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HomeMy WebLinkAbout08_Magis TLCS, LLC Residence CDP_PA2021-274 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT January 27, 2022 Agenda Item No. 8 SUBJECT: Magis TLCS, LLC Residence (PA2021-274) ▪ Coastal Development Permit No. CD2021-057 SITE LOCATION: 1712 East Ocean Front APPLICANT: Richard Krantz Architecture OWNER: Magis TLCS, LLC 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 3,645-square-foot, three-story, single-family residence with an attached 736-square-foot, three-car garage. The project also includes the installation of landscaping, hardscaping, drainage, site walls, and patio improvements. The design complies with all applicable development standards and no deviations are requested. 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. CD2021-057 (Attachment No. ZA 1). 1 Magis TLCS, LLC Residence (PA2021-274) Zoning Administrator, January 27, 2022 Page 2 Tmplt: 07/25/19 DISCUSSION Land Use and Development Standards • The subject property is 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 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 slope of the lot is greater than 5 percent. The lot is currently developed with a single-family residence. The residence will be demolished, and a new residence will be built. • The neighborhood is predominantly developed with two-story residences and an occasional newer 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 3 feet 3 feet Rear 0 feet 0 feet Allowable Floor Area (max.) 4,736 square feet 4,247 square feet Allowable 3rd Floor Area (max.) 355 square feet 355 square feet Open Space (min.) 355 square feet 386 square feet Parking (min.) 2-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 very wide sandy beach. The site is not protected by a bulkhead or other protective device. 2 Magis TLCS, LLC Residence (PA2021-274) Zoning Administrator, January 27, 2022 Page 3 Tmplt: 07/25/19 • A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated June 21, 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 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 of 14.00 (NAVD 88) which complies with the minimum 9.0-foot (NAVD 88) finish floor elevation standard for new structures, 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. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) - (Natural Landform and Shoreline Protection/ Development Standards), 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) - (Waterfront Development/ Development Standards). 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 derived from construction chemicals and materials. A CPPP has been provided and construction plans and activities will be required to adhere to the CPPP. 3 Magis TLCS, LLC Residence (PA2021-274) Zoning Administrator, January 27, 2022 Page 4 Tmplt: 07/25/19 • 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. A preliminary WQHP has been reviewed by the City’s Engineer Geologist. The WQHP includes a 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 and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a 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 1,979 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, arches, glass guardrails on the third floor, and exterior stairs which provide visual interest for views from the beach while reducing the overall massing and bulk of the building. The project’s compliance 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. • Unpermitted development (i.e., a low site wall) currently exists seaward of the private property on a portion of the City’s 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 4 Magis TLCS, LLC Residence (PA2021-274) Zoning Administrator, January 27, 2022 Page 5 Tmplt: 07/25/19 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 construction of limited numbers of new, small, structures including one single-family residence in a zone which permits residential uses. The proposed project consists of the demolition of one single-family residence and the construction of a new 3,645-square-foot, three-story, single-family residence with an attached 736-square- foot, three-car garage in the R-1 zoning district. 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 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. 