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Home My WebLink About15_2676 Bay Shore Drive Seawall CDP_PA2021-25003/13/2018 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT December 16, 2021 Agenda Item No. 15 SUBJECT: 2676 Bay Shore Drive Seawall (PA2021-250) •Coastal Development Permit No. CD2021-065 SITE LOCATION: 2676 Bay Shore Drive APPLICANT: Skurman Architects OWNER: 8 Bayshore Partnership, LP PLANNER: David S. Lee, Associate Planner 949-644-3225, dlee@newportbeachca.gov LAND USE AND ZONING •General Plan: RS-D (Single Unit Residential Detached) •Zoning District: R-1 (Single-Unit Residential) •Coastal Land Use Category: RSD-B (Single Unit Residential – (6.0-9.9 DU/AC) •Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A coastal development permit to raise an existing concrete seawall to a height of 10.9 feet North American Vertical Datum of 1988 (NAVD 88). The existing seawall has an elevation that varies from 7.90 to 8.28 feet NAVD 88. The applicant proposes to remove existing distressed concrete coping and construct new concrete coping with a concrete stem wall. 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 3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2021-065 (Attachment No. ZA 1). 1 2676 Bay Shore Drive Seawall (PA2021-250) Zoning Administrator, December 16, 2021 Page 2 Tmplt: 04/03/18 DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single-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 Appeal Area. • The property currently consists of one legal lot developed with an existing single-unit residence. The neighborhood is predominantly developed with two- and three- story, single-family residences with protective shoreline devices. • The proposed improvements comply with applicable residential development standards including height of accessory structures in the front setback. The proposed raised seawall is located within the required front setback area abutting the bay, which is 10 feet. The existing concrete seawall has an elevation which varies from 7.9 to 8.28 feet NAVD 88 and is proposed to be raised to 10.9 feet NAVD 88 while being adaptable to a future height of 14.4 feet NAVD 88. The proposed seawall meets the current City of Newport Beach standard of 10.9 NAVD 88. All proposed improvements comply with height requirements for accessory structures in the front setback. Hazards • According to a Coastal Hazards Report and Sea Level Rise Analysis prepared by Geosoils, Inc. dated July 15, 2021, there is an existing seawall which serves the subject property. The seawall has an elevation which varies from 7.9 to 8.28 feet (NAVD 88). The current maximum bay water elevation is 7.7 feet (NAVD 88) and may exceed the 7.90 to 8.28 feet (NAVD 88) top of bulkhead elevation for the seawall during high tide or storm events. The proposed raising of the seawall to 10.9 feet NAVD 88 is to prevent flooding into the property. The project includes reinforcing and raising the existing seawall to 10.9 feet (NAVD88) with an adaptability elevation of 14.4 feet (NAVD88). This is above the minimum required 10.9 feet (NAVD88). Flooding, wave runup, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. Flood shields (sandbags and other barriers) can be deployed across the openings to protect and prevent flooding to the structure. The report concludes that the proposed project will be reasonably safe from flooding hazards for the next 75 years. • 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 2 2676 Bay Shore Drive Seawall (PA2021-250) Zoning Administrator, December 16, 2021 Page 3 Tmplt: 04/03/18 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. Public Access and Views • 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 coastal view road that is West Coast Highway, which is located approximately 1,200 feet from the subject property. The project does not contain any unique features that could degrade the visual quality of the coastal zone. • The project site is located 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 the project’s impact, and be proportional to the impact. In this case, the project raises an existing seawall within the front setback area abutting the bay. 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. • Lateral access to the bay is available throughout various entrances from West Coast Highway. The project does not include any features that would obstruct access to the bay. 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. The Class 3 exemption includes the construction of limited numbers of new, small structures, including accessory structures. The proposed project consists of the construction of a raised concrete seawall. 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. 3 2676 Bay Shore Drive Seawall (PA2021-250) Zoning Administrator, December 16, 2021 Page 4 Tmplt: 04/03/18 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 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. Prepared by: ___________________________ David S. Lee, Associate Planner MS/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Coastal Hazards Report ZA 4 Seawall Conditions Report ZA 5 Project Plans 4 03/13/2018 Attachment No. ZA 1 Draft Resolution 5 05-14-19 RESOLUTION NO. ZA2021-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2021-065 TO RAISE AN EXISTING SEAWALL LOCATED AT 2676 BAY SHORE DRIVE (PA2021-250) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Skurman Architects, with respect to property located at 2676 Bayshore Drive, requesting approval of a coastal development permit. 2. The lot at 2676 Bay Shore Drive is legally described as Lot 54 of Tract 907. 