HomeMy WebLinkAbout20190228_Staff Report03/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 28, 2019 Agenda Item No. 9
SUBJECT: Ataii Residence (PA2018-248) Coastal Development Permit No. CD2018-104
SITE LOCATION: 914 East Ocean Front, Units A, B and C
APPLICANT: R.A. Jeheber Residential Design, Inc.
OWNER: Ocean Properties Rentals, LLC
PLANNER: Liz Westmoreland, Assistant Planner 949-644-3234, lwestmoreland@newportbeachca.gov
LAND USE AND ZONING
General Plan: RT (Two-Unit Residential)
Zoning District : R-2 (Two-Unit Residential)
Coastal Land Use Category: RT-D (Two-Unit Residential – 20.0-29.9 DU/AC)
Coastal Zoning District: R-2 (Two-Unit Residential)
PROJECT SUMMARY
The applicant proposes to demolish an existing residential triplex and construct a new
three-story single-family residence with an attached two-car garage totaling 3,102 square
feet. The design includes hardscape, walls, and drainage facilities. The project complies with all development standards and no deviations are requested.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the environment;
and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2018-104 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The subject property is located in the R-2 Coastal Zoning District, which provides for
single-unit and two-unit residential development and is consistent with the City’s
Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development
permit is required and the property is not eligible for a waiver for de minimis
development because the property is located in the Coastal Commission AppealArea.
In 2015, the subject property dedicated 15 feet of their property to the City for the
purpose of constructing an alley at the rear of the site. Several other properties alongthis stretch have also provided dedications to allow a complete alley between A and
B Streets to be constructed in the future. Specifically, the adjacent property between
the subject site and the existing improved alley (912 East Ocean Front) provided an
alley dedication in 2013. However, the subject site is still inaccessible from the alleydue to the existing structure in the alley dedication area. Nonetheless, in anticipationof planned alley access in the future, the project’s garage has been designed and
sited to comply with the expected alley design. The Public Works Department has
reviewed the preliminary garage design and found it acceptable.
The neighborhood is predominantly developed with two story, single-family and two-
unit residences. There are scattered three-story residences as well. The proposed
design, bulk, and scale of the development is consistent with the existing
neighborhood pattern of development.
The proposed single-family dwelling and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 6 feet 9-14 feet
Sides 3 feet 3 feet
Rear 0 feet 0-2 feet
Allowable Floor Area (max.) 3,338 square feet 3,102 square feet
Allowable 3rd Floor Area (max.) 334 square feet 334 square feet
Open Space (min.) 250 square feet 259 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof
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Hazards
A Coastal Hazards Report and Sea Level Rise Analysis was prepared by
GeoSoils, Inc., dated February 14, 2019 for the project. The report concludes that the proposed project is reasonably safe from shoreline erosion due to the lack of
wave or wakes that can erode sand from the beach. The report also concludes
that the project will be reasonably safe from future sea level rise assuming an
increase up to 10.1 feet North American Vertical Datum of 1988 (NAVD88), the
likely range for sea level rise over 75-year design life of the structure based on low-risk aversion estimates for sea level rise provided by the State of California,
Sea Level Rise Guidance: 2018 Update. The finished floor elevation of the first
floor of the proposed structure is 12.5 feet (NAVD88), which complies with the
minimum 9.0-foot (NAVD88) elevation standard for new structures and exceeds
the minimum requirements for sea level rise (10.1 feet NAVD88).
Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv),
the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g.,
waves, erosion, and sea level rise). The property owner will also be required to
acknowledge any hazards present at the site and unconditionally waive any claim to
damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building permit issuance.
Water Quality
The project design addresses water quality with a construction erosion control plan and a post-construction drainage system that includes drainage and percolation
features designed to retain dry weather run-off and minor rain event run-off on-site.
Any water not retained on-site is directed to the City’s storm drain system.
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Public Access
The project site is located between the nearest public road and the sea or shoreline.
NBMC Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact, and be
proportional to the impact. In this case, the project replaces an existing legal non-
conforming triplex located on a standard R-2 lot with a new single-family residence.
Therefore, the project does not involve a change in land use, density or intensity that
will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so
as not to block or impede existing public access opportunities.
Vertical access to the beach is available near the site along A and B streets. Lateral access is available on the beach and the boardwalk adjacent to the site on East
Ocean Front.
During construction, any construction personnel will be required to utilize private property for staging and no materials can be stored off-site in the public right-of-way
(including the boardwalk). The project does not include any features that would
obstruct access along these routes. To ensure there are no impacts to public access,
the project has been conditioned to require the submission of a construction
management plan, reviewed and approved by the Public Works Department, demonstrating the applicant will have sufficient and guaranteed access to the site
through private property. Said plan shall also include any areas necessary for storage
of construction equipment and materials.
The project site is located adjacent to and immediately south of Peninsula Park,
which is a designated public viewpoint in the Coastal Land Use Plan and offers public
views of the beach and the ocean.
