HomeMy WebLinkAbout05_Cefalia Residence CDP_PA2021-087CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 14, 2021
Agenda Item No. 5
SUBJECT: Cefalia Residence (PA2021-087)
Coastal Development Permit No. CD2021-017
SITE LOCATION: 1740 East Ocean Front
APPLICANT: ROST Architects
OWNER: Jim Cefalia
PLANNER: Joselyn Perez, Assistant Planner
(949) 644-3312, jperez@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
Zoning District: R-1 (Single-Unit Residential)
Coastal Land Use Plan Category: RSD-C (Single Unit Residential Detached) - (10.0
19.9 DU/AC)
Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A request for a coastal development permit (CDP) to allow the demolition of an existing
single-family residence and the construction of a new 4,198-square-foot, two-story,
single-family residence with an attached 743-square-foot, three-car garage. The project
also includes the installation of landscaping, hardscaping, drainage, site walls, and patio
improvements. All improvements authorized by this CDP will be located on private
property. The design complies with all applicable 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) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the
environment and the exceptions to this exemption do not apply; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2021-017 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The subject property is in the R-1 Coastal Zoning District, which is intended to provide
areas appropriate for single-unit residential development and is consistent with the
, and Zoning Code. A coastal
development permit is required, and the property is not eligible for a waiver for de
minimis development because the property is located in the Coastal Commission
Appeal Area.
The property consists of one legal lot fronting a wide, sandy beach and the Pacific
Ocean beyond. The lot is rectangular in shape and slopes from the high side on the
beach down to the alley in the rear. The lot is currently developed with a single-family
residence. The residence will be demolished down to the slab and a new residence
will be built upon the existing slab.
The neighborhood is predominantly developed with two-story residences and an
occasional three-story residence as demonstrated in the oblique aerial image
provided in Attachment No. ZA 2. The proposed design, bulk, and scale of the
development is consistent with applicable development standards of the zoning
district and the expected future development of the neighborhood.
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 10 feet 10 feet
Sides 4 feet 4 feet
Rear 0 feet 1 foot, 7.125 inches
Allowable Floor Area (max.) 5,844 square feet 4,941 square feet
Open Space (min.) 438 square feet 439 square feet
Parking (min.) 3-car garage 3-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
Hazards
The project site fronts the Pacific Ocean but is separated from the shoreline by a
wide sandy beach. The site is not protected by a bulkhead or other protective device.
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A Coastal Hazards Report and Sea Level Rise Analysis was prepared by
GeoSoils, Inc., dated March 29, 2021 for the project. As an ocean front site, the
report analyzes the coastal hazards of shoreline erosion, flooding, wave runup,
and sea level rise. The report assumes an approximate 3.2-foot increase to bay
water levels from sea level rise (based on low risk aversion estimates for sea level
rise provided by the State of California, Sea Level Rise Guidance: 2018 Update)
over the next 75 years (i.e., the life of the structure). The report concludes that
given the wide nature of the beach, lack of long-term shoreline erosion, and a high
finished first floor elevation, the proposed project is reasonably safe from coastal
hazards and sea level rise. There is no anticipated need for a shore protection
device over the life of the proposed development and there are no
recommendations necessary for avoidance or minimization of coastal hazards.
The finished floor elevation of the proposed single-family residence is 17.58 feet
(NAVD88), which complies with the minimum 9.0-foot (NAVD88) elevation
standard for new structures. Impacts from sea level rise are not anticipated at this
time for the 75-year economic life of the proposed improvements.
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 final building inspection, and prior to the issuance of
building permits, respectively.
The property is 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
Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the
NBMC, a Construction Pollution Prevention Plan (CPPP) is required to implement
temporary Best Management Practices (BMPs) during construction to minimize
erosion and sedimentation and to minimize pollution of runoff and coastal waters
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derived from construction chemicals and materials. A CPPP has been provided and
construction plans and activities will be required to adhere to the CPPP.
Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC,
due to the proximity of the development to the shoreline and the development
containing more than 75 percent of impervious surface area, a preliminary Water
Quality and Hydrology Plan (WQHP) is required. The preliminary WQHP has been
polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use
of an LID approach to retain the design storm runoff volume on site, and
documentation of the expected effectiveness of the proposed BMPs. Construction
plans will be reviewed for compliance with the approved WQHP prior to building
permit issuance.