3. The applicant proposes to raise an existing concrete seawall to a height of 10.9 feet North American Vertical Datum of 1988 (NAVD 88). The existing seawall has an elevation that varies from 7.90 to 8.28 feet NAVD 88. The applicant proposes to remove existing distressed concrete coping and construct new concrete coping with a concrete stem wall. 4. The subject property is designated Single Unit Residential Detached (RS-D) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single Unit Residential Detached (RSD-B) (6.0 – 9.9 DU/AC) and it is located within the Single-Unit Residential (R-1) Coastal Zone District. 6. A public hearing was held on December 16, 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. 2. Class 3 exempts the construction of accessory structures. The proposed project consists of the construction of a raised concrete seawall. 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 6 Zoning Administrator Resolution No. ZA2021-### Page 2 of 7 07-02-19 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 Newport Beach Municipal Code, 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 improvements comply with applicable residential development standards including height of accessory structures in the front setback. The proposed raised seawall is located within the required front setback area abutting the bay, which is 10 feet. The existing concrete seawall has an elevation which varies from 7.9 to 8.28 feet NAVD 88, is proposed to be raised to 10.9 feet NAVD 88 while being adaptable to a future height of 14.4 feet NAVD 88. The proposed seawall meets the current City of Newport Beach standard of 10.9 NAVD 88. All proposed improvements comply with height requirements for accessory structures in the front setback. 2. The neighborhood is predominantly developed with two- and three-story, single-family residences with protective shoreline devices. The proposed raised bulkhead is consistent with the existing neighborhood pattern of development. 3. According to a Coastal Hazards Report and Sea Level Rise Analysis prepared by Geosoils, Inc. dated July 15, 2021, there is an existing seawall which serves the subject property. The seawall has an elevation which varies from 7.9 to 8.28 feet (NAVD 88). The current maximum bay water elevation is 7.7 feet (NAVD 88) and may exceed the 7.90 to 8.28 feet (NAVD 88) top of bulkhead elevation for the seawall during high tide or storm events. The proposed raising of the seawall to 10.9 feet NAVD 88 is to prevent flooding into the property. The project includes reinforcing and raising the existing seawall to 10.9 feet (NAVD 88) with an adaptability elevation of 14.4 feet (NAVD88). This is above the minimum required 10.9 feet (NAVD 88). Flooding, wave runup, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. Flood shields (sandbags and other barriers) can be deployed across the openings to protect and prevent flooding to the structure. The report concludes that the proposed project will be reasonably safe from flooding hazards for the next 75 years. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically 7 Zoning Administrator Resolution No. ZA2021-### Page 3 of 7 07-02-19 addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. 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 coastal view road that is West Coast Highway, which is located approximately 1,200 feet from the subject property. The project does not contain any unique features that could degrade the visual quality of the coastal zone. 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. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact, and be proportional to the impact. In this case, the project raises an existing seawall within the front setback area abutting the bay. 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. Lateral access to the bay is available throughout various entrances from West Coast Highway. The project does not include any features that would obstruct access to the bay. 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 (“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. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2021-065, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local 8 Zoning Administrator Resolution No. ZA2021-### Page 4 of 7 07-02-19 Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the 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 16TH DAY OF DECEMBER, 2021. _____________________________ Jaime Murillo, Zoning Administrator 9 Zoning Administrator Resolution No. ZA2021-### Page 5 of 7 07-02-19 EXHIBIT “A” CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The existing seawall shall be reinforced and capped to 10.9 feet (NAVD 88) minimum in accordance with the recommendations provided in the report prepared by Geosoils, Inc. on July 15, 2021 and as identified in the approved plans. 3. The alterations to the seawall shall allow for a future increase in height without further seaward encroachment. 4. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 5. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. This letter shall be scanned into the plan set prior to building permit issuance. 6. 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. 7. Demolition beyond the approved scope of work requires planning division approval prior to commencement of work. Approval of revisions to project plans are not guaranteed. Any changes in the current scope of work may require the entire structure to be demolished and redeveloped in conformance with the current Zoning Code Development Standards. 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 10 Zoning Administrator Resolution No. ZA2021-### Page 6 of 7 07-02-19 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. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 15. This Coastal Development Permit does not authorize any development seaward of the private property. 16. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 11 Zoning Administrator Resolution No. ZA2021-### Page 7 of 7 07-02-19 17. 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. 18. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 19. Prior to 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 building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 21. 