash. When setting a dried paint
can out for trash collection, leave the lid off so the
collector will see that the paint has dried.
For oil-based paint:
■ Oil-based paint is a household hazardous waste.
All leftover paint should be taken to a HHWCC.
Aerosol paint:
■ Dispose of aerosol paint cans at a HHWCC.
Spills
■ Never hose down pavement or other impermeable
surfaces where paint has spilled.
■ Clean up spills immediately by using an absorbent
material such as cat litter. Cat litter used to clean
water-based paint spills can be disposed of in the
trash. When cleaning oil-based paint spills with cat
litter, it most be taken to a HHWCC.
■ Immediately report spills that have entered the
street, gutter or storm drain to the County's 24 -Hour
Water Pollution Problem Reporting Hotline at (714)
567-6363 or visit www oewatersheds.com to fill out an
incident reporting form.
P R O l! C T
Mkffl0n
PREVENTION
1 C]�
The Pollution Solution
Several residential activities can result in water pollution. Among these activities are car washing and hosing off driveways
and sidewalks. Both activities can waste water and result in excess runoff. Water conservation methods described in this
pamphlet can prevent considerable amounts of runoff and conserve water. By taking your car to a commercial car wash and
by sweeping driveways and sidewalks, you can further prevent the transport of pollutants to Orange County waterways. Here
are some of the common pollutants for which you can be part of the solution:
Pesticides and Fertilizer
The same pesticides
that are designed to be toxic to
pests can have an equally lethal
impact on our marine life. The
same fertilizer that promotes plant
growth in lawns and gardens
can also create nuisance algae
blooms, which remove oxygen
from the water and clog waterways
when it decomposes.
• Never use pesticides or fertilizer within 48
hours of an anticipated rainstorm. Use only as much
as is directed on the label and keep it off driveways and
sidewalks.
2 Dirt and Sediment
• Dirt or sediment can impede the flow of the
stormwater and negatively impact stream habitat as it
travels through waterways and deposits downstream.
Pollutants can attach to sediment, which can then be
transported through our waterways.
• Protect dirt stockpiles by covering them with
tarps or secure plastic sheets to prevent wind or rain from
allowing dirt or sediment to enter the storm drain system.
Metals
• Metals and other toxins present in car wash
water can harm important plankton, which forms the base of
the aquatic food chain.
• Take your car to a commercial car wash
where the wash water is captured and treated at a local
wastewater treatment plant.
YOU KNOW9
Did you know that most of the pollutionLfoundurwaterways is not from a single source, "non•point" source meaning the accumulatioon fromresidents and businesses throughout the
Pet Waste
• Pet waste carries bacteria through
our watersheds and eventually will be washed
out to the ocean. This can pose a health risk to
swimmers and surfers.
• Pick up after your pets!
Trash and Debris
• Trash and debris
can enter waterways by
wind, littering and careless
maintenance of trash -
receptacles. Street sweeping
collects some of this trash; V
however, much of what isn't
captured ends up in our storm
drain system where it flows untreated out to the
ocean.
Don't litter and make sure trash
containers are properly covered. It is far more
expensive to clean up the litter and trash that ends
up in our waterways than it is to prevent it in the
first place. Come out to one of Orange County's
many locations for Coastal and Inner -Coastal
Cleanup Day, which is held in September.
Motor Oil 1 Vehicle Fluids
• Oil and petroleum products from our
vehicles are toxic to people, wildlife and plants.
Fix any leaks
from your vehicle and
keep the maintenance ;
upon your car. Use w
absorbent material such
as cat litter on oil spills,
then sweep it up and
dispose of it in the trash.
Recycle used motor oil
at a local Household Hazardous Waste Collection
Center.
For • -inrormation,
pLease visit
www.ocwatersheds. ,4t * The Ocean Begins at Your Front Door p;,•o,;
i xwxuwAN,e .I ltp .•p®18n.N.SPILL .s.X=
It's easy to protect our waterways from pollution.
Click here to learn how'
Homeowners Guide
for Sustainable Water Use
Low Impact Development, Water Conservation
& Pollution Prevention
The Ocean Begins at Your Front Door
70111
79
4
RUf10FF, RRinWATER RnD
Where Does Water Runoff Go?
Stormwater, or water from rainfall events, and runoff from outdoor water use such as
sprinklers and hoses flows from homes directly into catch basins and the storm drain
system. After entering the storm drain, the water flows untreated into streams, rivers,
bays and ultimately the Pacific Ocean. Runoff can come from lawns, gardens, driveways,
sidewalks and roofs. As it flows over hard, impervious surfaces, it picks up pollutants.
Some pollutants carried by the water runoff include trash, pet waste, pesticides, fertilizer,
motor oil and more.
Water Conservation
Pollution not only impairs the water quality for habitat and recreation, it can also reduce
the water available for reuse. Runoff allowed to soak into the ground is cleaned as it
percolates through the soil, replenishing depleted groundwater supplies. Groundwater
provides at least 50% of the total water for drinking and other indoor household activities in
north and central Orange County. When land is covered with roads, parking lots, homes,
etc., there is less land to take in the water and more hard surfaces over which the water
can flow.
In Orange County, 60-70% of water used by residents and businesses goes to irrigation
and other outdoor uses. Reusing rainwater to irrigate our lawn not only reduces the impact
of water pollution from runoff, but it also is a great way to conserve our precious water
resources and replenish our groundwater basin. —
PWhat is Low Impact Development (LID)?
Low Impact Development (LID) is a method of development that seeks to maintain the natural
hydrologic character of an area. LID provides a more sustainable and pollution -preventative
approach to water management.
New water quality regulations require implementation of LID in larger new developments and
encourage implementation of LID and other sustainable practices in existing residential areas.