5 Magis TLCS, LLC Residence (PA2021-274) Zoning Administrator, January 27, 2022 Page 6 Tmplt: 07/25/19 Prepared by: BMZ/jp Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 10-18-2021 RESOLUTION NO. ZA2022-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2021-057 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE (3)-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED THREE (3)-CAR GARAGE LOCATED AT 1712 EAST OCEAN FRONT (PA2021-274) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Richard Krantz Architecture (Applicant), with respect to property located at 1712 East Ocean Front and legally described as Lot 3 of Tract No. 518, requesting approval of a coastal development permit (CDP). 2. The Applicant requests to demolish an existing single-family residence and to construct a new 3,645-square-foot, three-story, single-family residence with an attached 736- square-foot, three-car garage. The project also includes the installation of landscaping, hardscaping, drainage, site walls, and patio improvements. The design complies with all applicable development standards and no deviations are requested. 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 January 27, 2022, 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. 8 Zoning Administrator Resolution No. ZA2022-### Page 2 of 9 10-05-2021 2. Class 3 exempts the construction of limited numbers of new, small, structures including one single-family residence in a zone which permits residential uses. The proposed project consists of the demolition of one (1) single-family residence and the construction of a new 3,645-square-foot, three-story, single-family residence with an attached 736- square-foot, three-car garage in the R-1 zoning district. 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 4,736 square feet and the proposed floor area is 4,247 square feet. b. The proposed development provides the minimum required setbacks, which are 10 feet along the front property line abutting East Ocean Front, 3 feet along each side property line and 0 feet along the rear property line abutting the alley. 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 two (2)-car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two (2)-story residences and an occasional newer 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. 9 Zoning Administrator Resolution No. ZA2022-### Page 3 of 9 10-05-2021 3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated June 21, 2021 for the project. As an oceanfront 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 of 14.00 (NAVD 88) which complies with the minimum 9.0-foot (NAVD 88) finish floor elevation standard for new structures, 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. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) - (Natural Landform and Shoreline Protection/ Development Standards) of the NBMC, 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) - (Waterfront Development/ Development Standards). Both requirements are included as conditions of approval, Condition of Approval Numbers 2 and 3 respectively, and will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively 5. 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. 6. 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-site is directed to the City’s storm drain system. 7. Pursuant to Municipal Code Section 21.35.050 – (Water Quality and Hydrology Plan), 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 (PWQHP) is required. A preliminary PWQHP has been prepared for the project by Civil Engineology Inc., dated, January 6, 2022. The WQHP includes a polluted runoff and hydrologic site 10 Zoning Administrator Resolution No. ZA2022-### Page 4 of 9 10-05-2021 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. 8. Proposed landscaping complies with Implementation Plan Section 21.30.075 – (Landscaping). 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. 9. 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 1,979 feet away from the project site, at the West Jetty View Park and the project site is not visible from this designated viewpoint. The building design features large glass windows on both stories, arches, glass guardrails on the third floor, and exterior stairs which provide visual interest for views from the beach while reducing the overall massing and bulk of the building. The project’s compliance 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. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 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 the project’s 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. a low wall) exists seaward of the private property on a portion of the City’s property (the public beach). The unpermitted development is the subject of an ongoing enforcement action by the California Coastal Commission. Condition of Approval No. 6 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 11 Zoning Administrator Resolution No. ZA2022-### Page 5 of 9 10-05-2021 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. CD2021-057, 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 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. PASSED, APPROVED, AND ADOPTED THIS 27TH DAY OF JANUARY, 2022. _____________________________________ Jaime Murillo, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2022-### Page 6 of 9 10-05-2021 EXHIBIT “A” CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. 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 Coastal Development Permit does not authorize any development seaward of the private property. 6. The Applicant shall remove any unpermitted development located seaward of the property and within the prolongation of the side-property lines of the subject property and shall cooperate with the City and the California Coastal Commission for the restoration of the affected area consistent with a restoration plan approved by the City and the Coastal Commission. 7. 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 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: 13 Zoning Administrator Resolution No. ZA2022-### Page 7 of 9 10-05-2021 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. 8. 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. 9. 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. 10. 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. Stockpiles 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. 11. 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. 12. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 13. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 14. 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. 15. 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. 14 Zoning Administrator Resolution No. ZA2022-### Page 8 of 9 10-05-2021 16. 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. 17. 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. 18. 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. 19. Prior to issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 20. 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. 21. 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. 22. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 23. 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 a.m. and 6:30 p.m., Monday through Friday, and 8 a.m. and 6 p.m. on Saturday. Noise-generating construction activities are not allowed on Saturdays, Sundays or Holidays. 15 Zoning Administrator Resolution No. ZA2022-### Page 9 of 9 10-05-2021 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 Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: 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. 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. 26. 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. 27. This Coastal Development Permit No. CD2021-057 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. 28. 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 Magis TLCS, LLC Residence including, but not limited to, Coastal Development Permit No. CD2021-057 (PA2021-274). 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. CD2021-057 PA2021-274 1712 East Ocean Front Subject Property Subject Property 18 Attachment No. ZA 3 Project Plans 19 20 21 22 23 24 OPEN VOLUME SGIUARE FOOTME CAL.CS Open Volume Area Requirements: Calculalioo: (sq. ft.) ... � 1. Minimum of 15% of Buildable Lot Area. Buildable Area: 2,368 .. ... 2. 7.5' under the 24' max. height limit (shown) Min. (15%): 355.2 . ·�·�mn ' -lli = 3. 5' min. from adjoining wa11s. Area 1 (A): 59 . ,. .."-M ' ,.. =m.oo 4. Open on at least one side. Area 2 (B+C): 145 lOTAI.Cf'ql'«WIIE: JIILU o.f. Area 3 (D): 75 Area 4/B): 107 Total: (complies) 386 11:11.15' Open Volume Exhibit THIRD FLOOR SGIUARE FOOTME CAL.CS 'Jbinl Floor Limitations (lol5 wider dum 30'): Cak:ulation: (sq. ft.) -1. Maximum Gross Floor Area of 15% of Buildable Area: 2,368 h� -buildable area. -,. ,."" 2. Combined floor area and covcml decb area Gross Floor Area: ' = =.. 