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. 22. This Coastal Development Permit No. CD2021-065 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. 23. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of 2676 Bay Shore Drive Seawall including, but not limited to, Coastal Development Permit No. CD2021-065 (PA2021-250). 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. 12 03/13/2018 Attachment No. ZA 2 Vicinity Map 13 03/13/2018 VICINITY MAP Coastal Development Permit No. CD2021-065 PA2021-250 2676 Bay Shore Drive Subject Property 14 03/13/2018 Attachment No. ZA 3 Coastal Hazards Report 15 • Geotechnical • Geologic• Coastal • Environmental 5741 Palmer Way • Carlsbad, California 92010 • (760) 438-3155 • FAX (760) 931-0915 • www.geosoilsinc.com July 15, 2021 Mr. Jack Langson c/o PMR Construction 2026 West Balboa Blvd. Suite D Newport Beach, CA 92663 SUBJECT: Coastal Hazard and Sea Level Rise Discussion for New Residence, 2676 Bayshore Drive, Newport Beach, Orange County, California. Dear Mr. Langson: In accordance with the request and authorization, GeoSoils, Inc. (GSI) is pleased to provide this discussion regarding the potential coastal hazards, including the impact of future sea level rise (SLR), on the proposed new residence at 2676 Bayshore Drive in Newport Beach, California. The purpose of this report is to provide the hazard information for your permit application typically requested by the City of Newport Beach and the California Coastal Commission (CCC). Our scope of work includes a review of the State of California Sea-Level Rise (SLR) Policy Guidance document (March 2018), CCC SLR Guidance (November 2018), a review of City of Newport Beach Municipal Code (NBMC) 21.30.15.E.2 and 21.30.15.E.3, a review of the proposed plans, and preparation of this letter report. INTRODUCTION The proposed project is new single-family residence and associated improvements, in the City of Newport Beach. The site is fronted by a concrete bulkhead, a boat dock, and a large navigation channel within Newport Bay. The project will include either reinforcing the existing bulkhead and raising the top of the bulkhead to elevation +10 .9 feet NAVD88, or replacement with a new bulkhead to a minimum height of 10.9 feet NAVD88. The proposed finished first floor (FF) of the residence is ~+12.4 feet NAVD88. The surface drainage flow line on Bayshore Drive is at about elevation +11.0 feet NAVD88. Figure 1, downloaded from Google Maps (Bird 's Eye View), shows the site in relation to the adjacent properties and the navigation channel. The site is currently mapped by FEMA (FIRM Panel 06059C0381 K) to be in the Shaded X Zone with no base flood elevation (BFE). The bulkhead and adjacent navigation channel are in the FEMA AE Zone with a BFE of +8 feet NAVD88. PA2021-250 16 Figure 1. Subject site, 2676 Bayshore Drive, adjacent properties, and navigation channel within Newport Bay. DATA& DATUM 2 The datum used in this report is NAVD88, which is about 2.62 feet below the mean tide level (MTL). The units of measurement in this report are feet (ft), pounds force (lbs), and seconds (sec). Site elevations were taken from a topographic map prepared by CivilScapes Engineering. Preliminary development plans were discussed with Scott Shaffer and PMR Construction. A site reconnaissance was performed on March 23, 2021. There is no beach or shoreline fronting the site. HAZARD ANALYSIS There are three different potential shoreline hazards for ocean and waterfront development: shoreline movemenUerosion, waves and wave runup, and flooding. For ease of review, each of these hazards will be analyzed and discussed separately, followed by a summary of the analysis including conclusions and recommendations, as necessary. Shoreline Erosion Hazard There is no actual beach or shoreline at the site proper. The elevation of the mudline at the bulkhead is below the lowest bay water elevation. PA2021-250 17 3 Waves and Wave Runup The potential surface gravity waves (ocean swell) to arrive at this site is nil. Boat wakes are the only possible waves that can reach the bulkhead fronting the site. However, boat wakes are typically small due to speed restriction within the channel. Anticipated wave runup and overlapping of the bulkhead at the site was calculated using the USACOE Automated Coastal Engineering System, ACES. ACES is an interactive computer-based design and analysis system in the field of coastal engineering. The methods to calculate wave runup and overlapping implemented within this ACES application are discussed in greater detail in the 2004 Coastal Engineering Manual. A 0.75-foot high wave was used in the ACES wave runup and overlapping analysis with a current maximum historical water level of+ 7.7 feet NAVD88 (no future SLR). This combination of wave and water level represents an approximate 100-year recurrence interval oceanographic condition under current sea level. Table I below is the computed output from the ACES program for the wave runup analysis. TABLE I AC~S i -~~~: _Sing~e Ca~e I Functional Are-a: Wave -Structure Interaction Application: Wave Runup and Overtopping on Impermeable Structures Item Incident Wave Height Hi: Wave Period T: COTAN of Nearshore Slope COT(¢): Water Depth at Structure Toe ds: COTAN of Structure Slope COT(e): Structure Heigl1t Above Toe hs: Wave Runup R: Onshore Wind Velocity U: Deepwater Wave Height H0: Relative Height ds✓H0: Wave Steepness H0/CgT"'2): Overtopp ing Coefficient o:: Overtopp ing Coefficient Qstar0: Overtopp i ng Rate Q : Unit ft sec ft ft ft ft/sec ft Ualue 0.750 3.500 20.000 7.200 0.000 8.500 0.838 8.439 0.813 8.860 0.002062 0.070000 0.070000 0.000 Smoth Slope Runup and Overtopping 2676 Bayshore Drive No SLR Bulkhead Overtopping The calculated maximum wave run up under the current 100-year recurrence interval water level conditions is about 0.84 