Site evaluation (per Section 21.30.100 of the NBMC) revealed that the proposed
three-story design is consistent with the existing neighborhood pattern of
development for one- and two-unit dwellings, and will not affect the existing views
afforded from Peninsula Park. The project will replace an existing nonconforming
triplex with a new single-family home that complies with all applicable development standards, including the third-floor design requirements that restrict square footage
on the third floor in terms of size and location. There are no views currently through
the project site, as it is developed with an existing two-story triplex. The public
viewpoint is intended to provide views of the ocean and beach.
Opportunities to enhance the visual quality of the coastal zone were also reviewed.
The front of the proposed residence, which is visible from the boardwalk and
Peninsula Park, will contain substantial architectural treatment and visual interest, in
keeping with the design guidelines of the Zoning Code. The new structure would
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comply with required setbacks, and provide an additional setback along the front of
the property beyond what is required by code. The design includes modulation of
volume throughout the structure and low walls that prevent the appearance of the
site being walled off from the park and streets. Lastly, the project would not utilize the maximum square footage allowed for the Zoning District. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in
significant adverse impacts to existing public views.
ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one single-family residence and the construction of a new 3,102-square-
foot single-family residence.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal Program
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
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Prepared by:
______________________________
Liz Westmoreland, Assistant Planner
JM/law Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2018-104 TO DEMOLISH AN
EXISTING RESIDENTIAL TRIPLEX AND CONSTRUCT A NEW
THREE-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED TWO-CAR GARAGE LOCATED AT 914 EAST OCEAN FRONT, UNITS A, B AND C (PA2018-248)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS: SECTION 1. STATEMENT OF FACTS.
1. An application was filed by R.A. Jeheber Residential Design, Inc., with respect to property
located at 914 East Ocean Front, Units A, B and C, requesting approval of a coastal
development permit.
2. The lot at 914 East Ocean Front is legally described as Lot 22 in Block 14 of Balboa Tract
(excepting alley dedication).
3. The applicant proposes to demolish an existing residential triplex and construct a new three-story single-family residence with attached two-car garage totaling 3,102 square feet.
The design includes hardscape, walls, and drainage facilities. The project complies with all
development standards and no deviations are requested.
4. The subject property is designated RT (Two-Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two-Unit Residential) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RT-D (Two-Unit Residential – 20.0-29.9 DU/AC) and it is located within the R-
2 (Two-Unit Residential) Coastal Zoning District.
6. On February 8, 2019, the Community Development Director approved Staff Approval No.
SA2019-002 (PA2019-018) finding the demolition of three residential units is in compliance
with the Zoning Code Chapter 20.34 and Local Coastal Program Implementation Plan
Chapter 21.34 (Conversion or Demolition of Affordable Housing). The staff approval concluded that there will be no conversion of residential to nonresidential uses, and none
of the units are and/or were occupied by low- and moderate-income families or persons.
7. A public hearing was held on February 28, 2019, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
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1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 13503, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the
environment.
2. Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the demolition of residential triplex and the construction of a new 2,618-square-foot single-
family residence and attached 484-square-foot 2-car garage.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015(F) (Coastal Development Permits, Findings and
Decision) of the Newport Beach Municipal Code (NBMC), the following findings and facts in
support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 3,338 square feet and the proposed floor area
is 3,102 square feet.
b. The proposed development provides the minimum required setbacks, which are 6
feet along the front property line abutting East Ocean Front, 3 feet along each side property line and 0 feet along the rear property line abutting the alley. Portions of
the existing residence that currently encroach approximately 13 feet into the alley
dedication area at the rear will be demolished and the structure will be modified for
conformance with the current property lines.
c. The highest guardrail is less than 24 feet from established grade (12.25 feet North
American Vertical Datum of 1988 [NAVD88]) and the highest ridge is no more than
29 feet from established grade, which comply with the maximum height
requirements.
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d. The project includes garage parking for a total of two vehicles, complying with the
minimum two-car garage parking requirement for single-family residences with less
than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with two story, single-family and two-unit
residences. There are scattered three-story residences as well. The proposed design,
bulk, and scale of the development is consistent with the existing neighborhood pattern
of development.
3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc.,
dated February 14, 2019 for the project. The report concludes that the proposed project
is reasonably safe from the shoreline erosion due to lack of wave or wakes that can
erode sand from the beach. The report also concludes that the project will be reasonably safe from future sea level rise assuming an increase up to 10.1 feet NAVD88 (the likely
range for sea level rise over 75-year design life of the structure based on low risk
aversion estimates for sea level rise provided by the State of California, Sea Level Rise
Guidance: 2018 Update). The finished floor elevation of the first floor of the proposed
structure is 12.5 feet (NAVD88), which complies with the minimum 9.0-foot (NAVD88) elevation standard for new structures and exceeds the minimum requirements for sea
level rise (10.1 feet NAVD88).
4. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to
enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction
by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also
be required to acknowledge any hazards present at the site and unconditionally waive any
claim to damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction.
5. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
6. The property is located adjacent to Peninsula Park and the beach. The subject site is
approximately 560 feet from the ocean. A Construction Erosion Control Plan was provided
to implement temporary Best Management Practices (BMPs) during construction to
minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters
derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post-construction drainage system that includes drainage
and percolation features designed to retain dry weather and minor rain event run-off on-
site. Any water not retained on-site is directed to the City’s storm drain system.