Public Access and Views
The project site is located on the Balboa Peninsula, between the nearest public road
and the sea or shoreline. Implementation Plan Section 21.30A.040 requires that the
provision of public access bear a reasonable relationship between the requirement
proportional to the impact. In this case, the project
replaces an existing single-family residence located on standard R-1 lot with a new
single-family residence. 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 coast is available on either side of the project site via the I and
L Street ends. Lateral access is provided on the beach and through the East Ocean
Front Alley. The project does not include any features that would obstruct access
along these routes.
The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest
designated coastal viewpoint is approximately 1,763 feet away from the project site,
at the West Jetty View Park and the project site is not visible from this designated
viewpoint. As a beachfront property, the front elevation of the new residence will
be visible from the sand. The building design features large glass windows on
both stories, glass guardrails, and uses modern lines and architectural treatments
which provide visual interest for views from the beach. T
with height and setback development standards will prevent new impacts to views
of the coast as the new residence will maintain a building envelope consistent with
the existing neighborhood pattern of development.
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Unpermitted development (i.e. landscaping, hardscaping, pavers, walls, irrigation,
etc.) exists se property (the
public beach). The unpermitted development is the subject of an ongoing
enforcement action by the California Coastal Commission. Condition of Approval No.
7 is included in the resolution for approval that requires the property owner to agree
to and cooperate with the City and California Coastal Commission for: 1) the removal
of any unpermitted development located seaward of the property and within the
prolongation of the side property lines of the subject property, and 2) the restoration
of the affected area consistent with a restoration plan approved by the City and
Coastal Commission.
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, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and 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 4,198-square-
foot, two-story, single-family residence with an attached 743-square-foot, three-car
garage.
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.
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
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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
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
BMZ/jp
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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05-14-19
RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2021-017 TO
DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND
CONSTRUCT A NEW TWO (2)-STORY SINGLE-FAMILY
RESIDENCE AND ATTACHED THREE (3)-CAR GARAGE
LOCATED AT 1740 EAST OCEAN FRONT (PA2021-087)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by ROST Architects (Applicant), with respect to property located
at 1740 East Ocean Front and legally described as the easterly one half of Lot 9 and a
portion of Lot 10 in Tract No. 518, requesting approval of a coastal development permit.
2. The Applicant requests a Coastal Development Permit (CDP) to allow the demolition of
an existing single-family residence and the construction of a new 4,198-square-foot, two
(2)-story, single family residence with an attached 743-square-foot, three (3)-car garage.
The project also includes the installation of landscaping, hardscaping, drainage, site
walls, and patio improvements. All improvements authorized by this CDP will be located
on private property. The design complies with all applicable development standards and
no deviations are requested.
3. The subject property is categorized RS-D (Single Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single-Unit Residential)
Zoning District.
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-C (Single Unit Residential Detached) - (10.0 19.9 DU/AC) and it is
located within the R-1 (Single-Unit Residential) Coastal Zone District.
5. A public hearing was held on October 14, 2021, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction
or Conversion of Small Structures), because it has no potential to have a significant
effect on the environment.
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2. Class 3 exempts the demolition of up to three (3) single-family residences and additions
of up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one (1) single-family residence and the construction of a new 4,198-
square-foot, two (2)-story single-family residence with an attached 743-square-foot,
three (3)-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 (Coastal Development Permits, Findings and Decision)
of the 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 5,844 square feet and the proposed floor area
is 4,941 square feet.
b. The proposed development provides the minimum required setbacks, which are 10
feet along the front property line abutting East Ocean Front, 4 feet along each side
property line and 0 feet along the rear property line abutting the alley.
c. The highest guardrail is less than 24 feet from existing grade and the highest ridge
is no more than 29 feet from existing grade, which comply with the maximum height
requirements.
d. The project includes garage parking for a total of three (3) vehicles, complying with
the minimum three (3)-car garage parking requirement for single-family residences
with more than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with two (2)-story residences and an
occasional three (3)-story, single-family residence. The proposed design, bulk, and
scale of the development is consistent with applicable development standards of the
zoning district and the expected future development of the neighborhood.