feet above the 100-year water level or about elevation +8.5 feet NAVD88. This is currently below the proposed minimum elevation of the reconditioned or replaced bulkhead. With the proposed minimum bulkhead elevation +10.9 feet NAVD88 and SLR of 2.3 feet (+8.5 NAVD88 + 2.3 feet SLR= 10.8 NAVD88), waves/wakes will not overlop the bulkhead. Any wake/wave runup waters that reach near this elevation will have a low velocity, no energy, and no erosion capacity. It should be noted that under higher future SLR conditions the height of the bulkhead can be increased to prevent overlapping. PA2021-250 18 4 Current Flooding Hazard The National Oceanographic and Atmospheric (NOAA) National Ocean Survey tidal data station closest to the site with a long tidal record (Everest International Consultants Inc. (EICI), 2011) is located at Los Angeles Harbor (Station 94106600). The tidal datum elevations are as follows: Mean High Water Mean Tide Level (MSL) Mean Low Water NAVD88 Mean Lower Low Water 4.55 feet 2.62 feet 0.74feet 0.0 feet -0.2 feet The historical highest ocean water elevation at the Los Angeles Harbor Tide station is +7.72 feet NAVD88 on January 10, 2005. In addition, EICI reported that the elevation of 7. 71 feet NAVD88 is the 1 % water elevation. For this analysis the historical highest water elevation will be +7.7 feet NAVD88. Future Tide Levels Due to Sea Level Rise The California Coastal Commission (CCC) SLR Guidance document recommends that a project designer determine the range of SLR using the "best available science." The California Ocean Protection Council (COPC) adopted an update to the State's Sea-Level Rise Guidance in March 2018. These new estimates are based upon a 2014 report entitled "Probabilistic 21st and 22nd century sea-level projections at a global network of tide-gauge sites" (Kopp et al., 2014 ). This update included SLR estimates and probabilities for Los Angeles Harbor the closest SLR estimates to Newport Bay. These SLR likelihood estimates are provided below in Figure 2 taken from the Kopp et al., 2014 report. The report provides SLR estimates based upon various carbon emission scenarios known as a "representative concentration pathway" or RCP. Figure 2 provides the March 2018 COPC data (from the Kopp et al., 2014 report) with the latest SLR adopted estimates (in feet) and the probabilities of those estimate to meet or exceed the 1991-2009 mean, based upon the best available science. PA2021-250 19 " JO 111 <\, ' 2 l0 • 10 , 50 tow emissions 2060 ~~gh em1~1-0n1 20~0 ,0,1 rn11ss 11 20 0 "gh emlsslcr s ,070 lo~ emllllons 1080 , Hlgn emissions 2080 l,1,1 ,miss! ns 109C ~ gh em1111on1 1090 low emissions 1100 H gh emissions 1100 l< ~ eml111 ns 1110' H ~h im11s,ons ,110' ,~ •• •• r ----•-• -•~ -_, -"---.7, ... -,l,r.,. _r,.Jr-4".t.. • .,_~, 0 , -1, • .., .._ J _' •:"°: Probabi/1st1cPro}ections(mfeet)(basedonKoppetal.2014) • :, ·,,-'· 0.5%probability ■ ~~~ . . -~----- MEDIAN I LIKELY RANGE 1-IN-20 CHANCE 1-IN-200 CHANCE 50% probability sea-level rise meets or exceeds ... 661~ probability I 5% probability sea-level rise sea-level rise meets is between... or exceeds ... sea-level rise meets or exceeds ... LOW Risk Aversion Medium• High extreme Risk Aversion Risk Aversion 0.3 02 OS 06 0.7 1.0 0 5 0 4 0 7 09 l 2 17 0 7 05 10 1 2 18 26 0.8 0.5 1.1 1.4 2.2 1.0 0.7 1.3 1.7 2.5 3.7 0 9 06 1 3 1.8 29 1 2 0.8 17 2 2 3 3 50 1.0 0.6 1.6 2.1 3.6 1.5 1.0 2.2 2 8 4.3 6.4 1 2 07 1.8 2 5 45 18 1.2 27 3.4 5.3 80 l 3 0.7 2.1 3.0 5.4 2.2 l.3 3.2 4.1 6.7 9.9 l 4 0.9 22 3 1 6 0 2.3 1.6 3 3 4 3 71 11.5 5 Figure 2. Table from Kopp et al., (2014) and COPC 2018, providing current SLR estimates and probabilities for the Los Angeles Harbor tide station. This table illustrates that SLR in the year 2100 for the likely range, and considering the most onerous RCP (8.5), is 1.3 feet to 3.2 feet above the 1991-2009 mean. The City of Newport Beach currently requires the use of a lower probability SLR estimate. The design historical water elevation at the for Newport Bay is elevation + 7. 7 feet NAVD88 (1 % water elevation). Interpolating the above table, the very low probability SLR (0.5%) for the year 2096, low emissions, SLR is ~5.0 feet, and the high emissions, SLR is 6 feet. Based upon this table there is a much lower probability (0.5%) of SLR of about 6.0 feet. This SLR would account for future extreme bay water level of 13.7 feet NAVD88 (7.7 feet NAVD88 + 6 feet SLR). As stated before, the present maximum (1 %) historical water elevation at the site, including El Nino effects, is+ 7.7 feet NAVD88. Based upon the elevation of the modified or replaced bulkhead (10.9 feet NAVD88), the extreme Newport Bay water level will exceed the height of the bulkhead when SLR is 3.2 feet or greater. For the likely COPC SLR estimate range (high emissions) the site is safe from flooding until beyond the year 2090. For the 0.5% SLR case, this may occur after the year 2070. It should be noted that, if SLR is higher, flooding at the site will not occur constantly but rather only a few times a month, at the full moon and new moon, for a period of about 1 hour. With the proposed FF at elevation ~12.4 feet NAVD88, the structure will be safe from flooding from offsite sources until about the year 2085 for the 0.5% SLR. For the 5% COPC SLR estimate range (high emissions) the structure is safe from flooding until beyond the year 2110. PA2021-250 20 6 The Kopp et al. paper used 2009 to 2012 SLR modeling for the probability analysis, which means the "best available science" as determined by the CCC is almost 10 years old. The CCC SLR Guidance requires the use of the "best available science." Dr. Reinhard Flick from the Scripps Institution of Oceanography has provided information that global sea level from 1992 to 2018 has resulted in 8.32 centimeters of relatively uniform SLR in the past 26 years. This information is shown on Figure 3 taken from the CCC SLR Guidance (2015). This current measurement shows that SLR is tracking more on the intermediate SLR prediction curves, which is more like a 50% (median) probability SLR in the year 2100, as shown in Figure 3 . ..