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7. Proposed landscaping complies with NBMC Section 21.30.075. A condition of approval
is included that requires drought-tolerant species. Prior to issuance of building permits,
the final landscape plans will be reviewed to verify invasive species are not planted.
8. In 2015, the subject property dedicated 15 feet of their property to the City for the purpose
of constructing an alley at the rear of the site. Several other properties along this stretch
have also provided dedications to allow a complete alley between A and B Streets to be
constructed in the future. Specifically, the adjacent property between the subject site and the existing improved alley (912 East Ocean Front) provided an alley dedication in 2013.
However, the subject site is still inaccessible from the alley due to the existing structure in
the alley dedication area. Nonetheless, in anticipation of planned alley access in the future,
the project’s garage has been designed and sited to comply with the expected alley design.
The Public Works Department has reviewed the preliminary garage design and found it acceptable.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline.
NBMC Section 21.30A.040 requires that the provision of public access bear a
reasonable relationship between the requirement and the project’s impact, and be
proportional to the impact. In this case, the project replaces an existing legal non-
conforming triplex located on a standard R-2 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that
will result in increased demand on public access and recreation opportunities.
Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so
as not to block or impede existing public access opportunities.
2. Vertical access to the beach is available near the site along A and B streets. Lateral
access is available on the beach and the boardwalk adjacent to the site on East
Ocean Front.
3. During construction, any construction personnel will be required to utilize private property for staging and no materials can be stored off-site in the public right-of-way
(including the boardwalk). The project does not include any features that would obstruct
access along these routes. To ensure there are no impacts to public access, the project
has been conditioned to require the submission of a construction management plan,
reviewed and approved by the Public Works Department, demonstrating the applicant will have sufficient and guaranteed access to the site through private property. Said
plan shall also include any areas necessary for storage of construction equipment and
materials.
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4. The project site is located adjacent to and immediately south of Peninsula Park, which
is a designated public viewpoint in the Coastal Land Use Plan and offers public views
of the beach and the ocean.
5. Site evaluation (per Section 21.30.100 of the NBMC) revealed that the proposed three-
story design is consistent with the existing neighborhood pattern of development for
one- and two-unit dwellings, and will not affect the existing views afforded from
Peninsula Park. The project will replace an existing nonconforming triplex with a new single-family home that complies with all applicable development standards, including
the third floor design requirements that restrict square footage on the third floor in terms
of size and location. There are no views currently through the project site, as it is
developed with an existing two-story triplex. The public viewpoint is intended to
provide views of the ocean and beach.
6. Opportunities to enhance the visual quality of the coastal zone were also reviewed.
The front of the proposed residence, which is visible from the boardwalk and
Peninsula Park, will contain substantial architectural treatment and visual interest, in
keeping with the design guidelines of the Zoning Code. The new structure would comply with required setbacks, and provide an additional setback along the front of
the property beyond what is required by code. The design includes modulation of
volume throughout the structure and low walls that prevent the appearance of the
site being walled off from the park and streets. Lastly, the project would not utilize
the maximum square footage allowed for the Zoning District. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result
in significant adverse impacts to existing public views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-104, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Program Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with
Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 28TH DAY OF FEBRUARY, 2019.
_____________________________________
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Patrick J. Alford, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
3. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City’s approval of
development. The letter shall be scanned into the plan set prior to building permit issuance.
4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, the beach,
wetlands or their buffers. No demolition or construction materials shall be stored on the
boardwalk area or other public property.
5. Prior to the issuance of a building permit, the applicant shall submit a construction
management plan, reviewed and approved by the Public Works Department,
demonstrating the applicant will have sufficient and guaranteed access to the site through
private property and will not impact public access. Said plan shall also indicate areas for
the storage of construction equipment and materials.
6. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
7. This Coastal Development Permit does not authorize any development seaward of the private property.
8. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In
compliance with the (MBTA), grading, brush removal, building demolition, tree trimming,
and similar construction activities shall occur between August 16 and January 31,
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outside of the peak nesting period. If such activities must occur inside the peak nesting
season from February 1 to August 15, compliance with the following is required to
prevent the taking of Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
9. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
10. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
11. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
12. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
13. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
14. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
15. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
16. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
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operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
17. Prior to the issuance of a building permit, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
18. Prior to the issuance of a building permit, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
19. Prior to the issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
20. Prior to the issuance of a building permit, the applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include architectural
sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall
accurately depict the elements approved by this Coastal Development Permit.
21. Prior to the issuance of a building permit, the applicant shall submit a final landscape
and irrigation plan. These plans shall incorporate drought tolerant plantings, non-
invasive plant species and water efficient irrigation design. The plans shall be approved
by the Planning Division.
22. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance.
23. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
24. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
25. This Coastal Development Permit No. CD2018-104 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
16
Zoning Administrator Resolution No. 2019-###
Page 10 of 10
05-15-2018
26. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Ataii Residence including, but not limited to, Coastal Development Permit No.