Implementing modifications to your lawn or garden can reduce pollution in our environment, conserve
water and reduce your water bill.
REUSE
Permeable pavement allows water
runoff to infiltrate through the soil
and prevents most pollutants from
reaching the storm drain system. ,
OPTIn FOR RninWATER
HRRVESTInG AnD REUSE
Rainwater harvesting is a great way to save
money, prevent pollution and reduce potable
water use. To harvest your rainwater, simply
redirect the runoff from roofs and downspouts to rain barrels.
Rain gardens are another option; these reduce runoff as well as
encourage infiltration.
Downspout
Disconnection/Redirection
Disconnecting downspouts
from pipes running to the gutter M"Sum
prevents runoff from transporting
pollutants to the storm drain.
Once disconnected, downspouts
can be redirected to rain gardens
or other vegetated areas, or be
connected to a rain barrel.
Rain Gardens
Rain gardens allow runoff to be directed from your roof
downspout into a landscaped area. Vegetation and rocks in
the garden will slow the flow of water to allow for infiltration into
the soil. Plants and soil particles will absorb pollutants from
the roof runoff. By utilizing a native plant palate, rain gardens
can be maintained all year with minimal additional irrigation.
These plants are adapted to the semi -arid climate of Southern
California, require less water and can reduce your water bill.
—Downspout
Rain Barrels
Rain barrels capture rainwater
flow from roofs for reuse in Larrelt—
of
landscape irrigation. Capacity
rain barrels needed for your
home will depend on the amount
of roof area and rainfall received.When purchasing your rain barrel,
make sure it includes a screen, ao
spigot to siphon water for use, an
overflow tube to allow for excess
water to run out and a connector if
you wish to connect multiple barrels to add capacity of water
storage.
Mosquito growth prevention is very important when installing
a rain barrel. The best way to prevent mosquito breeding is
to eliminate entry points by ensuring all openings are sealed
tightly. If these methods are unsuccessful, products are
available to kill mosquito larvae, but that are harmless to
animals and humans. Regular application of these products
is essential. Please visit the Orange County Vector Control
website for more information at
www.ocvcd.org/mosquitoes3.php.
Before modifying your yard to install a rain
garden, please consult your local building and/or
planning departments to ensure your garden plan
follows pertinent building codes and ordinances.
Besides codes and ordinances, some home
owner associations also have guidelines for yard
modifications. If your property is in hill areas
or includes engineered slopes, please seek
professional advice before proceeding
with changes.
Overflow
Valve
For information on how to disconnect a
downspout or to install and maintain a
rain barrel or rain garden at your home,
please see the Los Angeles Rainwater
Harvesting Program, A Homeowner's
"How -To" Guide, November 2009 at
www.larainwaterharvesting.org/
CI�!
OTHER WATER COf1SERVATIon AnD IRRIGATE
POLLUTIon PREVEnTIon TECHnIQUES EFFICIEnTLY
Native Vegetation and Maintenance
"California Friendly" plants or native vegetation can significantly
reduce water use. These plants often require far less fertilizers
and pesticides, which are two significant pollutants found in
Orange County waterways. Replacing water "thirsty" plants and
grass types with water efficient natives is a great way to save water
and reduce the need for potentially harmful pesticides and fertilizer.
Please see the California Friendly Garden Guide produced by the
Metropolitan Water District of Southern California and associated
Southern California Water Agencies for a catalog of California
friendly plants and other garden resources at
www.bewaterwise.com/Gardensoft,
Weed Free Yards "'U01 I 00TV 410t.
Weeds are water thieves. runoff,p
your
They often reproduce quickly
and rob your yard of both the water they ne,
water and nutrients. Weed minutes of turninis
your yard by hand if possible. sprinklers; when v
If you use herbicides to lawn, you
control the weeds, use only to water '
ur lawr
the amount recommended on Water at Sunrise
the label and never use it if
rain is forecast within the next -Additionally,,
48 hours. „I a I. • I- A.
Soil Amendments
Soil amendments such as green waste (e.g. grass clippings, S Water by hand
compost, etc.) can be a significant source of nutrients and can help
,t
keep the soil near the roots of plants moist. However, they can
cause algal booms if they get into our waterways, which reduces ,
the amount of oxygen in the water and impacts most aquatic .
organisms. It is important to apply soil amendments more than 48
hours prior to predicted rainfall.
Attachment B
120
Table 2.7: Infiltration BMP Feasibility Worksheet
:L27
Infeasibility Criteria
Yes
No
Would Infiltration BMPs pose significant risk for
groundwater related concerns? Refer to Appendix VIII
X
1
(Worksheet 1) for guidance on groundwater -related
infiltration feasibility criteria.
Provide basis:
Summarize findings of studies provide reference to studies, calculations, maps, data sources,
etc. Provide narrative discussion of study/data source applicability.
Would Infiltration BMPs pose significant risk of
increasing risk of geotechnical hazards that cannot be
X
mitigated to an acceptable level? (Yes if the answer to
any of the following questions is yes, as established by a
geotechnical expert):
• The BMP can only be located less than 50 feet away
2
from slopes steeper than 15 percent
• The BMP can only be located less than eight feet from
building foundations or an alternative setback.
• A study prepared by a geotechnical professional or an
available watershed study substantiates that
stormwater infiltration would potentially result in
significantly increased risks of geotechnical hazards
that cannot be mitigated to an acceptable level.
Provide basis:
Summarize findings of studies provide reference to studies, calculations, maps, data sources,
etc. Provide narrative discussion of study/data source applicability.
3
Would infiltration of the DCV from drainage area violate
X
downstream water rights?
Provide basis:
Summarize findings of studies provide reference to studies, calculations, maps, data sources,
etc. Provide narrative discussion of study/data source applicability.