-----------------------..-2.13m(7.0fl.) 200 t-----------,--------,-, Highest• 2.0m Observed SConanos ii ~ 160 1 1.37 m (4.5 11.) E 120 tnt0<mod,...to-H19h • 1 2 m .!!, s ii 1 80 .J j ~o j lntermodia10·L<,w • 0.5 m l owest• 0.2 m J OL-----------~= 1. 3.2 rrrn/year J 8.32cm ~o +-------+-----+- 1000 I 1950 2000 a, 2050 2100 v •• , ~ :\lodified from Figure S of thl' California Coastal Commission Sea Level Rise Policy Guidance document adopted August 12. 2015. Figure 3. Current global SLR plotted on SLR prediction curves (graphic taken from TerraCosta Consulting). The recent global SLR measurement provided in Figure 3 shows that the current SLR trend, is not following the higher SLR estimate curves. It is GS l's professional opinion that the methodology and SLR estimates suggested by the CCC SLR Guidance, based upon current SLR trends, are an overestimate of SLR over the project design life of 75 years. The City of Newport Beach has recognized that in the future there will be a need to raise the elevation of the boardwalks and bulkheads around the Newport Bay. The City of Newport Beach Building Department (CNBBD) has a standard drawing, and a regional plan for rehabilitating and raising the bulkheads. Flooding from the bay and from the beach will result in flooding of the public roads in the area. Recent action by the City Council has raised the minimum bulkhead elevation for new development to be 10.9 feet NAVD88. PA2021-250 21 7 Tsunami Tsunami are waves generated by submarine earthquakes, landslides, or volcanic action. Lander, et al. (1993) discusses the frequency and magnitude of recorded or observed tsunami in the southern California area. James Houston (1980) predicts a tsunami of less than 5 feet for a 500-year recurrence interval for this area. Legg, et al. (2002) examined the potential tsunami wave runup in southern California. While this study is not specific to the site, it provides a first order analysis for the area. The Legg, et al. (2002) report determined a maximum open ocean tsunami height of less than 2 meters. The maximum tsunami runup in the Newport Beach open coast area is less than 1 meters in height. Any wave, including a tsunami, that approaches the site in will be refracted, modified, and reduced in height by the Newport jetties, and as it travels into the bay. Due to the infrequent nature and the relatively low 500-year recurrence interval tsunami wave height, and the elevation of the proposed improvements, the site is reasonably safe from tsunami hazards. It should be noted that the site is mapped within the limits of the California Office of Emergency Services tsunami innundation map, Newport Beach Quadrangle (State of California, 2009). The tsunami inundation maps are very specific as to their use. Their use is for evacuation planning only. The limitation on the use of the maps is clearly stated in the PURPOSE OF THIS MAP on every quadrangle of California coastline. In addition, the following paragraph is taken from the CalOES Local Planning Guidance on Tsunami Response concerning the use of the tsunami inundation maps. Inundation projections and resulting planning maps are to be used.for emergency planning purposes only. They are not based on a specific earthquake and tsunami. Areas actually inundated by a specific tsunami can va,y ji-0111 those predicted. The inundation maps are not a prediction of the pe,formance, in an earthquake or tsunami, of any structure within or outside of the projected inundation area. The City of Newport Beach and County of Orange have clearly marked tsunami evacuation routes for the entire Newport Beach/Bay area. CITY OF NEWPORT BEACH INFORMATION Coastal Hazards Report (NBMC 21.30.15.E.2): i. A statement of the preparer's qualifications; Mr. Skelly is Vice President and Principal Engineer for GeoSoils, Inc. (GSI). He has worked with GSI for several decades on numerous land development projects throughout California. Mr. Skelly has over 40 years experience in coastal engineering. Prior to joining the GSI team, he worked as a research engineer at the Center for Coastal Studies at Scripps Institution of Oceanography for 17 years. During his tenure at Scripps, Mr. Skelly worked on coastal erosion problems throughout the world. He has written numerous technical reports and published PA2021-250 22 8 papers on these projects. He was a co-author of a major Coast of California Storm and Tidal Wave Study report. He has extensive experience with coastal processes in southern California. Mr. Skelly also performs wave shoring and uprush analysis for coastal development, and analyzes coastal processes, wave forces, water elevation, longshore transport of sand, and coastal erosion. ii. Identification of costal hazards affecting the site; As stated in this hazard analysis, the typical coastal hazards to consider are shoreline erosion, flooding, and wave/wake impacts. There is no beach at, or near, the site. Boat wakes and wind waves are too small, even with sea level rise (SLR), to potentially flood the proposed residence provided the bulkheads in the area are maintained to mitigate SLR impacts. The City of Newport Beach has recognized that in the future there will be a need to raise the elevation of the boardwalks and bulkheads on Balboa Island (and other areas), and as such the City of Newport Beach has a standard drawing(s), and a regional plan for rehabilitating and raising the bulkheads. There is no potential coastal hazard of flooding of the development provided adaptation strategies such as waterproofing the structure to above the potential flood elevation, and increasing the height of the bulkhead are implemented, if required, in the future. iii. An analysis of the following conditions: 1. A seasonally eroded beach combined with long-term (75 year) erosion factoring in sea level rise; There is no beach at, or near, the site. 2. High tide conditions, combined with long-term (75 year) projections for sea level rise; Using the likely CCC SLR estimate over the project 75-year design life, the SLR in the year -2096 is 2.9 feet. There is a 0.5% probability that SLR could be 6 feet in the next 75 years. This is the design sea level rise range (2.9 feet to 6 feet) for the proposed project. This SLR would account for future extreme bay water level of 10.6 feet NAVD88 to 13. 