CD2018-104 (PA2018-248). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
17
03/13/2018
Attachment No. ZA 2
Vicinity Map
18
03/13/2018
VICINITY MAP
Coastal Development Permit No. CD2018-104
PA2018-248
914 East Ocean Front, Units A, B and C
Subject Property
19
03/13/2018
Attachment No. ZA 3
Project Plans
20
21
11.97AT 99.64CATV9.61SMH9.49CONC9.44CONC9.8310.22CONC10.40CONC9.66FS9.37FL9.75FS9.77WM9.78WM9.589.9110.24FG9.799.849.93FG30.32EAVE34.14ROOF PEAK30.25EAVE21.11EAVE21.42EAVE30.11EAVE17.70STAIRS AP30.04EAVE12.10FS12.18FS12.1712.0411.90FS11.91FS12.0512.20FS12.16FS12.08FS15.43TW15.42TW15.15TF15.07TF15.66TF AP15.18TF16.46TW16.44TW16.44TW16.47TW16.12TW16.13TW16.13TW15.91TW12.7411.7812.6113.2712.9912.5912.97TW13.01TW12.32FS1
1
.
3
8
12.1412.1410.9010.8311.9511.6911.55WM11.55WM13.36TW12.7012.78FS12.83FS12.88FS12.92FS12.77FG12.63CONC12.61CONC12.62CONC12.59CONC12.58CONC12.56CONC12.57CONC12.57CONC12.39CONC12.21CONC12.24CONC12.31CONC13.00TW12.98TW12.5412.6812.6312.99THRESH12.99THRESH15.41TW15.41TW15.41TW16.17TW12.4512.4412.4112.2536.86EAVE16.21TW16.23TW16.19TW12.4912.5512.63FS18.10TW18.03TW18.03TW18.02TW11.59FG11.83CONC11.7712.03FS12.37STEP12.5012.4712.4829.84EAVE29.90EAVEGAS METERELECTRICALMETER9.98FSVACATION ANDABANDONMENT OF STREETRIGHT-OF-WAY PER CNBRESOLUTION NO. 2013-18PER INST. NO. 2013-12198215' ALLEYDEDICATIONPER INST. NO.2013-197558PROPERTY LINEBUILDINGENCROACHMENT15' ALLEYDEDICATIONPER INST. NO.2015-471845VACATION ANDABANDONMENT OF STREETRIGHT-OF-WAY PER CNBRESOLUTION NO. 2015-66PER INST. NO. 2015-430124PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE10.0FG11.0FG10.0FS10.0FS10.0FG10.1FSTOPOGRAPHIC SURVEY FOR
914 EAST OCEANFRONT
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18031NO.REVISIONDATESHEET NO. OF 110/30/201828052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18031 914 E Oceanfront, NB\DWG\18031.TOPO.dwg1TOPO OCEAN PROPERTIES RENTALS LLC CITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGE914 EAST OCEANFRONTLOT 22, BLOCK 14, BK 4, PG 11, MM.APN: 048-143-19TOPOGRAPHIC SURVEYTWO STORY BUILDING914 E OCEANFRONTNEWPORT BEACH, CA 92661APN: 048-143-19NO SCALEVICINITY MAPBENCHMARKDESIGNATION: NB1-4-71DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCSALUMINUM BENCHMARK DISK STAMPED "NB1-4-71",SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST.MONUMENT IS LOCATED IN THE SOUTHEASTCORNER OF THE INTERSECTION OF F STREET ANDBALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OF THECENTERLINE OF F STREET AND 27.3 FT.NORTHEASTERLY OF THE CENTERLINE OF BALBOABOULEVARD. MONUMENT IS SET LEVEL WITH THESIDEWALK.NAVD88 (FT) = 7.828 (LEVELED 2015)OCEAN PROPERTIES RENTALS LLC24881 ALICIALAGUNA HILLS, CA 92653RECORD OWNER:CALIFORNIA TITLE COMPANY28202 CABOT ROAD, SUITE 625LAGUNA NIGUEL, CA 92677949-582-8709DAVE TURNBOW, TITLE OFFICERDAVET@CALTITLE.COMORDER NO. 420-1509463-12TITLE REPORTLEGENDSITE ADDRESS: 914 E OCEANFRONTAPN: 048-143-19GENERAL PLAN LAND USE: RT TWO-UNIT RESIDENTIALZONING DISTRICT: R-2 TWO-UNIT RESIDENTIALCOASTAL ZONE: YESCABLE: SPECTRUMSANITATION DISTRICT AREA: CNBWATER DISTRICT: NBWATER METER ZONE: 1-110SITE DATA:TWO STORY BUILDING916 E OCEANFRONTNEWPORT BEACH, CA 92661APN: 048-143-18TOP OF WALLGARAGE FINISHED FLOOREDGE OF THRESHOLDTWGFFTHRESHCONCRETE PAVEMENTBUILDING WALLTOP OF CURBTCSIDE OF WALLWALLGATEGATEFENCEFENCETILETILETOP OF GRATETGBUILDINGBLDGFLOW LINEEDGE OF CONCRETEFLCONCEDGE OF PAVEMENTEGEDGE OF GRASSGRASSAERIAL TARGETATFINISHED SURFACEFSFINISHED GRADEFGFINISHED FLOORFFLANDSCAPE AREASTREET CENTERLINEBOUNDARY LINERIGHT-OF-WAYWALLBRICK PAVERSOVERHEAD WIRESPROJECT SITE914 E OCEANFRONTONE STORY BUILDING912 E OCEANFRONTNEWPORT BEACH, CA 92661APN: 048-143-2022
23
PRECISE GRADING PLAN FOROCEAN PROPERTIES RENTALS LLC
914 E. OCEANFRONT
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18031NO.REVISIONDATESHEET NO. OF 510/31/201828052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18031 914 E Oceanfront, NB\DWG\18031.GRADING.dwg OWNER:OCEAN PROPERTIES RENTALS LLC24881 ALICIA PKWYLAGUNA HILLS, CA 92653TITLE SHEETC11 NO SCALE1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.2.DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.3.SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.4.WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC.5.NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC.6.THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7.PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES.8.APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.9.CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.10.HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.11.POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS.12.FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.13.ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS.14.NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE.GENERAL NOTESVICINITY MAPCITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGEC1 TITLE SHEETC2GRADING & DRAINAGE PLANC3 EROSION CONTROL PLANC4GEOTECHNICAL NOTESC5GEOTECHNICAL NOTES (CONTD.)SHEET INDEXPRECISE GRADING PLAN1.CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.2.NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY.3.EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.4.A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.5.ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT.6.REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS.7.CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN.8.TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY.9.TOPOGRAPHIC SURVEY PREPARED BY: CIVILSCAPES ENGINEERING, 28052 CAMINOCAPISTRANO, STE 213, LAGUNA NIGUEL, CA 9267710.VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION.11.NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS.12.EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW:13.PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS.14.A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.15.AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.16.ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERINGCONTRACTOR.17.ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN 'A' LICENSEDGENERAL ENGINEERING CONTRACTOR.18.REMOVE ALL EXISTING LANDSCAPE ELEMENTS.19.REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.20.REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS.21.PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER.22.INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS.23.UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION.24.CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED.26.CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIESNOTES TO OWNER, CONTRACTOR, & ARCHITECTEARTHWORK QUANTITIES1.GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.2.FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE.3.ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.4.AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.5.FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.6.ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED.7.ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.8.THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE.9.ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING.10.THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT.11.ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.12.WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.13.THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION.14.THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING.15.NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.GRADING NOTES1.ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER.2.SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF.3.GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON.4.MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL.EROSION CONTROL NOTESISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.CC&R'STHIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECTENTITLED:GEOTECHNICAL INVESTIGATIONPROJECT No.: 20180731-1DATED:OCTOBER 31, 2018FIRM NAME: R MCCARTHY CONSULTING, INC.BY:DATE: ENGINEERING GEOLOGISTGEOTECHNICAL CERTIFICATION1.PRIOR TO PERFORMING AND WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT.2.A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR.3.AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18.4.CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY.5.ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES.PUBLIC WORKS NOTESRAW CUT 75CUBIC YARDSRAW FILL0 CUBIC YARDSOVER EXCAVATION200 CUBIC YARDSSHRINKAGE 5%±15 CUBIC YARDSNET 60 CUBIC YARDS (IMPORT)BENCHMARK914 EAST OCEANFRONT, NEWPORT BEACHCALIFORNIA 92661APN: 048-143-19WILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115will@civilscapes.comSURVEYOROCEAN PROPERTIES RENTALS LLC24881 ALICIA PARKWAYLAGUNA HILLS, CA 92653OWNERLEGAL DESCRIPTIONSITE ADDRESS:914 E. OCEANFRONT, NEWPORT BEACH, CALIFORNIA, 92661GENERAL PLAN LAND USE: RT TWO-UNIT RESIDENTIALAPN: 048-143-19FRONT SETBACK: 6-FTCOASTAL ZONE: YESCABLE: SPECTRUMSANITATION DISTRICT AREA: CNBWATER DISTRICT: NBWATER METER ZONE: 1-110SITE DATA:REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION:R MCCARTHY CONSULTING, INC.23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.629.2539info@rmccarthyconsulting.comSOILS ENGINEERARCHITECTR.A. JEHEBER RESIDENTIAL DESIGN, INC.410 32ND STREET, STE 202NEWPORT BEACH, CA 92663949.723.4393DESIGNATION: NB1-4-71DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED"NB1-4-71", SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST. MONUMENT ISLOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTION OF F STREET ANDBALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OF THE CENTERLINE OF F STREET AND27.3 FT. NORTHEASTERLY OF THE CENTERLINE OF BALBOA BOULEVARD. MONUMENTIS SET LEVEL WITH THE SIDEWALK.NAVD88 (FT) = 7.828 (LEVELED 2015)LOT 22 OF BLOCK 14, BK 4, PG 11, MM.APN:048-143-19PROJECT SITE914 E OCEANFRONTCIVIL ENGINEER/24