:L27
Table 2.7: Infiltration BMP Feasibility Worksheet (continued)
122
Partial Infeasibility Criteria
Yes
No
Is proposed infiltration facility located on HSG D soils or
the site geotechnical investigation identifies presence of
x
4
soil characteristics which support categorization as D
soils?
Provide basis:
Summarize findings of studies provide reference to studies, calculations, maps, data sources,
etc. Provide narrative discussion of study/data source applicability.
Is measured infiltration rate below proposed facility
5
less than 0.3 inches per hour? This calculation shall be
x
based on the methods described in Appendix VII.
Provide basis:
Summarize findings of studies provide reference to studies, calculations, maps, data sources,
etc. Provide narrative discussion of study/data source applicability.
Would reduction of over predeveloped conditions
cause impairments to downstream beneficial uses,
X
6
such as change of seasonality of ephemeral washes
or increased discharge of contaminated groundwater
to surface waters?
Provide citation to applicable study and summarize findings relative to the amount of infiltration
that is permissible:
Summarize findings of studies provide reference to studies, calculations, maps, data sources,
etc. Provide narrative discussion of study/data source applicability.
Would an increase in infiltration over predeveloped
conditions cause impairments to downstream
X
7
beneficial uses, such as change of seasonality of
ephemeral washes or increased discharge of
contaminated groundwater to surface waters?
Provide citation to applicable study and summarize findings relative to the amount of infiltration
that is permissible:
Summarize findings of studies provide reference to studies, calculations, maps, data sources,
etc. Provide narrative discussion of study/data source applicability.
122
Table 2.7: Infiltration BMP Feasibility Worksheet (continued)
Infiltration Screening Results (check box corresponding to result):
Is there substantial evidence that infiltration from the
no
project would result in a significant increase in I&I to the
sanitary sewer that cannot be sufficiently mitigated? (See
Appendix XVII)
8
Provide narrative discussion and supporting evidence:
Summarize findings of studies provide reference to
studies, calculations, maps, data sources, etc. Provide
narrative discussion of study/data source applicability.
If any answer from row 1-3 is yes: infiltration of any volume
is not feasible within the DMA or equivalent.
no
g
Provide basis:
Summarize findings of infeasibility screening
If any answer from row 4-7 is yes, infiltration is
permissible but is not presumed to be feasible for the
entire DCV. Criteria for designing biotreatment BMPs to
no
achieve the maximum feasible infiltration and ET shall
10
apply.
Provide basis:
Summarize findings of infeasibility screening
If all answers to rows 1 through 11 are no, infiltration of the
11
full DCV is potentially feasible, BMPs must be designed to
infiltrate the full DCV to the maximum extent practicable.
Harvest and Use Infeasibility
Harvest and use infeasibility criteria include:
If inadequate demand exists for the use of the harvested rainwater. See Appendix X for
guidance on determining harvested water demand and applicable feasibility thresholds.
If the use of harvested water for the type of demand on the project violates codes or
ordinances most applicable to stormwater harvesting in effect at the time of project
application and a waiver of these codes and/or ordinances cannot be obtained. It is
noted that codes and ordinances most applicable to stormwater harvesting may change
i29
Attachment C
130
Krt�STAIt
GENERAL SPECIFICATIONS FOR MAINTENANCE OF
FLOGARD® DOWNSPOUT FILTERS
SCOPE:
p0.orzcngt,
Federal, State and Local Clean Water Act regulations and those of insurance carvers require that
stormwater filtration systems be maintained and serviced on a recurring basis. The intent of the regulations
is to ensure that the systems, on a continuing basis, efficiently remove pollutants from stormwater runoff
thereby preventing pollution of the nation's water resources. These Specifications apply to the FloGard®
Downspout Filter.
FREQUENCY OF SERVICE:
Drainage Protection Systems (DPS) recommends that installed FloGardo Downspout Filters be serviced on
a recurring basis. Ultimately, the frequency depends on the amount of runoff, pollutant loading and
interference from debris (leaves, vegetation, cans, paper, etc.); however, it is recommended that each
installation be serviced a minimum of three times per year, with a change of filter medium once per year.
DPS technicians are available to do an on-site evaluation, upon request.
TIMING OF SERVICE:
DPS guidelines for the timing of service are as follows:
1. For areas with a definite rainy season: Prior to, during and following the rainy season.
2. For areas subject to year-round rainfall: On a recurring basis (at least three times per year).
3. For areas with winter snow and summer rain: Prior to and just after the snow season and during
the summer rain season.
4. For installed devices not subject to the elements (washracks, parking garages, etc.): On a recurring
basis (no less than three times per year).
SERVICE PROCEDURES:
1. The FloGard® Downspout Filter shall be visually inspected for defects and possible leakage.
2. The FloGard® Downspout Filter access door shall be opened. The filter tray shall be carefully
pulled out using the handle and set on the floor over a drop cloth.
3. The collected materials in the upper filter shall be inspected, and then removed from the liner
using an industrial vacuum or by dumping into an appropriate DOT approved container.
4. When all of the collected materials have been removed from the upper filter, it shall be removed to
allow access to the lower filter medium.
5. The filter liner, gaskets, stainless steel frame and mounting brackets, etc. shall be inspected for
continued serviceability. Minor damage or defects found shall be corrected on -the -spot and a
notation made on the Maintenance Record. More extensive deficiencies that affect the efficiency
of the filter (torn liner, door gasket damage, etc.), if approved by the customer representative, will
be corrected and an invoice submitted to the representative along with the Maintenance Record.
6. The filter medium shall be inspected for defects and continued serviceability and replaced as
necessary. See below for disposal.