7 feet NAVD88. 3. Storm waves from a one hundred year event or storm that compares to the 1982/83 El Nino event; No ocean waves can reach the site. 4. An analysis of bluff stability; a quantitative slope stability analysis that shows either that the bluff currently possesses a factor of safety against sliding of all least 1.5 under static conditions, and 1.1 under seismic (pseudostatic conditions); or the distance from the bluff edge needed to achieve these factors of safety; and PA2021-250 23 9 There is no bluff fronting the site. This condition does not occur at the site. 5. Demonstration that development will be sited such that it maintains a factor of safety against sliding of at least 1.5 under static conditions and 1.1 under seismic (pseudostatic) conditions for its economic life (generally 75 years). This generally means that the setback necessary to achieve a factor of safety of 1.5 (static) and 1.1 (pseudostatic) today must be added to the expected amount of bluff erosion over the economic life of the development (generally 75 years); There is no bluff fronting the site. There is no potential for sliding. This condition does not occur at the site. iv. On sites with an existing bulkhead, a determination as to whether the existing bulkhead can be removed and/or the existing or a replacement bulkhead is required to protect existing principal structures and adjacent development or public facilities on the site or in the surrounding areas; and There is a bulkhead on the site. It is our understanding that the project includes the raising of the bulkhead up to elevation 10.9 feet NAVD88 or replacement of the bulkhead to a minimum elevation of 10.9 feet NAVD88. Another engineering consultant, PMA Consulting Inc., has been retained for this phase of the project. v. Identification of necessary mitigation measures to address current hazardous conditions such as siting development away from hazardous areas and elevating the finished floor of structures to be at or above the base floor elevation including measures that may be required in the future to address increased erosion and flooding due to sea level rise such as waterproofing, flood shields, watertight doors, moveable floodwalls, partitions, water- resistive sealant devices, sandbagging and other similar flood-proofing techniques. The project is safe from the coastal hazard of flooding by the proposed addition to the bulkhead height (or bulkhead replacement), the finished floor elevation, and the ability to waterproof the building, if necessary. It is important to point out that SLR will not impact this area alone. It will impact all of the Newport Bay low lying areas. The public streets throughout the Newport Beach coastal area, including the Lido Island, Balboa Peninsula and Balboa Island, will flood with lower SLR well before the residence floods. It is very likely that the entire community will soon adopt some of the SLR adaptation strategies that are currently being considered by the City of Newport Beach. The City recently raised the minimum bulkhead elevation to 10.9 feet NAVD88. These strategies involve raising, or adding/replacing the bulkheads, beaches and walkways that surround the bay, and waterproofing of residences. These are a site specific adaptation strategies. PA2021-250 24 10 The project includes the raising of the height of the bulkhead or replacement of the bulkhead without any new bayward encroachment. The engineer of record for this phase of the project, PMA Consulting inc., will provide additional assessment of the bulkhead, as warranted. The following is provided as GSl's preliminary assessment of the existing bulkhead. Bulkhead condition report shall include (NBMC 21.30.15.E.3): i. A statement of the preparer's qualifications; Mr. Skelly is Vice President and Principal Engineer for GeoSoils, Inc. (GSI). He has worked with GSI for several decades on numerous land development projects throughout California. Mr. Skelly has over 40 years experience in coastal engineering. Prior to joining the GSI team, he worked as a research engineer at the Center for Coastal Studies at Scripps Institution of Oceanography for 17 years. Mr. Skelly has extensive experience in shoreline erosion, bluff erosion, soils engineering, and the design, permitting, and construction of shore protection devices. Projects include levee engineering and design in San Francisco Bay, seawall and marina engineering in Baja California Sur, coastal boardwalk design and protection in Pacifica, and seawall projects throughout southern California. ii. An analysis of the condition of any existing bulkhead including whether the top elevation meets current City standards, the conditions of the sheetpiles or panels, the condition of existing tiebacks and/or deadmen or similar, and any other relevant conditions; The bulkhead was visually inspected and is in reasonably good condition. There is some spalling of the concrete cap that does not impact the performance of the bulkhead at this time. The bulkhead, with the top at elevation -+8 feet NAVD88, does not meet the current City's top of bulkhead elevation requirement of +10.9 feet NAVD88. It should be noted that very few bulkheads in the Newport Bay area meet this newer elevation requirement. Based upon our visual observations and general knowledge of bulkhead design, ii