9.64CATV9.49CONC9.44CONC9.8310.22CONC10.40CONC9.77WM9.78WM9.589.9110.24FG9.799.849.93FG30.32EAVE21.11EAVE21.42EAVE30.04EAVE12.10FS12.18FS12.1712.0412.0512.20FS12.16FS15.42TW15.15TF15.07TF15.66TF AP15.18TF16.46TW16.44TW16.47TW16.12TW16.13TW16.13TW15.91TW12.7411.7812.61
11
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3
8
10.9010.8311.6911.55WM11.55WM12.21CONC15.41TW15.41TW16.17TW12.4512.4412.4112.2516.19TW12.4912.5512.63FS18.03TW18.03TW18.02TW11.59FG11.83CONC11.7729.84EAVERLR9.98FSVACATION ANDABANDONMENT OF STREETRIGHT-OF-WAY PER CNBRESOLUTION NO. 2013-18PER INST. NO. 2013-12198215' ALLEYDEDICATIONPER INST. NO.2013-197558PROPERTY LINEBUILDINGENCROACHMENT15' ALLEYDEDICATIONPER INST. NO.2015-471845PROPERTY LINE10.0FG11.0FG10.0FS10.0FS10.0FG(9.44)FL9.75FL123456789NEW RESIDENCEFF=12.50FF=12.50FS=12.46 FF=12.50FS=12.2510.39GFF10.22FS2"STEPGFF=10.221.0%GFF=10.42
6-1/4" STEPS(4 EACH)10.39GFF10.30FS1"STEPFS=10.18
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914 E. OCEANFRONT
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18031NO.REVISIONDATESHEET NO. OF 510/31/201828052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18031 914 E Oceanfront, NB\DWG\18031.GRADING.dwg OWNER:OCEAN PROPERTIES RENTALS LLC24881 ALICIA PKWYLAGUNA HILLS, CA 92653GRADING PLANC22 CONSTRUCTION NOTESPAVERS PER ARCHITECT'S PLAN.DRIVEWAY PER ARCHITECT'S PLAN.WALL OR FENCE PER ARCHITECT'S PLAN.ROOF DRAIN DOWNSPOUT PER ARCHITECT'S PLAN.CONSTRUCT NEW 1-INCH WATER SERVICE PER CITY OF NEWPORT BEACH STANDARD DRAWING STD-502-L;TRENCH RESURFACING PER DRAWING STD 105-L-B. METER AND SERVICE SIZE SHALL BE CONFIRMED BY MEPCONSULTANT.CONSTRUCT NEW 4-INCH SEWER LATERAL AND CLEANOUTS PER CITY OF NEWPORT BEACH STANDARDDRAWING STD-406-L WITH TRAFFIC BOX AND LID; TRENCH RESURFACING PER DRAWING STD 105-L-B.REMOVE AND REINSTALL NEW GAS SERVICE AND METER PER GAS COMPANY'S STANDARDS ANDSPECIFICATIONS.REMOVE AND REINSTALL ELECTRIC SERVICE AND METER PER ELECTRIC COMPANY'S STANDARDS ANDSPECIFICATIONS.CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLANS AND DETAIL ON SHEET C3.CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL ON SHEET C3.CONSTRUCT PORTLAND CEMENT CONCRETE ALLEY PER CITY OF NEWPORT BEACH STANDARDS STD-140-L &STD-141-L.1234567891011TOP OF WALLFINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINTLEGENDINVERTTOP OF GRATEFINISHED FLOOR ELEVATIONTWFSFLFGGBHPINVTGFFTOP OF COPING OR TOP OF CURBTCGARAGE FINISHED FLOORGFFPROPERTY LINE AND LIMIT-OF-WORKOREXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTION ANDREPORT ANY DISCREPANCIES TO CIVILSCAPESENGINEERING102.6(102.6)EXISTING GRADEEG TOP OF STEM WALLTSEXISTING SPOT ELEVATION( )PROPOSED WALLTOP OF RETAINING WALLTRWFLOWLINEALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR.***ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.***********GAS METERGMWATER METERWM25
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11
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3
8
10.9010.8311.6911.55WM11.55WM12.21CONC15.41TW15.41TW16.17TW12.4512.4412.4112.2516.19TW12.4912.5512.63FS18.03TW18.03TW18.02TW11.59FG11.83CONC11.7729.84EAVERLR9.98FS15' ALLEYDEDICATIONPER INST. NO.2015-471845PROPERTY LINE10.0FG11.0FG10.0FSFS10.0FG123456789NEW RESIDENCEFF=12.50PRECISE GRADING PLAN FOROCEAN PROPERTIES RENTALS LLC
914 E. OCEANFRONT
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18031NO.REVISIONDATESHEET NO. OF 510/31/201828052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18031 914 E Oceanfront, NB\DWG\18031.GRADING.dwg OWNER:OCEAN PROPERTIES RENTALS LLC24881 ALICIA PKWYLAGUNA HILLS, CA 92653EROSION CONTROL PLANC33 1.CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8.2.ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.3.SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND.3.APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. NOTES:SAND BAG DETAILNO SCALEAEROSION CONTROL CONSTRUCTION NOTESINSTALL SAND (OR GRAVEL) BAG BARRIER PER CASQA SE-8 AND SE-6AAAAAFINISHED SURFACEFINISHED FLOORFINISHED GRADEFINISHED FLOOR*VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BEREDUCED PROVIDED THAT WOOD FRAMING MEMBERS,INCLUDING WOOD SHEATHING, THAT REST ON EXTERIORFOUNDATION WALLS ARE MADE OF NATURAL DURABLE ORPRESERVATIVE-TREATED WOOD IN ACCORDANCE WITHCODE. CONTRACTOR SHALL NOTIFY CIVILSCAPESENGINEERING IF THERE ARE ANY CONFLICTS** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER2016 CRC SECTION R401.3. CONTRACTOR SHALL NOTIFYCIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS.****106" MIN. WIDE PEDESTRAIN SAFE FRAME &GRATE 3/8" SLOT OPENING.EAST JORDANIRON WORKS OR EQUAL(800)874-4100#4 REBAR TOP & BOTTOMDIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USEFRAME AS A FORMCRUSHED ROCK W/FILTER CLOTHFILL THIS PORTION WITH CRUSHED ROCKAFTER POURING GRATE SUPPORT CURBELEVATIONSECTION E-EPLAN VIEWGRATEEEa- Dig a 24" wide x 18" minimum depth trenchb- Place filter cloth in the trench.Lap 12" @ topc- Form bottom of the trench with crushed rock.d- Form and pour perimeter concrete curbe- Fill the rest of the trench with crushed rock to 4" from top of trenchDETAIL EBOTTOMLESS TRENCH DRAINNO SCALEP/LFINISHED FLOOR/ADJACENT GRADE DETAILNO SCALEFINISHED SURFACEFINISHED FLOORFINISHED GRADEFINISHED FLOOR****CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUMSEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACEPER 2016 CRC SECTION R317.1. FOUNDATIONS WITH STEM WALLSSHALL HAVE ONE NO. 4 BAR WITHIN 12 INCHES FROM TOP OF WALLAND ONE NO. 4 BAR LOCATED 3 TO 4 INCHES FROM BOTTOM OFFOOTING (MINIMUM) PER 2016 CRC SECTION R403.1.3.1. REFER TOSTRUCTURAL DRAWINGS FOR DETAILS.*********VERTICAL DISTANCE PER 2016 CRC SECTION R317.1 MAY BE REDUCEDPROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOODSHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS AREMADE OF NATURAL DURABLE OR PRESERVATIVE-TREATED WOOD INACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFYCIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS*** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2016 CRCSECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPESENGINEERING IF THERE ARE ANY CONFLICTS.26
PRECISE GRADING PLAN FOROCEAN PROPERTIES RENTALS LLC
914 E. OCEANFRONT
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18031NO.REVISIONDATESHEET NO. OF 510/31/201828052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18031 914 E Oceanfront, NB\DWG\18031.GRADING.dwg OWNER:OCEAN PROPERTIES RENTALS LLC24881 ALICIA PKWYLAGUNA HILLS, CA 92653GEOTECHNICAL NOTESC4427
PRECISE GRADING PLAN FOROCEAN PROPERTIES RENTALS LLC
914 E. OCEANFRONT
NEWPORT BEACH, CA 92661JOB NO.DATESHEET NO.REVISIONS18031NO.REVISIONDATESHEET NO. OF 510/31/201828052 CAMINO CAPISTRANO, STE 213
LAGUNA NIGUEL, CA 92677
949.464.8115 info@civilscapes.com
G:\Projects\18031 914 E Oceanfront, NB\DWG\18031.GRADING.dwg OWNER:OCEAN PROPERTIES RENTALS LLC24881 ALICIA PKWYLAGUNA HILLS, CA 92653GEOTECHNICAL NOTES (CONTD.)C5528
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From:Westmoreland, Liz
To:"poppysplace910@gmail.com"
Subject:RE: Ataii Public hearing February 28th
Date:Thursday, February 28, 2019 8:12:27 AM
Attachments:image002.png
image006.png
Hi Kelly,
Thank you for reaching out regarding your concerns. I am not sure if you are planning to attend the
hearing today, so I wanted to make sure you received a response.
Currently, the City’s Municipal Code only limits hours and days of the week that construction can
occur on a property. I have included the code section below for your convenience. I understand
your concerns regarding the boardwalk in the front of the property. The resolution for the project
includes a condition for a construction management plan for the City to review prior to construction.
The City would verify that their plan does not include any access or materials storage through public
property such as the boardwalk.
Please let me know if you have any further questions or concerns.
10.28.040 Construction Activity—Noise Regulations.
A. Weekdays and Saturdays. No person shall, while engaged in construction, remodeling, digging,
grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment
or machine in a manner which produces loud noise that disturbs, or could disturb, a person of normal
sensitivity who works or resides in the vicinity, on any weekday except between the hours of seven a.m.
and six-thirty p.m., nor on any Saturday except between the hours of eight a.m. and six p.m.
B. Sundays and Holidays. No person shall, while engaged in construction, remodeling, digging, grading,
demolition, painting, plastering or any other related building activity, operate any tool, equipment or
machine in a manner which produces loud noise that disturbs, or could disturb, a person of normal
sensitivity who works or resides in the vicinity, on any Sunday or any federal holiday.