11,;,,inoo,·o,o.,wo: 3M.too.I. 50% maximum of total building area. Max. (15%): 355 3. Enclosed floor area and covered decb area Total lcomnlies): 355 shall be set bade a minimum of 15' from the front and rear setbadc lines and 2' from each Combined Floor Area: side setbadc line. Max. (50%): 1,184 4. Deeb open on two sides min. me non-covered. Total lcomnlies): 446 Third Floor Exhibit Slope Calculalion: LowComer: 11.68' HigbComer: 15.51' Diffiffldial: 3.83' Distance: 70.00' Slope 5.47% 12:14.28' "3: 14.98' '4:15.18' .. ,,�· Grade Plane Exhibit Roof Deck/ 3rd Level Exit Travel Distance DIIAWN Ac CNICMIO RK. DATE V-412022 Asq.2 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 PRECISE GRADING PLANVICINITY MAP1TITLE SHEET1712 E. OCEANFRONT NEWPORT BEACH, CA 92661CIVIL ENGINEEROWNER/ DEVELOPERSITE ADDRESSLEGAL DESCRIPTIONGEOLOGISTS/SOILS ENGINEER:ABBREVIATIONS & LEGENDGENERALGRADING GENERAL NOTESEROSION CONTROLREQUIRED INSPECTIONREQUIRED INSPECTIONENGINEER'S NOTICE TO CONTRACTORGRADING FILLS/CUTSDOCUMENTATIONARCHITECT4PRECISE GRADING PLAN1712 E. OCEANFRONTNEWPORT BEACH, CA 92661COUNTY OF ORANGE40 2SOILS RECOMMENDATIONS4PRECISE GRADING PLAN1712 E. OCEANFRONTNEWPORT BEACH, CA 92661COUNTY OF ORANGE41 3PRECISE GRADINGAND DRAINAGE PLANTYPICAL FRENCH DRAINNOTES:DOWNSPOUT CONNECTION DETAILFINISHED SURFACEFINISHED FLOORFINISHED GRADEFINISHED FLOOR******FINISHED SURFACEFINISHED FLOORFINISHED GRADEFINISHED FLOOR**********STEMWALL AND EXTERIOR GRADE DETAIL12"x12" OR 6"x6" AREA DRAIN DETAILTEMPORARY SHORING DETAIL4PRECISE GRADING PLAN1712 E. OCEANFRONTNEWPORT BEACH, CA 92661COUNTY OF ORANGEDEEPENED FOOTING42 XXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXX4EROSION CONTROL PLANLEGEND & SYMBOLS1ASECTION A-AAGRAVEL BAG DETAILSGRAVEL BAGS:EROSION CONTROL NOTES:EROSION CONSTRUCTION NOTES:CONSTRUCTION ENTRANCESTABILIZED 24PRECISE GRADING PLAN1712 E. OCEANFRONTNEWPORT BEACH, CA 92661COUNTY OF ORANGE43 VICINITY MAPNO SCALENOTES:1. BOUNDARY SHOWN HEREON IS BASED ON FOUND MONUMENTS, A FIELD SURVEY AND RECORD DOCUMENTS.2. LANDSCAPING AND LANDSCAPE IRRIGATION DEVICES MAY EXIST WITHIN THE PROPERTYAND ARE NOT SHOWN.3. TREE LINE CANOPIES ARE PICTORIAL, AND MAY NOT REFLECT TRUE DRIP LINES.4. IF RETAINING WALLS OR SIMILAR STRUCTURES ARE TO BE DESIGNED FROM TOPOGRAPHYSHOWN HEREON, THE ELEVATIONS OF CRITICAL POINTS CONTROLLING THE DESIGN MUSTBE VERIFIED PRIOR TO ADOPTION OF FINAL DESIGN.5. THIS MAP WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT. EXISTINGEASEMENTS (IF ANY) ARE NOT SHOWN HEREON.6. ATTENTION: IF THIS MAP IS PROVIDED IN AN ELECTRONIC FORMAT (IE: CAD) AS ACOURTESY TO A CLIENT, THE DELIVERY OF THE ELECTRONIC FILE DOES NOT CONSTITUTETHE DELIVERY OF OUR PROFESSIONAL WORK PRODUCT. ONLY THE SURVEYOR'S SIGNEDAND SEALED PAPER PRINT OR PDF FORMATTED DRAWING CONSTITUTES OUR PROFESSIONALWORK PRODUCT. IN THE EVENT THAT THE ELECTRONIC FILE IS ALTERED, THE SURVEYOR'SSIGNED AND SEALED PRINT OR PDF FORMATTED DRAWING MUST BE REFERRED TO FOR THEORIGINAL AND CORRECT SURVEY INFORMATION. CHRIS NELSON AND ASSOCIATES, INC.,SHALL NOT BE RESPONSIBLE FOR ANY MODIFICATION MADE TO THE PROVIDED CAD FILE,OR FOR ANY PRODUCTS THAT HAVE BEEN DERIVED FROM THE CAD FILE, WHICH ARE NOTREVIEWED, SIGNED AND SEALED BY US.DATED: 1/6/20221SHEET NO.OF 1 SHEETPREPARED FOR:REVISION NOTES DATE DESCRIPTION BYJOB NO. 2021403SCALE: SEE MAPDATE: MARCH 2020DRAFTED: GMBENCH MARK:ORANGE COUNTY PUBLIC WORKSBM: NB1-4-71DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "NB1-4-71",SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETE POST. MONUMENT IS LOCATED IN THE SOUTHEASTCORNER OF THE INTERSECTION OF F STREET AND BALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OFTHE CENTERLINE OF F STREET AND 27.3 FT. NORTHEASTERLY OF THE CENTERLINE OF BALBOABOULEVARD. MONUMENT IS SET LEVEL WITH THE SIDEWALK.ELEVATION = 7.828 (NAVD 88) 2015BASIS OF BEARINGS:THE BEARING OF N 23°20'51" E OF THE CENTERLINE OF I STREET, AS SHOWN ON THE MAPOF RECORD OF SURVEY 2014-1045, RECORDED IN BOOK 274, PAGE 20, WAS USED AS THEBASIS OF BEARINGS FOR THIS SURVEY.5/22/21 UPDATED SITE ELEVATIONS GM44 ∆∆SAN CLEMENTE, CALIF. 92672Landscape ArchitectsDaniel Stewart & Assoc.2753 CAMINO CAPISTRANO B-21/6/2022 11:24:45 AM, LY45 ∆∆SAN CLEMENTE, CALIF. 92672Landscape ArchitectsDaniel Stewart & Assoc.2753 CAMINO CAPISTRANO B-21/6/2022 11:25:12 AM, LY46 ∆∆SAN CLEMENTE, CALIF. 92672Landscape ArchitectsDaniel Stewart & Assoc.2753 CAMINO CAPISTRANO B-2SCALE: 1/4" = 1'-0"0084161/6/2022 11:25:34 AM, LY47 SAN CLEMENTE, CALIF. 92672Landscape ArchitectsDaniel Stewart & Assoc.2753 CAMINO CAPISTRANO B-21/6/2022 11:25:55 AM, LY48 SAN CLEMENTE, CALIF. 92672Landscape ArchitectsDaniel Stewart & Assoc.2753 CAMINO CAPISTRANO B-21/6/2022 11:26:22 AM, LY49 SAN CLEMENTE, CALIF. 