7. The filter components and tray shall be replaced in the housing and the door closed and secured.
131
REPLACEMENT AND DISPOSAL OF EXPOSED FILTER MEDIUM AND COLLECTED
DEBRIS
The frequency of filter medium exchange will be in accordance with the existing DPS -Customer
Maintenance Contract. DPS recommends that the medium be changed at least once per year. During the
appropriate service, or if so determined by the service technician during a non-scheduled service, the filter
medium will be replaced with new material. Once the exposed pouches and debris have been removed,
DPS has possession and must dispose of it in accordance with local, state and federal agency requirements.
DPS also has the capability of servicing all manner of storm drain filters, catch basin inserts and
catch basins without inserts, underground oil/water separators, stormwater interceptors and other
such devices. All DPS personnel are highly qualified technicians and are confined space trained and
certified. Call us at (888) 950.8826 for further information and assistance.
132
0
O
0
C0
0
MODEL
INLET ID
BODY OD
Solids
Storage
Filtered
Flow
Bypass
Capacity
(0 Inches)
(Inches)
Capacity
(GPM)
(GPM)
(Cu. Ft.)
FG-DS4
4
14 x 29 x 7.5
0.35
30
145
FG-DS6
6
14 x 29 x 7.5
0.35
85
425
04.00" OR 06.00"
INLET.
DOWNSPOUT FILTER BODY.
FILTER BASKET WITH BYPASS COLLAR.
ACCESS COVER GASKET.
ACCESS COVER.
ACCESS COVER
MOUNTING SCREWS.
04.00" OR 06.00"
SPOUT.
14.00"
7.50"
7
29.00"
04.00" OR 06.00"
OUTLET.
NOTES:
1. FloGard® Downspout Filter is available to
fit most industry standard downspouts
(See Tabulation).
2. Filter Inserts shall have adequate bypass
capacity to allow downspout to flow
unimpeded at all times.
3. Filter assembly shall be constructed from
stainless steel (type 304).
4. Filter medium shall be installed &
maintained in accordance with
manufacturer recommendations.
• RoGard® 0Hdc29tje®R
Downspout Filter Stormwater Solutions
7921 Southpark Plaza, Suite 2001 Littleton, CO180120 1 Ph: 800.579.88191 oldcastlestormwateccom
THIS DOCUMENT IS THE PROPERTY OF OLDCASTLE PRECAST, INC. IT IS SUBM17ED FOR REFERENCE PURPOSES ONLY AND SHALL NOT BE
/�( I USED IN ANY WAY INJURIOUS TO THE INTERESTS OF SAID COMPANY .COPYRIGHT 02010 OLDCASTLE PRECAST. INC. ALL RIGHTS RESERVED.
Inlet (/�/I.00rr 06. 00
�1Ze^ DRAWING NO RD' Ec° ECO -0127 Dare
Filtration JC/T ww J DSF-0001 A JPR 5/18/15 JPR 2/11/09 SHEET 1 OF 1
DOWNSPOUT
OVERFLOW DRAIN: 4" DIA. PVC PIPE WITH COBBLE COBBLE OR
OR
ATRIUM GATE INLET AT 6' ABOVE FINISH GRADE S
4"-8"TYP.--i
I
2'-0"MIN. REINFORCED CMU BLOCK OR
3" MIN. PRE-CAST CONCRETE WITH
Fm6b.hd _ WATERPROOF MEMBRANE THROUGHOUT
6"MIN. PONDING
(3' mulch layarwilhm) UNIFORM MIX OF SAND AND ORGANIC
MATERIAL (EX: COMPOST); MIN INFILTRATION
RATE OF 5 INCHES PER HOUR.
i (DO NOT COMPACT)
18" MIN. TOP SOIL (PLANTING MIX f y NON-WOVEN GEOTEXTILE
/ :::
= MEMBRANE (OPTIONAL)
3"MIN. CHOKER: "- WASHED P-GRAVEL
�* RESERVOIR COURSE
9" MIN,
7" WASHED GRAVEL LAYER
2% TYP.
f�
tee.A 1
.005 MIN COMPACTED BASE
PER PROJECT PLAN '
LONGITUDINAL 4"DIA. PERFORATED PVC PIPE
DIRECT OVERFLOW DISCHARGE PER WRAPPED IN NON-WOVEN GEOTEXTILE MEMBRANE.
BUREAU OF ENGINEERING 8 LADBS PLACED OVER 1' GRAVEL LAYER.
REQUIREMENTS
SECTION NOT TO SCALE
PER PLAN
Min 2'-0" FROM DOWNSPOUT
OVERFLOW DRAIN: 4" DIA. PVC PIPE WITH )
ATRIUM GATE INLET AT 6" ABOVE FINISH GRADE
DOWNSPOUT WITH COBBLE
OR SPLASHBLOCK BELOW z
w
a �
v
a w
¢ 9
w ur
a z
z
4
4' DIA. PVC PIPE 4" DIA. PERFORATED PVC PIPE
WRAPPED IN NON-WOVEN
GEOTEXTILE MEMBRANE
CAPPED AT ENDS
DIRECT OVERFLOW DISCHARGE PER
BUREAU OF ENGINEERING 8 LADBS
REQUIREMENTS
PLAN NOTTOSCALE
NOTES:
1. AT LEAST 9INCHES SHALL BE PROVIDED BETWEEN THE PLANTING SURFACE AND THE CREST OF EACH PLANTER
2. PLANTERS SHALL NOT BE LOCATED ON UNEVEN OR SLOPED SURFACES.
3. TOP SOILIPLANTING MIX IS AT LEAST 18' DEEP.
4. TOP SOIL CONTAINS NO MORE THAN 30% COMPOST.
5. MINIMUM GRAVEL LAYER SHALL BE 12' DEEP.
6. DIRECT OVERFLOW DISCHARGE PER BUREAU OF ENGINEERING AND BUILDING AND SAFETY REQUIREMENTS.
7. PLANTING IS REQUIRED. CONSULT LANDSCAPE ARCHITECT FOR SPECIFIC PLANT TYPES.
STORMWATER PLANTER FOR SMALL SCALE RESIDENTIAL 13 {
REVISED 5/10/16
Exhibit B
Water and Wastewater Generation
Memorandum
2315
Water and Sewer Study for 410 291h Street
Sewer Generation Study
Introduction
The subject site is currently a commercial storage facility on a 7,702 sq -ft lot located on the corner
of 291h street and Villa Way. The proposed site consists of separating the lot into 2 lot with Lot 1
consists of 2,452 sq -ft mixed use lot with 1 residential 2 commercial units. Lot 2 is a 5,241 sq -ft
lot with 3 residential condos. An existing 8" VCP sewer pipe is located along the Alley, and 44"
sewer laterals and 2-6" sewer laterals are proposed to connect to the existing 8" lateral.
Existin¢ Sewer Mainline Condition
The existing building is a 7,702 sq -ft lot used as a commercial space. Based on Orange County
Sanitation District (OCSD) design criteria, average daily flow for commercial area is 2,262
GPD/Acre.
Existing offsite area contributing to the main line is 0.28 acre of high density residential area.
The flow factor is 7,516GPD/Acre for high density residential area.
Onsite existing average daily sewer flow = 2262*7702/43560
= 400 GPD
The total existing average daily sewer flow = 400 + 7516*0.28
= 2,504 GPD = 0.004 cfs
The 0.004 cfs calculated to be about 0.031 ft depth, 4.7% of the depth to diameter total main
capacity.
Proposed Sewer Mainline Condition
The proposed project site consists of 2 lots. Lot 1 is a 2,452 sq -ft mixed used lot with 1 residential
unit and 2 commercial units. Lot 1 OCSD flow factor is 2,262 GPD/Acre for commercial area. Lot
2 is a 5,241 sq -ft high density residential area. Lot 2 OCSD flow factor is 7,516 GPD/Acre for
high density residential.
Onsite proposed average daily sewer flow
Total proposed average daily sewer flow
_ (2262*2452/43560) + (7516*5241/43560)
=1,032 GPD.
= 1032+7516*0.28
= 3,136 GPD = 0.005 cfs
The 0.005 cfs calculated to be about 0.034 ft depth, 5.1 % of the depth to diameter total main
capacity.
130
Proposed Sewer Lateral DesiEn
2-6" sewer laterals are proposed for 2 commercial units, and 44" sewer laterals are proposed for
4 residential units. Based on as -built S-5101-5, the main 8" sewer line is located 3.89' below
surface with slope of 0.75%. All the new sewer lateral is proposed connection to main line with
minimum of 2% slope. Proposed average daily flow for each unit is 344 GPD (0.0005 cfs).
Design flow is 2.3% of the depth to diameter total for 6" lateral and 8.4% of the depth to diameter
total for 4" lateral.
Capacity Assessment and Conclusion
The project demand for the proposed development will have no adverse impact on any downstream
facility. The increase in demand for the 8" main line was found to be negligible due to the size and
slope of the pipe. The proposed 4" and 6" diameter lateral connections have enough capacity to
carries sewer to main line.
137
1.38
Worksheet for ExisitngMainFlow
Project Description
Friction Method
Manning Formula
ft
Solve For
Normal Depth
Input Data
0.00
ft
Roughness Coefficient
0.00
0.014
Channel Slope
4.69
0.00750 ft/ft
Diameter
Infinity
0.67 ft
Discharge
Infinity
0.004 ft -/s
Results
0.031
ft
Normal Depth
0.03
0.031 ft
Flow Area
0.00750
0.01 ft2
Wetted Perimeter
0.01136
0.29 ft
Hydraulic Radius
0.020 ft
Top Width
0.28 ft
Critical Depth
0.03 ft
Percent Full
4.7
Critical Slope
0.01136 ft/ft
Velocity
0.67 ft/s
Velocity Head
0.01 ft
Specific Energy
0.04 ft
Froude Number
0.81
Maximum Discharge
1.06 ft3/s
Discharge Full
0.98 ft3/s
Slope Full
0.00000 ft/ft
Flow Type
SubCritical
GVF Input Data
Downstream Depth
0.000 ft
Length
0.00 ft
Number Of Steps
0
GVF Output Data
Upstream Depth
0.000
ft
Profile Description
Profile Headloss
0.00
ft
Average End Depth Over Rise
0.00
/o
Normal Depth Over Rise
4.69
/o
Downstream Velocity
Infinity
fUs
Upstream Velocity
Infinity
fUs
Normal Depth
0.031
ft
Critical Depth
0.03
ft
Channel Slope
0.00750
ft/ft
Critical Slope
0.01136
ft/ft
Bentley Systems, Inc. Haestad Methods SaBaidlef;FtderMaster Val (SELECTseries 1) [08.11.01.03]
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139
Results
Normal Depth
Worksheet for ProposedMainFlow