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3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc.,
dated March 29, 2021 for the project. As an ocean front site, the report analyzes the
coastal hazards of shoreline erosion, flooding, wave runup, and sea level rise. The
report assumes an approximate 3.2-foot increase to bay water levels from sea level rise
(based on low risk aversion estimates for sea level rise provided by the State of
California, Sea Level Rise Guidance: 2018 Update) over the next 75 years (i.e., the life
of the structure). The report concludes that given the wide nature of the beach, lack of
long-term shoreline erosion, and a high finished first floor elevation, the proposed project
is reasonably safe from coastal hazards and sea level rise. There is no anticipated need
for a shore protection device over the life of the proposed development and there are
no recommendations necessary for avoidance or minimization of coastal hazards.
4. The finished floor elevation of the proposed single-family residence is 17.58 feet (NAVD
88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard for new
structures. Impacts from sea level rise are not anticipated at this time for the 75-year
economic life of the proposed improvements.
5. 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 final building inspection, and prior to the issuance of building permits,
respectively.
6. The property is 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.
7. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the NBMC, 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 runoff on-site. Any water not retained
on- system.
8. Pursuant to NBMC Section 21.35.050, due to the proximity of the development to the
shoreline and the development containing more than 75 percent of impervious surface
area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has
been prepared for the project by Core Civil Engineering, Inc. The WQHP includes a
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polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an
LID approach to retain the design storm runoff volume on site, and documentation of the
expected effectiveness of the proposed BMPs.
9. Proposed landscaping complies with Implementation Plan 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
10. The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest designated
coastal viewpoint is approximately 1,763 feet away from the project site, at the West Jetty
View Park and the project site is not visible from this designated viewpoint. As a beachfront
property, the front elevation of the new residence will be visible from the sand. The
building design features large glass windows on both stories, glass guardrails, and uses
modern lines and architectural treatments which provide visual interest for views from
the beach. T
will prevent new impacts to views of the coast as the new residence will maintain a
building envelope consistent with the existing neighborhood pattern of development.
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 on the Balboa Peninsula, between the nearest public road and
the sea or shoreline. Implementation Plan Section 21.30A.040 requires that the provision
of public access bear a reasonable relationship between the requirement and th
impact, and be proportional to the impact. In this case, the project replaces an existing
single-family residence located on standard R-1 lot with a new single-family residence. 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 coast is available on either side of the project site via the I and L
Street ends. Lateral access is provided on the beach and through the East Ocean Front
Alley. The project does not include any features that would obstruct access along these
routes.
3. Unpermitted development (i.e. landscaping, hardscaping, pavers, walls, irrigation, etc.)
property (the public beach).
The unpermitted development is the subject of an ongoing enforcement action by the
California Coastal Commission. Condition of Approval No. 7 requires the property owner
to agree to and cooperate with the City and California Coastal Commission for: 1) the
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02-03-2020
removal of any unpermitted development located seaward of the property and within the
prolongation of the side property lines of the subject property, and 2) the restoration of the
affected area consistent with a restoration plan approved by the City and Coastal
Commission.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has
no potential to have a significant effect on the environment. 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.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2021-017, subjec
which is attached hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
Sections 13111 through 13120, and Section 30603 of the Coastal.
PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF OCTOBER, 2021.
_____________________________________
Jaime Murillo, Zoning Administrator
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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,
development. This 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
public property.
5. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
6. This Coastal Development Permit does not authorize any development seaward of the
private property.
7. At such time as directed by the City or the California Coastal Commission, the Applicant
shall agree to and cooperate with both agencies for: 1) the removal of any unpermitted
development located seaward of the property and within the prolongation of the side
property lines of the subject property, and 2) the restoration of the affected area consistent
with a restoration plan approved by the City and Coastal Commission.
8. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA).
In compliance with the MBTA, grading, brush removal, building demolition, tree
trimming, and similar construction activities shall occur between August 16 and January
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31, 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 building permits, 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 building permits, 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 issuance of a building permit, a copy of the Resolution, including conditions of
plans.