92672Landscape ArchitectsDaniel Stewart & Assoc.2753 CAMINO CAPISTRANO B-2GENERAL IRRIGATION SYSTEMPART I1.1 SUMMARYThe work covers an automatically controlled irrigation system complete. Including all trenching, backfilling, and compacting: sleeves, installation of pipe, valves, irrigation heads, fittings, and all other appurtenances: connections to water services, testing: installation of controllers, electrical connections and wiring: adjustment of systems: necessary accessories as shown on the drawings and specified herein.1.2 REQUIREMENTSA. All work and materials shall be in accordance with the uniform plumbing code published by the western plumbing officials association, all state and local codes and regulations, and other applications are to be construed to permit work not conforming to these codes. Should the construction documents or instructions be at variance with the aforementioned rules and regulations, notify the irrigation consultant and await his instructions before proceeding with the work affected.B. Manufacturer's directions: manufacturer's directions and detailed drawings shall be followed in all cases where the manufacturers or articles used in this contract furnish directions covering points not shown in the drawings and specifications.C. Manufacturer's warranties: manufacturer's warranties shall not relieve liabilities under the guarantee. The irrigation consultant may at his option, require a manufacturer's warranty on any product proposed for use.D. All work called for on the drawings by notes shall be furnished and installed whether or not specifically mentioned in the specifications. Do not willfully install the sprinkler system as indicated on the drawings when it is obvious in the field that unknown obstructions or grade differences exist that might not have been considered in the engineering, or if discrepancies in the construction details, legend or specific notes area discovered. All such obstructions or discrepancies shall be brought to the attention of the irrigation consultant. In the event this is not done, the contractor shall assume full responsibility for the necessary revisions.E. Due to scale of drawings, it is not possible to indicate all offsets, fittings, sleeves, etc. which may be required. The contractor shall carefully investigate the structural and finished conditions affecting all of his work and plan his work accordingly, furnishing such fittings, etc. as may be required to meet such conditions. Drawings are generally diagrammatic and indicative of the work to be installed. The work shall be installed in such a manner as to avoid conflicts between irrigation systems, planting, and architectural features.1.3 PROTECTION AND DAMAGEA. Protect work and materials from damage during construction and storage. PVC pipe and fittings shall be protected from direct sunlight.B. Assume all responsibility for damage to existing construction and restore to its original condition should damage occur as a result of this work.C. Contractor shall securely cover openings into system and cover apparatuses, equipment, and appliances both before and after being set in place to prevent obstruction in the pipes and prevent breakage, misuse or disfigurement of the apparatuses, equipment or appliances.1.4 AS-BUILT DRAWINGSA. The contractor shall prepare "as-built" drawings which shall show deviations from the bid documents made during construction affecting the locations of pipe, fittings, remote control valves, wire, controllers, irrigation heads etc.B. Before final acceptance of work, contractor shall transfer all "as-built" information onto best quality oxlaid mylar and deliver to the irrigation consultants.1.5 GUARANTEEA. All work shall be guaranteed in writing for (1) year from date of acceptance against all defects in materials, equipment, and workmanship. Guarantee shall also cover repair or damage to any part of the premises resulting from leaks or other defects in material, equipment, and workmanship to the satisfaction of the irrigation consultant. Repairs if required shall be done promptly upon notification by the project owner's representative, at no cost to the owner.1.6 EXISTING SITE CONDITIONS A. The contractor shall acquaint himself with all site conditions. Should utilities not shown on the plans be found during excavations, contractor shall promptly notify the owner's representative for instructions as to further action. Failure to do so will leave the contractor liable for any and all damages thereto arising from his operations subsequent to discovery of such utilities not shown on the drawings.MATERIALSPARTII2.1 SUMMARYAll materials throughout the system shall be new, unused and in perfect condition. Refer to irrigation materials legend, notes and detail drawings for specific equipment to be used.Substitutions will only be accepted when approved