Flow Area
Project Description
Wetted Perimeter
0.31 ft
Friction Method
Manning Formula
Top Width
Solve For
Normal Depth
0.03 ft
Input Data
5.1
Critical Slope
Roughness Coefficient
Velocity
0.014
Channel Slope
0.01 ft
0.00750 ft/ft
Diameter
Froude Number
0.67 ft
Discharge
1.06 ft3/s
0.005 ft -/s
Results
Normal Depth
0.034 ft
Flow Area
0.01 ft2
Wetted Perimeter
0.31 ft
Hydraulic Radius
0.022 ft
Top Width
0.30 ft
Critical Depth
0.03 ft
Percent Full
5.1
Critical Slope
0.01109 ft/ft
Velocity
ft/s
Velocity Head
0.01 ft
Specific Energy
0.04 ft
Froude Number
0.84
Maximum Discharge
1.06 ft3/s
Discharge Full
0.98 ft3/s
Slope Full
0.00000 ft/ft
Flow Type
SubCritical
GVF Input Data
Downstream Depth
0.000 ft
Length
0.00 ft
Number Of Steps
0
GVF Output Data
Upstream Depth
0.000
ft
Profile Description
Profile Headloss
0.00
ft
Average End Depth Over Rise
0.00
/o
Normal Depth Over Rise
5.14
/o
Downstream Velocity
Infinity
ft/s
Upstream Velocity
Infinity
ft/s
Normal Depth
0.034
ft
Critical Depth
0.03
ft
Channel Slope
0.00750
ft/ft
Critical Slope
0.01109
ft/ft
Bentley Systems, Inc. Haestad Methods SoBaialtejGiderMaster V6i (SELECTseries 1) [06.11.01.03]
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140
Worksheet for SewerLateralV
Project Description
Friction Method
Manning Formula
ft
Solve For
Normal Depth
Input Data
0.00
ft
Roughness Coefficient
0.00
0.010
Channel Slope
2.35
0.02000 ft/ft
Diameter
Infinity
0.50 ft
Discharge
Infinity
0.001 ft -/s
Results
0.012
ft
Normal Depth
0.02
0.012 ft
Flow Area
0.02000
0.00 ft2
Wetted Perimeter
0.00690
0.15 ft
Hydraulic Radius
0.008 ft
Top Width
0.15 ft
Critical Depth
0.02 ft
Percent Full
2.3
Critical Slope
0.00690 ft/ft
Velocity
0.84 ft/s
Velocity Head
0.01 ft
Specific Energy
0.02 ft
Froude Number
1.67
Maximum Discharge
1.11 ft/s
Discharge Full
1.03 ft3/s
Slope Full
0.00000 ft/ft
Flow Type
Supercritical
GVF Input Data
Downstream Depth
0.000 ft
Length
0.00 ft
Number Of Steps
0
GVF Output Data
Upstream Depth
0.000
ft
Profile Description
Profile Headloss
0.00
ft
Average End Depth Over Rise
0.00
/o
Normal Depth Over Rise
2.35
/o
Downstream Velocity
Infinity
ft/s
Upstream Velocity
Infinity
ft/s
Normal Depth
0.012
ft
Critical Depth
0.02
ft
Channel Slope
0.02000
ft/ft
Critical Slope
0.00690
ft/ft
Bentley Systems, Inc. Haestad Methods SoBlidteQFNwMaster Vili (SELECTseries 1) [08.11.01.03]
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1
-1 2
Worksheet for SewerLateral4m
Project Description
Friction Method
Manning Formula
ft
Solve For
Normal Depth
Input Data
0.00
ft
Roughness Coefficient
0.00
0.010
Channel Slope
8.44
0.02000 ft/ft
Diameter
Infinity
0.33 ft
Discharge
Infinity
0.005 ft3/s
Results
0.028
ft
Normal Depth
0.04
0.028 ft
Flow Area
0.02000
0.00 ft2
Wetted Perimeter
0.00561
0.19 ft
Hydraulic Radius
0.018 ft
Top Width
0.18 ft
Critical Depth
0.04 ft
Percent Full
8.4
Critical Slope
0.00561 ft/ft
Velocity
1.44 ft/s
Velocity Head
0.03 ft
Specific Energy
0.06 ft
Froude Number
1.85
Maximum Discharge
0.37 ft3/s
Discharge Full
0.34 ft3/s
Slope Full
0.00000 ft/ft
Flow Type
Supercritical
GVF Input Data
Downstream Depth
0.000 ft
Length
0.00 ft
Number Of Steps
0
GVF Output Data
Upstream Depth
0.000
ft
Profile Description
Profile Headloss
0.00
ft
Average End Depth Over Rise
0.00
/o
Normal Depth Over Rise
8.44
/o
Downstream Velocity
Infinity
ft/s
Upstream Velocity
Infinity
ft/s
Normal Depth
0.028
ft
Critical Depth
0.04
ft
Channel Slope
0.02000
ft/ft
Critical Slope
0.00561
ft/ft
Bentley Systems, Inc. Haestad Methods SoBlidteQFNwMaster Vili (SELECTseries 1) [08.11.01.03]
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1-f 2
Domestic Water Demand Study
Existine Water Demand
The existing building is a 7,702 sq -ft lot used as a commercial space. Based on Orange County
Sanitation District (OCSD) design criteria, average daily flow for commercial area is 2,262
GPD/Acre.
2262 GPD/Acre * 7702/43560 Acre * 110% = 440 GPD = 0.31 GPM
Peak Demand factor number is 1.55 for Costal Newport based on Newport Bach Design Criteria
Manual.
0.31 GPM * 1.55 = 0.48 GPM
Proposed Water Demand
The proposed project site consists of 2 lots. Lot 1 is a 2,452 sq -ft mixed used lot with 1
residential unit and 2 commercial units. Lot 1 OCSD flow factor is 2,262 GPD/Acre for
commercial area. Lot 2 is a 5,241 sq -ft high density residential area. Lot 2 OCSD flow factor is
7,516 GPD/Acre for high density residential.
(2262 GPD/Acre * 2452 sq -ft + 7516 GPD/Acre * 5241 sq -ft) * 1 Acre / 43560 sq -ft * 110%
=1135 GPD = 0.79 GPM
Peak Demand factor number is 1.55 for Costal Newport based on Newport Bach Design Criteria
Manual.