20. Prior to 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 issuance of building permits, the final WQMP shall be reviewed and approved
by the Building Division. Implementation shall be in compliance with the approved CPPP
and WQMP and any changes could require separate review and approval by the
Building Division.
22. Prior to the issuance of building permits, the Applicant shall submit a final landscape
and irrigation plan. These plans shall incorporate drought tolerant plantings, non-
invasive plant species and water efficient irrigation design. The plans shall be approved
by the Planning Division.
23. 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.
24. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the NBMC. The maximum
noise shall be limited to no more than depicted below for the specified time periods
unless the ambient noise level is higher:
15
Zoning Administrator Resolution No. ZA2021-###
Page 9 of 9
02-03-2020
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
25.Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, 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.
Noise-generating construction activities are not allowed on Saturdays, Sundays or
Holidays.
26. Prior to the issuance of building permit, the Applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
27. 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.
28. This Coastal Development Permit No. CD2021-017 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.
29. 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
approval of Cefalia Residence including, but not limited to, Coastal Development Permit
No. CD2021-017 (PA2021-087). 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.
16
Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Coastal Development Permit No. CD2021-017
PA2021-087
1740 East Ocean Front
Subject Property
Subject Property
18
Attachment No. ZA 3
Project Plans
19
20
21
PRECISE GRADING PLANFOROCEAN FRONT RESIDENCE1740 OCEAN FRONT E, NEWPORT BEACH, CA 92661APN-048-212-191. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIALREQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE.3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD.4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYSAND HOLIDAYS PER SECTION 10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC.6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES.8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THEGRADING OPERATION.9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDINGOFFICIAL.10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALLCONFORM WITH CHAPTER 15 OF THE NBMC.11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS.12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALLRESULT IN A "STOP WORK" ORDER.13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORMDRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE.1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITION DURING THE COURSE OF CONSTRUCTION OF THEPROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BELIMITED TO NORMAL WORKING HOURS. CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGNPROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THISPROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL.2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THESIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTEDPROJECT. THE SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS THAT COULD HAVE BEEN CORRECTED DURING THECONSTRUCTION OF THIS PROJECT, IF THE STAKING HAD BEEN DONE BY THE SURVEY CREW UNDER HIS DIRECT SUPERVISION.3. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR STRUCTURES SHOWN ON THESE PLANS ARE OBTAINED BY A SEARCH OFAVAILABLE RECORDS TO THE BEST OF OUR KNOWLEDGE. THE CONTRACTOR IS REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECTTHE UTILITIES SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS, AND IS RESPONSIBLE FOR THE PROTECTION OF,AND ANY DAMAGE TO THESE LINES OR STRUCTURES.SHEET INDEXTITLE SHEETC-1PRECISE GRADING & DRAINAGE PLANC-2SECTIONS & DETAILS C-3TOPOGRAPHIC SURVEYT-1OWNERCEFALIA1740 OCEANFRONT ENEWPORT BEACH, CA 92661ARCHITECTROST ARCHITECTS16530 BAKE PARKWAYIRVINE CA 92618PHONE: 949-545-9084SOIL ENGINEERRdM SURVEYING INC.23016 LAKE FOREST DR. #409LAGUNA HILLS, CA 92653PHONE:949-858-2924 OFFICECIVIL ENGINEERCORE CIVIL INC.23172 PLAZA POINTE DRIVE, SUITE #145LAGUNA HILLS, CA 92653PHONE: 949-954-7244BASIS OF BEARINGTHAT PORTION OF LOTS 9 AND 10 IN BLOCK C OF TRACT NO. 518, IN THE CITY OF NEWPORTBEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 17,PAGES 33 TO 36 INCLUSIVE OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTYRECORDER OF SAID COUNTY MORE PARTICULARLY DESCRIBED AS PARCEL 1 OF LOT LINEADJUSTMENT N.B.L.L.A. 94-10 RECORDED DECEMBER 1, 1994, AS INSTRUENT NO. 94-693695,OFFICIAL RECORDS.BENCH MARKBM#; NB1-4-71ELVATION : 7.83DATUM: NAVD88EARTH WORK QUANTITYCUT7C.Y.FILL47 C.Y.IMPORT40 C.Y.EXPORTN/A C.Y.OVEREXCAVATION AND RECOMPACTIONN/A C.Y.LOT SIZE:3,982 SQ-FTTOTAL IMPERVIOUS AREA:3,874 SQ-FTNOTE:QUANTITIES SHOWN HERE ON ARE FOR PERMIT AND/OR BONDING PURPOSE ONLY.SECTION 4216 / 4217 OF THE GOVERNMENT CODEREQUIRES A DIGALERT IDENTIFICATION NUMBER BEISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BEVALID. FOR YOU DIGALERT I.D. NUMBER CALLUNDERGROUND SERVICE ALERT TOLL FREE1-800-422-4133 TOW WORKING DAY BEFORE YOU DIG.1. AN AS-BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADEDGROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGEFACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADINGPLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION.2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIESOF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING ANDTHEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTENAPPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOBSPECIFICATIONS.3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THESITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONSINCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THEINTENDED USE AS AFFECTED BY GEOLOGIC FACTORS.VICINITY MAPNOT TO SCALESITEGENERAL NOTESEROSION CONTROLREQUIRED INSPECTIONSGRADING FILLS/CUTS1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE.3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TESTMETHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET INVERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TOPLACING OF THE FILL.5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED.7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILSENGINEER.8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECTEACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF,SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL INEACH RESPECTIVE CANYON.9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE.10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, ANDAPPROVED BY THESOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TOFACILITATE TESTING.11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT.12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC.13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANYSTABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THEENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST ANDSOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENTPRIOR TO CONSTRUCTION.15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TOTHE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION.16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELYFRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILSENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED.17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING.18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THEENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVEDGRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORKAND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDINGDEPARTMENT FOR