Best Regards,
LIZ WESTMORELAND
Community Development Department
Assistant Planner
lwestmoreland@newportbeachca.gov
949-644-3234
CITY OF NEWPORT BEACH
100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 | newportbeachca.gov
From: Kelly O’Neill <poppysplace910@gmail.com>
Sent: Wednesday, February 27, 2019 11:04 AM
Zoning Administrator - February 28, 2019
Item No. 9a - ADDITIONAL MATERIALS RECEIVED
Ataii Residence CDP (PA2018-248)
To: Westmoreland, Liz <LWestmoreland@newportbeachca.gov>
Subject: Fwd: Ataii Public hearing February 28th
Dear Ms. Westmoreland,
I forgot to request that the rebuilding process be confined between the months of Septemberthrough May. And not occur between June thru September. Many properties surrounding this
proposed new structure are short term vacation rentals and will negatively be impacted noise,dust and ongoing activity next door. Can you imagine your only yearly vacation where the
house 0-40 feet away is a cloud of dust and banging? Renters on vacation don’t deserveanything but peace and relaxation. Having banging, drilling and constant workers with
vehicles, where there is no outlet or driveway , entering on the boardwalk could cause loss ofincome to multiple surrounding properties. I rely on the rental income of my property and
cannot have cancellations. The city reeps significant city occupancy taxes during the monthsof June and September, and that could be lessened with bad reviews of the noise of the
construction. Please limit the construction time period, thank you. Sincerely, Kelly O’Neill
Sent from my iPhone
Begin forwarded message:
From: "Westmoreland, Liz" <LWestmoreland@newportbeachca.gov>Date: February 26, 2019 at 11:23:17 AM PST
To: "'poppysplace910@gmail.com'" <poppysplace910@gmail.com>Subject: RE: Ataii Public hearing February 28th
Good Morning Kelly,
Thank you for providing comments. Your comments have been included as part of the
record and forwarded to the Zoning Administrator.
Please feel free to give me a call to discuss the project if you have any outstanding
questions. For now, I would like to provide you with some general information
regarding the proposed project.
The application at hand is for a coastal development permit (CDP) for residential
demolition and construction. This CDP does not relieve the applicant of the
requirement to obtain a building permit. During the building permit process, the plans
will be reviewed by a Building Engineer to ensure that they comply with building code
requirements. The CDP is required to evaluate compliance with the City’s Local Coastal
Program Implementation Plan.
Depending on the level of excavation required (and distance to the property line), the
applicant may be required to send you a 30-day notice of intent to excavate. We
encourage you to document the existing conditions of your residence. Any potential
damage, conflicts between neighbors, etc. would be considered a civil matter.
Zoning Administrator - February 28, 2019
Item No. 9a - ADDITIONAL MATERIALS RECEIVED
Ataii Residence CDP (PA2018-248)
In terms of view protection, the City does not currently protect private views. The CDP
evaluates impacts to public views in Finding B of the Resolution.
Please let me know if you have any further questions or concerns regarding the coastal
development permit. I’m happy to discuss.
Best Regards,
LIZ WESTMORELAND
Community Development Department
Assistant Planner
lwestmoreland@newportbeachca.gov
949-644-3234
CITY OF NEWPORT BEACH
100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 | newportbeachca.gov
From: Joe Mama [mailto:poppysplace910@gmail.com]
Sent: Monday, February 25, 2019 3:01 PM
To: Westmoreland, Liz <LWestmoreland@newportbeachca.gov>
Subject: Ataii Public hearing February 28th
Ataii Residence/Ocean Properties Rentals 9PA2018-248)Coastal Permit No CD2018-104
914 East Ocean Ft, Newport Beach
Ms. Westmoreland,
I have reviewed the file on the permit application no. CD2018-104 and haveseveral concerns that I would like to bring to your attention regarding this
property.
I am the owner of the property located at 910 E Oceanfront, one house from theproposed demolition. I am concerned about the extent of the protective measures
for the neighboring properties that will occur during the grading of the proposedproperty. As you know, the recent collapse and subsequent demolition of the
historic Crab Cooker Restaurant building was a direct result of faults in thegrading procedure. As many of the older properties are built directly on sand, they
are very fragile and It should be mandatory that a shoring company completelyshore up the property on both sides of 914 E. Ocean Ft., built in 1935, before any
demolition occurs so that there is no movement of the sand foundation 912 is builton, directly adjacent to my property. If there is any ground movement of property
912 east ocean ft. built in 1930, the structural integrity of my property could alsobe compromised. All properties on the peninsula should have mandatory shoring.
Additionally, I did not read a requirement in the building permit for insurance
coverage by the contractor or engineer. Who is the financially responsible partyin the event of damage to multi million homes on each side of the proposed unit?
Insurance totaling millions should be required to satisfy potential claims offoundation degradation.
Zoning Administrator - February 28, 2019
Item No. 9a - ADDITIONAL MATERIALS RECEIVED
Ataii Residence CDP (PA2018-248)
Finally, although the property meets set back requirements as to its base, the roof
line shows it reaches 0-5 feet from the boardwalk. That will certainly block theview upstairs of 912 E. Ocean Ft and 910 E. Ocean Ft., facing east. That nine foot
roof extension will block the available light and obstruct the next door views and is unnecessary and should be decreased to the same minimum set back of six feet.
I appreciate your consideration of this matter.
Sincerely,
Kelly O’Neill
Zoning Administrator - February 28, 2019
Item No. 9a - ADDITIONAL MATERIALS RECEIVED
Ataii Residence CDP (PA2018-248)