0.79 GPM * 1.55 = 1.22 GPM
Calculation and Analysis
The fire hydrant flow test for downstream fire hydrant is done by the City of Newport Beach on
02/16/2017. The flow from the test is used as available flow for the main 8" system on city
Alley. It is a conservative assumption, since the fire hydrant is further downstream of the pipe
system.
Given:
Q mst = 1021 + 0.48 = 1021.48 GPM = 2.28 cfs, Ps = 70psi, c = 140, dh = 8 in
Q proposed = 1021.48 — 1.22 = 1020.26 GPM = 2.27cfs
h = 0.2083* (100 / c)'.852*Q 1.852/ dh4.8655
It (frictional head loss in feet of water per 100 feet of pipe)
v = Q/A
1-43
Result:
Existing
It = 1.687 ft = 0.725 psi
v = 6.53 ft/sec
Conclusion
Proposed
Proposed pressure at fire hydrant = 69.82 psi
v = 6.50 ft/sec
The proposed development will connect additional 6-6" diameter water pipe with water meters to
existing 8" diameter pipe on alley. The velocity drops of 0.03 ft/sec and pressure change of less
than 0.2 psi which can be considered negligible. Therefore, it is determined that the 8" domestic
water main on Alley is more than adequate to handle the increased demand of the proposed
development.
Proposed 8" Water Main LinePressure
Project Description
Friction Method
Solve For
Input Data
Pressure 1
Elevation 1
Elevation 2
Length
Roughness Coefficient
Diameter
Discharge
Results
Manning Formula
Pressure at 2
70.725 psi
0.00 ft
0.00 ft
100.00 ft
0.010
0.67 ft
2.27 ft2/s
Pressure 2 1 69.822 psi
Headloss
2.08 ft
Energy Grade 1
163.79 ft
Energy Grade 2
161.71 ft
Hydraulic Grade 1
163.13 ft
Hydraulic Grade 2
161.05 ft
Flow Area
0.35 ft2
Wetted Perimeter
2.10 ft
Velocity
6.50 fUs
Velocity Head
0.66 ft
Friction Slope
0.02083 Wit
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1-45
i
al
I
AC
=L� -7
i
'\
\ (6.51!)FL
F�
r6
LEGEND
\1/1Tr.
100
EXISTING CONTOUR
' v " ' "
-100-
PROPOSED CONTOUR
REMOVE ALL POWER POLE ALONG THE PROJECT FRONTAGE AND UNDERGROUND ALL
- 10OFS
SPOT ELEVATION
APPLICABLE UTILITIES, UNLESS DETERMINE INFEASIBLE BY UTILITY COMPANY.
PROPOSED CONCRETE PAD
RECONSTRUCT SIDEWALK PER CITY STANDARD PLAN STD -180-L ALONG FRONTAGE OF
PROPOSED STORM DRAIN
29TH STREET AND VILLA WAY.
-r sr
EXIST SCREEN WALL
PROPOSED SCREEN WALL
®
PROPOSED RETAINING WALL
~--~--
FLOW LINE
®
STORM DRAIN INLET
PAD
PROPOSED PAD ELEVATION
FS
PROPOSED FINISHED SURFACE
FG
PROPOSED FINISHED GROUND
FF
PROPOSED FINISHED FLOOR
INV
INVERT OF PIPE
TG
TOP OF GRATE
PL
PROPERTY LINE
TC
TOP OF CURB
TW
TOP OF WALL
TF
TOP OF FOOTING
TR
TOP OF RAIL FENCE
HP
HIGH POINT
LP
LOW POINT
DP
DEEPENED FOOTING
�- 8.30 TG _(�L
_
662
a�-----8.17 FS- - .--EXISTING- 7 7.551NV o ° -1 4 \I_N�l
5.6 /° -CONSTRUCTION NOTE
EP o Huii . ---- --M ----------------- ------_7.42FS GINSTALL 6"DIA. ATRIUM DRAIN NDS 90W/RISER AND ADAPTOR OR EQUAL.
75 FS 1111111 r o 7.80 FS 4 8..17 FS N GARAGE 4 II oN .� S< O INSTALL 6" DIA. DRAIN NDS 40 W/ RISER AND ADAPTOR OR EQUAL.
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6 8.42 TG 47 INV I JI O INSTALL NEW SEWER LATERAL WITH CLEAN OUT PER CITY STANDARD PLAN STD -406-L.
8.50 FS - TT - 2 °- 1 = 7.25 INV 8.96 FS 4 ' 1 i6.26 INV _ 1 � 8.20 TG II -02% 0 O INSTALL DOWNSPOUT PER ARCHITECT PLAN.
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Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
410 LIFE WORK
LOFT
0
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CL
ARCHITECT
BRANDON
ARCHITECT
3001 RED HILL AVE
COSTA MESA
DEVELOPER:
CANNY SAIL HOUE LP
428 OLD NEWPORT BLVD
NEWPORT BEACH
ADDRESS:
410 29TH ST.