APPROVAL.1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15.2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15.3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THEFIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THEWORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT.4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT.1. A PRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER,GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES.REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.2. A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB-GRADE PREPARATION FOR THE PAVING WITH THEFOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR ORTHEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.DOCUMENTATIONNOTEISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVECOVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACTYOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKDEPARTMENT.NOTICE TO CONTRACTORNOTE TO SURVEYORADDITIONAL NOTEPUBLIC WORKS NOTESURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BESUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION.SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSET BEFORE STARTING GRADING.1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND IMPROVEMENTS ON THE ADJACENT PROPERTIES AND SUBMIT RESULTS WITH AREPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING ANDWEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED.2. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURINGSHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING.3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNER BY CERTIFIED MAIL 10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATIONWORK.1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY.2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BEISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE ISDAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTINGUTILITIES 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 BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE RECONSTRUCTION WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLICWORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THE CONSTRUCTION PROJECT.A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWERCONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR.5. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN "A"LICENSED GENERAL ENGINEERING CONTRACTOR.1. SHEET PILES ARE NOT PERMITTED FOR SHORING DUE TO POTENTIAL DAMAGE TO ADJACENT PROPERTIES.2. EXCAVATIONS AND SHORING SHALL BE MADE ENTIRELY WITHIN THE PROPERTY LINES.3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATION DEEPER THAN 5' AND FOR SHORING AND/OR UNDERPINNING.4. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH AREPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING ANDWEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED.5. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONSDURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING6. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING ANY EXCAVATION WORK (CIVILCODE SECTION 832). PROOF OF CERTIFIED MAIL SHALL BE PROVIDED PRIOR TO ISSUANCE OF GRADING PERMIT.7. NON-CANTILEVERED RETAINING WALLS MUST BE SHORED UNTIL THE BRACING ELEMENT(S) IS IN PLACE.SHORING NOTESTITLE SHEETC-1SHEET NO.:APPROVED BYDATENO.REVISIONSPROJECT NO.:OWNER/SUBDIVIDER: OCEANFRONT RESIDENCE1740 OCEANFRONT ENEWPORT BEACH, CA 92661PROJECT ADDRESS211311740 OCEANFRONT ENEWPORT BEACH, CA 92661PLANS PREPARED BY:22
GARAGERESIDENCERESIDENCERESIDENCEGARAGEGARAGEL=49.55'R=8,510.00'R=8,590.00'L=50.00'15'PROPOSED RESIDENCEGARAGEAPN: 048-212-1910'FFG=12.59'FFG=12.19'16.75 FF16.53 FS16.10 FS2%2%2%2%2%2%3FF=17.58'FF=17.58'17.50 FS17.50 FS17.33 FS17.33 FS18.91 TW17.33 FS16.85 FG17.33 FS2%17.30 FS16.70 FG17.30 FS16.80 FG16.45 FS(15.95) FG12.60 FS17.07 FS16.87 FG16.90 FS16.57 FG17.23 FS16.91 FG2%2%2%2%SDSDSDSDSDSDSDSDSDSDSDSDSDSDSD16.67 FS16.67 FS16.16 FG16.53 FS16.01 FGFF=17.58'FF=17.58'16.93 TG16.22 INV116.33 TG15.85 INV15%222222%5%2%5%S=0.012%2%2%17.17 FS17.33 FS17.17 FS15.10 FS14.60 FS14.10 FS13.60 FS13.10 FS17.07 FS16.85 FG20.67 TW17.35 FS17.33 FS17.33 FSGM PROTECT IN PLACE12.41 FS22.42 TW16.14 FS20.75 TW16.13 FS18.48 TW14.00 BW15.60 FS15.58 TW12.52 FS14.99 FS14.49 FS13.99 FS13.49 FS12.99 FS15.49 FS5%2%20.75 TW15.17 BW18.48 TW18.48 TW12.48 BW16.10 FS16.23 TW15.51 BW16.23 TW13.99 BW5%16.97 FS16.34 NG16.84 FS16.17 FS16.01 FG2%2%16.90 FS16.60 FG16.65 FS16.57 FGWM PROTECTIN PLACESEWER PROTECTIN PLACE5%SD