is GSl's opinion that the bulkhead height can be increased without any bayward encroachment. However, the condition of the tieback rods that restrain the wall is unknown and should be investigated before any increase in height. Additional inspection and opinion will be provided by the bulkhead engineer, PMA Consulting Inc. (PMACI). iii. Recommendations regarding the need for repair, augmentation or replacement of the bulkhead or any parts thereof; Augmentation or replacement of the bulkhead will be necessary to meet the current City height requirement, and to protect site and general area regardless of the proposed development at the site. The increase in height or replacement of the bulkhead is an SLR adaptation strategy. Recommendations for the augmentation will be provided by the bulkhead engineer, PMACI. PA2021-250 25 11 iv. If augmentation or replacement in the existing alignment is necessary, recommendations that will avoid seaward encroachment of the bulkhead; The augmented or replacement bulkhead can be located within the current bulkhead footprint. v. If replacement is necessary and the existing bulkhead is not in alignment with adjacent bulkheads, recommended alternatives that will relocate the bulkhead in as much in alignment with adjacent bulkheads and as far landward, as possible. The site bulkhead, even with the augmentation in height or replacement, can remain aligned with the adjacent bulkheads. CONCLUSIONS • The proposed residential structure, with a FF of +12.4 feet NAVD88, is reasonably safe from the unlikely 0.5% SLR hazards until about the year 2085. The design is such that implementation of additional SLR adaptation strategies (design for future water proofing to above elevation +13. 7 feet NAVD88 and the future protection of area by adoption of a resiliency plan by the community) will not be adversely impacted by potential coastal hazards including a 6 feet sea level rise or more over the next minimum 75 years. The site will be part of a community wide response to mitigate SLR hazards. • An augmented bulkhead (or replacement bulkhead) is proposed at this time to meet the current City standard height of +10.9 feet NAVD88. This height increase can be accomplished without further bayward encroachment of the bulkhead. Plans for the increase in height have been prepared by PMACI and are provided as part of the project application package. • For the most part, in the entire Newport Beach coastal and bay areas, including the Balboa Peninsula, and other developed islands within the bay, flooding with a lower SLR is likely to occur. Such flooding will occur well before any part of the proposed residence will flood. • Provided the recommendations of this report are implemented during the project construction, no additional site specific protective devices will be necessary to protect the proposed development from any existing or anticipated future coastal hazards for the next 75 years or more. PA2021-250 26 12 RECOMMENDATIONS Based upon the analysis and discussion herein, the proposed development is reasonably safe from coastal hazards for the next 75 years including shoreline movement, waves and wave runup, and flooding with future SLR for the next 75 years. It should be noted that future flooding hazards due to SLR are shared by all development around Newport Bay. The public roads for access to the area will be impassable due to ocean flooding long before the flood water level approaches the FF elevation of the development. SLR impacts will be a regional problem and only solved by a regional management plan. The proposed City of Newport Beach bulkhead modification/replacement plan will likely mitigate any SLR impacts on the project. The proposed development will neither create nor contribute significantly to erosion, geologic instability, or destruction of the site or adjacent area. The opportunity to be of service is sincerely appreciated. If you should have any questions, please do not hesitate to contact me. Respectfully submitted, GeoSoils, Inc. David W. Skelly MS, PE RCE#47857 PA2021-250 27 13 REFERENCES Everest International Consultants, Inc., 2011, Assessment of seawall structure integrity and potential for seawall over-topping for Balboa Island and Little Balboa Island, main report, No Project No., dated April 21. Kopp, Robert E., Radley M. Horton Christopher M. Little Jerry X. Mitrovica Michael Oppenheimer D. J. Rasmussen Benjamin H. Strauss Claudia Tebaldi Radley M. Horton Christopher M. Little Jerry X. Mitrovica Michael Oppenheimer D. J. Rasmussen Benjamin H. Strauss Claudia Tebaldi "Probabilistic 21st and 22nd century sea-level projections at a global network of tide-gauge sites" First published: 13 June 2014 Newport Beach, "Waterfront Project Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities," March 23, 2021. NOAA, 2020, Web Site, Maps http://anchor.ncd.noaa.gov/states/ca.htm Tidal Datums http://www.opsd. nos. noaa .gov/cg i-bin/websql/ftp/query _new. pl State of California, County of Orange, 2009, "Tsunami Inundation Map for Emergency Planning, Newport Beach Quadrangle," 1 :24,000 scale, dated June 1. State of California Sea Level Rise Guidance 2018 Update, by Ocean Protection Council, dated in March 2018. PA2021-250 28 03/13/2018 Attachment No. ZA 4 Seawall Conditions Report 29 October 12, 2021 Chris Miller PMA CONSULTING, INC. CONSUL TING STRUCTURAL ENGINEERS 28161 Casitas Ct. PH. (714) 717-7542 Laguna Niguel, CA 92677 e-mail: consulting@pma-bg.com PMR Construction, Inc. 125 W Main Street Tustin, CA 92780 BULKHEAD CONDITIONS REPORT 8 Bayshore Partnership L.P.; Applicant 2676 Bayshore Drive City ofNewport Beach, County of Orange PMA Job #40021 Dear Mr. Miller, PMA Consulting, Inc. is pleased to provide this report in accordance with Section 21.30.15.E.3 of City ofNewpmi Beach Municipal Code. STATEMENT OF THE PREPARER'S QUALIFICATIONS Plamen Petrov, P.E., the preparer of this report, holds a