by the irrigation consultant equipment or materials installed or furnished without prior approval of the irrigation consultant may be rejected and the contractor required to remove such materials from the site at his own expense.2.2 EQUIPMENT TO BE FURNISHEDA. Supply as a part of this contract the following tools:1. Two (2) sets of specials tools required for removing, disassembling, and adjusting each type of sprinkler and valve on this project.2. Two (2) keys for each automatic controller.3. One (1) quick coupler key and matching hose swivel for five (5) or fraction thereof each type of quick coupling valve installed.B. The above mentioned shall be turned over to the owner at the conclusion of theproject. Before final inspection can occur, evidence that the owner has received materialmust be shown to the irrigation consultant.2.3 PVC PRESSURE MAINLINE PIPE AND FITTINGSA. Pressure mainline piping for sizes 2" and larger shall be PVC class 315.B. Pipe shall be made from an NSF approved type I, grade I, PVC compoundconforming to ASTM resin specification 'D1784'. All pipes must meet requirements asset forth in federal specification PS-22-70, with an appropriate standard dimension(S.D.R.) - (solvent weld pipe).C. Pressure mainline piping for sizes 1 1/2" and smaller shall be PVC schedule 40 with solvent welded joints.2.5 BRASS PIPE FITTINGSA. Where indicated on the drawings, use red brass screwed pipe conforming to federal specification #WW-P-351.B. Fittings shall be red brass conforming to federal specification #WW-P-460.2.6 BACKFLOW PREVENTION UNITSA. Backflow prevention units shall be of size and type indicated on the irrigation drawings. Install backflow prevention units in accordance with irrigation construction details.2.7 CHECK VALVES FOR DOMESTIC WATER ONLYA. Anti-drain valves shall be of heavy-duty virgin PVC construction with F.I.P. thread inlet and outlet. Internal parts shall be stainless steel and neoprene. Anti-drain valve shall be field adjusted for elevation changes from five (5) to forty (40) feet. Anti-drain valve shall be similar to the valcon "ADV" or approved equal.2.8 CONTROL WIRINGA. Connections between the automatic controllers and the electric control valvesshall be made with direct burial copper wire AWG-U.F. 600 volt. Install in accordance with manufacturer's specifications and wire chart. In no case shall wire be less than #14.Pilot wires shall be a different color wire for each automatic controller.B. Wiring shall occupy the same trench and shall be installed along the same route as pressure supply or lateral lines whenever possible.C. Where more than one (1) wire is placed in a trench, the wiring shall be taped together at intervals of ten (10) feet.D. An extension curl shall be provided within three (3) feet of each wire connection.Expansion curl shall be of sufficient length at each splice connection at each electric control valve, so that in case of repair, the valve bonnet may be brought to the surface without disconnecting the control wires. Control wires shall be laid loosely in trench without stress or stretching of control wire conductors.E. All splices shall be made with scotch-lok #3576 connector sealing packs.Rainbird snap-tite wire connector or approved equal. Use on splice per connector sealing pack.F. Field splices between the automatic controller and electrical control valves will not be allowed without prior approval of the irrigation consultant.2.9 AUTOMATIC CONTROLLERSA. Automatic controllers shall be of size and type shown on the plans.B. Final location of automatic controllers shall be approved by the owner's authorized representative.C. Unless otherwise noted on the plans, the 120 volt electrical power to the automatic controller location to be furnished by others. The final electrical hook up shall be the responsibility of the irrigation contractor.2.10 ELECTRIC CONTROL VALVESA. Provide and install one control box for each electric control valve.2.11 CONTROL VALVE BOXESA. Use 10"x10 1/4" round box for all ball valves, Carson industries #910-12B with green bolt down cover or approved equal. Extension sleeve shall be PVC-6" minimum size.B. Use 9 1/2 " x 16" x 11" rectangular box for all electrical control valves, Carson industries 1419-12B with green bolt down cover or approved equal.2.12 SPRINKLER HEADSA. All sprinkler heads shall be of the same size, type and deliver the same rate of precipitation with the diameter (or radius) of throw pressure, and discharge as shown on the plans and / or specified in these special provisions.B. A fine granular material