2%216.85 TG15.72 INV716.55 TG15.64 INV716.65 FS16.25 FS16.20 FG16.04 TG15.34 INV15.98 FS12.58 TG11.83 INV6616.04 TG15.37 INV12%2%2%S=0.0116.53 FS16.14 FS16.04 FG16.11 TG15.47 INV116.00 TG16.25 INV12%17.15 TG16.40 INV15.77 INV12.04 TG11.04 INVS=0.118.00 TC17.58 FS18.00 TC17.50 FS4512.08 TG11.08 INV11.87 TG10.87 INV12.03 FSS=0.01S=0.01PLPLPLPLWATER SURFACE FF=16.06'EX. WALL TO REAMINEX. WALL TO REAMINEX. CONC. PADTO BE REMOVEDEX. WALL TO REAMINEX. SITE WALLTO BE REMOVEDEX. SITE WALLTO BE REMOVEDEX. SITE WALLTO BE REMOVEDEX. SITE WALLTO BE REMOVEDEX. SITE WALL TO BE REMOVEDEX. SITE WALL TO BE REMOVED16.83 FSDS1SDSDSDSDSDSDSD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSD16.97 FS16.34 NG16.93 TG16.02 INV12%5%16.64 FS16.34 FG5%WATER SURFACE FF=15.42'SDSDSDSDSDSDSDSDSDSDSDSDSDSD6666666EX. SITE WALL TO BE REMOVED62%11.88 TG10.88 INV12%6.4%(22.08) TW(16.21) BW(18.17) TW(15.67) BW(18.17) TW(12.75) BWDESCRIPTIONLEGENDX X(123.45)( )P.P.WMF.F.G.F.CONC.F.S.M.H.PA.C.T.G.DECKBRICKWALLFENCEMEAS. ELEVATIONSREC. BRG. & DIST.BUILDINGPROPERTY LINEPOWER POLEWATER METERFINISH FLOORGARAGE FLOORCONCRETEFINISH SURFACEMAN-HOLEPLANTERASPHALTTOP-GRATENATURAL GRADEN.G.BENCH MARKLEGENDEXISTING CONTOURPROPOSED CONTOURSPOT ELEVATIONPROPOSED ACID WASH CONCRETEPROPOSED LANDSCAPEPROPOSED CONCRETE FLOORPROPOSED STORM DRAINPROPOSED PLANTER WALLEXISTING WALLFLOW LINEPROPERTY LINE SURFACE SLOPE STORM DRAIN SLOPEPAD PROPOSED PAD ELEVATIONFS PROPOSED FINISHED SURFACEFG PROPOSED FINISHED GROUNDFF PROPOSED FINISHED FLOORINV INVERT OF PIPETG TOP OF GRATEPL PROPERTY LINETW TOP OF WALLTF TOP OF FOOTINGTRC TOP OF ROLLED CURBWS WATER SURFACE100100100FSSDX.X%S=X.XCONSTRUCTION NOTE1INSTALL 6" DIA. DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL, SEE DETAIL 1/C-3.2 INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM.3 CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL 3/C-3.4 INSTALL DOWNSPOUT PER ARCHITECTURAL PLAN, SEE DETAIL 4/C-3.5 CONSTRUCT PERFORATED DRAIN TRENCH PER DETAIL 2/C-36 CONSTRUCT NEW GARDEN WALL PER ARCHITECTURAL PLAN7 INSTALL 3" DIA DRAIN NDS 40W/RISER AND ADAPTOR OR EQUALPRECISE GRADING PLANC-2PRECISE GRADING PLANSCALE 1"= 5'NOTE:SLAB SHALL BE UNDERLAIN BY MINIMUM OF 4-IN GRADED GRAVEL OR CRUSHED STONE.TOTAL IMPERVIOUSA AREA=3,841 SQ-FTSHEET NO.:APPROVED BYDATENO.REVISIONSPROJECT NO.:OWNER/SUBDIVIDER: OCEANFRONT RESIDENCE1740 OCEANFRONT ENEWPORT BEACH, CA 92661PROJECT ADDRESS211311740 OCEANFRONT ENEWPORT BEACH, CA 92661PLANS PREPARED BY:SCALE 1"= 5'105051023
6141681012182022FF=16.752%EXIST SURFACEEXIST CONCRETE SURFACEEXIST WALLPROTECT IN PLACE2%EXIST WALLPROPOSED WALLEXIST WALL11EXCAVATION LINE101268141618FF=17.585%2%ALLEYEXIST SURFACE2022OCEANFRONTEEXIST FENCE WALLTO BE DEMOLISHED2.5%EXCAVATION LINEEXCAVATION LINE34CRUSHEDROCKDRAIN PERFORATION@ BOTTOMFILTER CLOTH LAP12" @ TOP12"18"4" CONCRETE6" TOP SOILPERFORATED DRAIN TRENCHDETAILNOT TO SCALE5ZZNOTE:a. DIG A 24" WIDE X 18" MIN. DEPTH TRENCHb. PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOPc. FILL BOTTOM OF THE TREHCH W/ 3/4" CRUSHED ROCKd. FORM AND POUR PERIMETER CONC. CURBe. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH24"18" MIN.10"6"GRATEFILL THIS PORTION WITH CRUSHEDROCK AFTER POURING GRATESUPPORT CURB#4 REBAR T&B6" MIN. WIDE PEDESTRIAN SAFEFRAME & GRATE 38" SLOTOPENING. EASE JORDAN IRONWORKS OR EQUAL800-784-4100DIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USE FRAME AS A FORM34" CRUSHED ROCKSECTION Z-ZPLANBOTTOMLESS TRENCH DRAINDETAILNOT TO SCALE3BUILDING FACE1"1"1% MIN.DOWNSPOUT PER ARCHITECT'S PLANDOWNSPOUT EXTENSIONATTACHED W/ (1) SCREWEACH SIDE"N.D.S." BLACK 4" ROUND GRATEDOWNSPOUT ADAPTER NDS 903OR PIPE INCREASER ATTACHMENTNDS 407PVC RISER (LENGTH VARIES)FINISH GRADEPVC SDR 35 OR SCHED 40DOWNSPOUTDETAILNOT TO SCALEBUILDING FACEFINISH GRADECOBBLE OR SPLASH BLOCK4TOP OF GRATEELEV. PER PLANSEE NOTES FOR GRATE TYPEFINISH GRADEADAPTOR4" PVC RISER (IF NEEDED)4" PVC SDR 35 DRAIN PIPE (TYP.)0.7' MIN.INV. PER PLAN1% MIN.4" MIN PVC MAIN W/ TEE OR WYENOTE:1. ALL FITTINGS BY: NDS, INC. (OR EQUAL) PHONE:1-800-726-19942. REFER TO GRADING PLAN FOR FINISH GRADING.3. DO NOT GLUE GRATE OR RISER TO PIPE.4. GLUE "I.P.S. WELD ON" #773 SOLVENT (MEDIUM5.1% MIN.INV. ELEV. PER PLAN4" PVCNDS 643 COUPLINGORTOP OF GRATEELEV. PER PLAN0.85'MIN.