NEWPORT BEACH
CA 92663
SHEET NAME:
PRECISE
GRADING PLAN
PROJECT NUMBER:
70050
DESIGNED BY:CHECKED BY:
PLOT DATE:
02/17/2017
SHEET NUMBER:
C-2
140
147
Attachment No. PC 7
Tentative Tract Map
142
149
LEGAL DESCRIPTION: SHEET 1 OF 1
THE LAND REFERRED TO HEREIN BELOW IS / TENTATIVE TRACT
SITUATED IN THE COUNTY OF ORANGE, STATE ,�/
OF CALIFORNIA, AND DESCRIBED AS FOLLOWS: MAP NO. 18108
LOTS 17,18 AND 19 IN BLOCK 225 OF THE FEBRUARY 2017
LANCASTER'S ADDITION TO NEWPORT BEACH, /
IN THE CITY OF NEWPORT BEACH, AS SHOWN%l/�J SITE ADDRESS
ON A MAP RECORDED IN BOOK 5, PAGE 14 OF 410 29TH STREET
MISCELLANEOUS MAPS, IN THE OFFICE OF THE NEWPORT BEACH, CA 92663
COUNTY RECORDER OF SAID COUNTY. (APN: 047-052-01)
OWNER/DEVELOPER: SCALE = 1" = 20' LOTS 17,18 & 19, BLOCK 225
CANNERY SAIL HOUSE, LP LANCASTER'S ADDITION TO NEWPORT BEACH
6.83 �(s.s7)rc \a M.M. 5/14
R dQ FI aTf.
6.9 S
-
.� �'R�. CURVE DATA TABLE
FS (7.07)TC 7.22 ° SFT (7.01) # DELTA RADIUS LENGTH
�
7.15
i viii. 6.57 FL�� Cl 51009'58" 90.00' 8.93'
,. 7 41 C2 11-3453- 10.00' 2.02'
6.93° 6.62 FL \
0 7.27 (7.16)TC�`
A N FS 9506, 6.64 FL �
EXISTINGLOT 1 \ (� 39) ° ° Ar C
BUILDING 7.29 7p
0 2,442.56 SF S 7&1 (7.07)TC
(7.04) (7.24) 10' RADIUS CORNER CUT-OFF 6.51 FL rt :IU
P F DEDICATED TO THE CITY OF NEWPORT _ Ja
BEACH FOR STREET PURPOSES. Cl ^'
Lu
-- 0-
J M N62°5420 E 89.74' C2 C-4
LOT 2
o N 7.31) EXISTING 7.42 °
7'09 ZS 5,243.76 SF BUILDING FF
EP N cNQ U�
Irv. U
(7.64) m N a
o _h 7.34 AC O m M
FS 7.71 _ ❑O
7.11 " F (7.60) 7.19
EP (8.00) AC FS
NG7.23
736FS a
NG (7.55) r\ 6.37
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(7.20)U. FS (8.06) (7.76) FS (6`97)
:. .
(7.22) N62.5646E 89.95'
EP (3.42) BUILDING AC 02) (7.93 (7.10)
6.41
STATEMENT OF PURPOSE:
REPARED BY: ��w per`"""'��
O J
6/16/2017 °- °' No. 8516
Exp. 12/31/18
PA L D. FT, P.L.S. 8516 s
LICENS XPIRES 12/31/18 Tqr
A TRACT MAP FOR CONDOMINIUM PURPOSES, BEING
SIX CONDOMINIUMS (TWO COMMERCIAL AND FOUR
RESIDENTIAL) OVER TWO LOTS.
LAND SUIMMY
E:.
HUNTINGTON BEACH, CALIFORNIA 92646
PHONE:(714)488-5006 FAX:(714)333-4440
APEXLSINCOQ GMAIL.CqF0
Attachment No. PC 8
Project Plans
151
152
SHEET#
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Planning Commission Public Hearing
(PA2017-059)
July 20, 2017
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Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
Project Site
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Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
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Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
Ullman Sails Lofts Mixed -Use and Resident i -059)
29ryST Site Plan
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Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
I �.oastal Development Permit
■ Land Use -Development complies with GP land use
and FAR limitations (MU -H4 and MU-CV/15TH ST)
Hazards — New development will be constructed
to 9.o -foot finished floor elevation and designed
to address liquefaction
Water Quality —A preliminary WQMP has been
prepared and reviewed by the City's Engineer
Geologist
■ Public Access —Does not interfere with the
public's right to access the shoreline.
07/20/2017 Community Development Department - Planning Division 9
Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
Ullman Sails Lofts Mixed -Use and Resident i -059)
_ 29ryST Site Plan
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Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
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Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
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— Street Parking Meters
Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
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Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
c DPvP1nnment ReviF
Required for mixed-use projects with 1-4
dwelling units and up to 9,999 -sq -ft of
nonresidential floor area
Land Use/Zoning-MU-H4 and MU-CV/1.5T" St
Bulk/scale/aesthetic treatment
Pedestrian and vehicle access
Landscape and open space areas
Public view protection
07/20/2017 Community Development Department - Planning Division 14
Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
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Community Development Department - Planning Division
15
Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
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07/20/2017 Community Development Department - Planning Division
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07/20/2017 Community Development Department - Planning Division
Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
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N62.56'46 -E 89.95' — + I 18
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07/20/2017
93
4
7.
(7.22)
Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
?gay M.M. 5/14
6.97 TC
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7.22 \ CURVE DATA TABLE
7.07 ?C ' �` 7.01 # DELTA RADIUS LEN
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BUILDING LOT 1 7.29 1p, ° AC
2,442 56 SIF (7.07)TC
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7 24 10' RADIUS CORNER CUT-OFF
DEDICATED TO THE CITY OF NEWPORT
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LOT 2 7,42
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Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
-059)
QA Review
The project is categorically exempt under
Section 15332, of the California Environmental
Quality Act (CEQA) Guidelines - Class 32 (Infill).
The proposed project involves the development
of a new mixed-use and 3 -dwelling unit
residential structure located in a developed area
that is adequately served by existing
infrastructure, which is within the thresholds
identified in CEQA Guidelines Section 15332.
07/20/2017 Community Development Department - Planning Division 21
Planning Commission - July 20, 2017
Item No. 3a Additional Materials Presented at Meeting
For more information contact:
Makana Nova
949-644-3249
m nova 0 newportbeachca.gov
www.newportbeachca.gov