Master of Science in Structural Engineering from University of Architecture, Structural Engineering & Geodesy of Sofia, Bulgaria, and is a Licensed Civil Engineer by the State of California Certificate No. C66947. For the last 21 years of his professional career, he has been actively involved in the design and entitlement of many Waterfront Developments such as custom homes, seawalls, piers, platforms, floating docks and marinas. A great number of Bulkhead Condition Reports prepared by him have been reviewed and accepted/approved by California Coastal Commission. All the above being said, Plamen Petrov, P.E. shall be considered a qualified preparer for the Bulkhead Conditions Repmi on this project. OBSERVATION A cursmy observation of the existing seawall/bulkhead was conducted by a representative of our office on Februaiy 11, 2021. Observed was the visible/exposed portion of the waterfront face of the seawall. Due to the site conditions, tie-backs were not accessible, thus not observed. FINDINGS The pre-cast jetted-in concrete panels of the seawall were found in generally good condition, without noticeable evidence of distress. Some minor cracks were observed, which is a typical condition for many of the seawalls of this vintage in the area. The cast-in-place concrete coping though was found in a poor condition with significant cracks and spalled concrete areas. PA2021-250 30 CONCLUSION Based on our site observation, we conclude that the existing seawall is required to protect the existing and future principal structure on the lot. To be able to do so, the seawall shall be repaired/reinforced/raised as reflected on the enclosed Drawings SW-0 thru SW-3. Once the seawall is reinforced in accordance with the enclosed drawings, no repair or replacement of the seawall shall be anticipated in the next 75. If during this period though, the seawall displays any sign of distress that requires immediate attention, it should be repaired or replaced at that time accordingly, without seaward encroachment from its current location. The above conclusion was prepared based on the existing conditions, proposed drawings, and within the inherent limitations of this study, in accordance with generally acceptable engineering principles and practices. We make no further warranty, either expressed or implied. PMA Consulting, Inc. appreciates the opportunity to work with you towards the successful completion of your project. Should you have any questions regarding this report, please give us a call. Respectfully submitted, Plamen Petrov, P.E. Principal Enclosures: Seawall Drawings SW-0 thru SW-3 PA2021-250 31 h f REINFORCE & RAISE THE EXISTING SEAWALL • LOCATED AT: 1 2676 BAYSHORE DRIVE f :_ ., ! NEWPORT BEACH. CA 92663 ,-::r~' STRUCTURAL GENERAL NOTES & vtCINtTY MAP 8 BAYSHORE PARTNERSHIP L.P. C/0 INVESTMENT BUILDING GROUP 5100 CAMPUS DRIVE, SUITE 300 NEWPORT BEACH, CA 92660 PHA Consullin!I, In,•, w,,,,,h.-.,Scn,,;...,n,11 ·~ ,.,,. '2111MC....,.(A..,u«°""'''""I' \".~,•-.,__-,,,;1••·,.~ r..MJ P ....... d l'tll I~ ...•. , en -4 l:J C: 0 -4 C: l:J )> r- Ci) m z m l:J )> r- z 0 -4 m en PA2021-25032 0 m > E > r r m r m < > g z < ~ ~E ~.5 ~ t~ ' ~~ m ' ;~ • r ~ ~ > ~ ---T"7 ,.....::.... ___ • . ' 0 ~ 0 0 r -> -~ < -0 . -C r • ~ -~ i , ... i i ~ I :1 ,, •I - - - § - •,~~ z -m E ! • 0 i ~ • • m i• > < ,,. ~ j: j; :~ ! i i ! ! -~~--+---f-+~,f, ____ I - 0 REINFORCE & RAISE THE EXISTING SEAWALL LOCATED AT: 2676 BAYSHORE DRIVE NEWPORT BEACH, CA 92663 SITE PLAN & ELEVATION ---:c -, -;;;, ·-:-...-;, ... ,; i" --l~ __ ,,,,.------~· ----:'~'-,. I . . 1· 1· 1·. I 1~1 .. C ~ ~ . I 1· . (t.! '> i~ ~ ~~ ,:·-:· t,· -~ ,,. cs z~ • ~~ ·I ;:: 1, 8 BAYS HORE PARTNERSHIP L.P. C/0 INVESTMENT BUILDING GROUP 5100 CAMPUS DRIVE, SUITE 300 NEWPORT BEACH, CA 92660 PMA Consalting. Inc. ""'"""""'""'""''.......,. :i,i,.,,,.. ... , •. 1..,,,.~, .... ,.,.,,..,,..,., F.\W"";",.,:.~\;!.J}:'.n~ ./ n Li [. - ' m > < ' 0 I % u 0 • m 0 ~ m ,-PA2021-25033 6 ~ m ~ 0 0 ~ '" "' 0 r .,, 0 ~ V, m r ~ 0 ~ " 8 '" m " () g "' 0 z ,1 " -" ,0 I< -1; ~ .i ::: 0 IT I () ~! < ~ 0 () ~;;:, \;' 0 Sc C ~!. " ~ r [~ :§ I m ~ ~2 0 0 ~~ " I I-' ~ ~; ~ -1 I 2S ~ r "' I -r~ a::;; 8 r1-1 f' C 0 -I '" "" I -0 I~ 0 r C ' ' '- ' < 0 REINFORCE & RAISE THE EXISTING SEAWALL . - LOCATED AT: 8 BAYSHORE PARTNERSHIP LP. 2676 BAYSHORE DRIVE C/0 INVESTMENT BUILDING GROUP NEWPORT BEACH, CA 92663 5100 CAMPUS DRIVE, SUITE 300 DETAILS NEWPORT BEACH, CA 92660 PMA Con.suiting, Inc-. '"""""""""'"'"'"''........,. 2R10,c ..... c. ... ,-~,,,,u.Am-: .... ,....~,.,,,,_,,., n, ... ..,.~,,,.,,,.-.~,, 0 ~ 0 < ~ m r m ~ ~ 0 z --> "' m n ~ 0 z ~ 0 m IS < > z m . !'~ -C '.s -II CB ! I! ~ , '-PA2021-25034 - < (/) l -, I REINFORCE & RAISE THE EXISTING SEAWALL LOCATED AT: 2676 BAYSHORE ORNE NEWPORT BEACH, CA 92663 SHORING PLAN & ELEVATION I ~ 8 BAYSHORE PARTNERSHIP L.P. CIC INVESTMENT BUILDING GROUP 5100 CAMPUS DRIVE, SUITE 300 NEWPORT BEACH, CA 92600 PHA Com1ohin11;. loir. c...ulo"'"""""""' ........ "'"''"',-;;,::,':;.:~.~~C,,'>10-,--, L!WulP.l',m-,'!,l\-l!C.~<0 PA2021-25035 03/13/2018 Attachment No. ZA 5 Project Plans 36 37 38 39 40 41 From:Jim Mosher To:CDD Subject:Comment on 12/16/2021 Zoning Administrator Item 15 Date:December 15, 2021 11:30:16 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. This item, "2676 Bay Shore Drive Seawall (PA2021-250) • Coastal Development Permit No. CD2021-065," seeks approval of work on a seawall. It seems important to note that a November 15, 2021, letter from California Coastal Commission District Supervisor Zach Rehm, which can be found on page 62 of the 67-page PDF archive for Item 4 from the November 24, 2021, meeting, suggests the City does not have the authority to approve alteration of bulkheads. I would assume that applies to seawalls, as well. Yours sincerely, Jim Mosher Zoning Administrator - December 16, 2021 Item No. 15a Additional Materials Received 2676 Bay Shore Drive Seawall CDP (PA2021-250)