*USE 6" NDS 66 EXTENSIONS WHERENEEDEDNDS SPEED-D-BASIN NDS 101SINGLE OR NDS 201 DOUBLEOUTLET CATCH BASIN.SEE NOTES FOR GRATE TYPEFINISH GRADEINLET DRAINDETAILNOT TO SCALE1SECTIONS & DETAILSC-3SHEET NO.:APPROVED BYDATENO.REVISIONSPROJECT NO.:OWNER/SUBDIVIDER: OCEANFRONT RESIDENCE1740 OCEANFRONT ENEWPORT BEACH, CA 92661PROJECT ADDRESS211311740 OCEANFRONT ENEWPORT BEACH, CA 92661PLANS PREPARED BY:SECTION A-ASCALE 1"=5'SECTION B-BSCALE 1"=5'24
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[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Joselyn,
Attached please find 10 pictures of the subject joint wall separating our home at 1744
E Oceanfront from the 1740 parcel. it should be noted to the Zoning Administrator of
the City of Newport Beach that this is a common wall and that over the last 18 years
of our ownership we have shared with the owner of 1740 E Oceanfront landscaping
and other improvements along this joint property line. Approximately 13 years ago,
we jointly planted the olive tree at the entrance (see roots, etc. at the property line).
We further improved our portion of the joint wall with painted murals and additional
landscaping (please see a total of 10 pictures). As shown, our front door opens
several feet from this joint wall and the two palm trees and their root system are very
close to the joint wall.
Your original notice indicated that no construction was going to impact our "site wall"
yet the recently received notice refers to the installation of site walls. This new notice
has never been posted at 1740 E Oceanfront.
We are unable to be heard during the scheduled public hearing as we will be aboard
an airplane (please see our reservation confirmation attached). We are requesting
that the Zoning Administrator denies the request to, in any way, modify or destroy the
joint wall and the attendant landscaping associated with the joint property line.
Otherwise, our front door and primary access to our home will be significantly
negatively impacted with construction dirt and debris.
For the last nearly 18 years, our primary residence has been 1744 E Oceanfront and
we are generally at home. We are very disappointed that neither the applicant nor
their architect has chosen to discuss their plans which dramatically affect our joint
property. We thank you in advance for your consideration.
Sincerely,
Jim and Michele Muth
Zoning Administrator - October 14, 2021
Item No. 5a Additional Materials Received Cefalia Residence Coastal Development Permit (PA2021-087)
Zoning Administrator - October 14, 2021
Item No. 5a Additional Materials Received Cefalia Residence Coastal Development Permit (PA2021-087)
Zoning Administrator - October 14, 2021
Item No. 5a Additional Materials Received Cefalia Residence Coastal Development Permit (PA2021-087)
Zoning Administrator - October 14, 2021
Item No. 5a Additional Materials Received Cefalia Residence Coastal Development Permit (PA2021-087)
Zoning Administrator - October 14, 2021
Item No. 5a Additional Materials Received Cefalia Residence Coastal Development Permit (PA2021-087)
Zoning Administrator - October 14, 2021
Item No. 5a Additional Materials Received Cefalia Residence Coastal Development Permit (PA2021-087)
Zoning Administrator - October 14, 2021
Item No. 5a Additional Materials Received Cefalia Residence Coastal Development Permit (PA2021-087)
Zoning Administrator - October 14, 2021
Item No. 5a Additional Materials Received Cefalia Residence Coastal Development Permit (PA2021-087)