backfill will be initially placed on all lines. No foreign matter larger than one half (1/2) inch in size will be permitted in the initial backfill.C. If settlement occurs and subsequent adjustments in pipe, valves, sprinkler heads,lawn or planting, or other construction are necessary, the contractor shall make all required adjustments without cost to the owner.D. Riser nipples for all sprinkler heads shall be the same size as the riser opening in the sprinkler body.E. All sprinkler heads of the same type shall be of the same manufacturer.INSTALLATIONPART III.3.1 LAYOUTA. All work shall be laid out in accordance with plans and details as shown on the drawings.Locate irrigation apparatuses, equipment, etc. in planted area wherever possible.B. If minor changes in location are required, or as directed by the owner's representative, work shall be accomplished by the contractor at no additional cost to the owner providing such changes ordered before items of work directly connected to the same area are installed, and providing no additional materials are required.3.2 EXCAVATING AND TRENCHINGA. Perform all excavations as required for the installation of the irrigation system. Restore all surfaces, existing underground installations, etc., damaged or cut as a result of the excavations to their original condition, and in a manner satisfactory to the owner's representative.B. Trenches shall be made wide enough to allow minimum of two (2) inches between parallel pipelines. Trenches for pipelines shall be made of sufficient depths to provide the minimum cover from finished grade as follows:1. 18" Cover over mainlines.2. 12" Cover over PVC lateral lines.3. 6" Cover over poly tubing lateral lines.4. 48" Cover sleeved lines under driveways (per detail).C. Dig trenches straight and support pipe continuously on bottom of trench. Lay pipe to an even grade. Trenching excavation shall follow layout indicated on drawings and as noted.3.3 BACKFILLINGA. The trenches shall not be backfilled until all required tests are performed. Trenches shall be carefully backfilled with the excavated materials approved for backfilling consisting of earth, loam, sandy clay, sand or other approved materials free from large clods of earth or stones.Backfill in landscaped areas shall be mechanically compacted to a dry density equal to 90% of adjacent undisturbed soil in planted areas. Backfill will conform to adjacent grades without dips, sunken areas, humps, or other surface irregularities.B. A fine granular material backfill will be initially placed on all lines. No foreign matter larger than one half (1/2) inch in size will be permitted in the initial backfill.C. If settlement occurs and subsequent adjustments in pipe, valves, sprinkler heads, lawn or planting, or other construction are necessary, the contractor shall make all required adjustments without cost to the owner.3.4 TRENCHING AND BACKFILL UNDER PAVINGA. Trenches located under areas where paving, asphaltic concrete or concrete will be installed and be backfilled with a sand layer six (6) inches below the pipe and three (3) inches above the pipe, and compacted in layers to 95% compaction using manual or mechanical tamping devices.Trenches for piping shall be compacted to equal the compaction of the existing adjacent undisturbed soil and shall be left in a firm unyielding condition. All trenches shall be flush with the adjoining grade. The sprinkler irrigation contractor shall set in place, cap, and pressure test all piping under paving prior to the paving work.3.5 PIPELINE ASSEMBLIESA. Routing of sprinkler irrigation lines as indicated on the drawings is diagrammatic. Install lines (and various assemblies) in such a manner as to conform to the details per the plans.B. Install no multiple assemblies in plastic lines. Provide each assembly with its own outlet.C. Install all assemblies specified herein in accordance with respective detail. In the absence of detail drawings or specifications pertaining to specific item required to complete work, perform such work in accordance with best standard practice with prior approval or irrigation consultant.D. Solvent weld PVC pipe fittings using solvents and methods recommended by the manufacturer of pipe, except where screwed connections are required. Pipe and fittings shall be thoroughly cleaned of dirt, dust, and moisture before applying solvent. Clean off excess solvent.All welded joints shall be cured at least fifteen (15) minutes before moving or holding and twenty four (24) hours before water is permitted in the pipe. All poly-tubing fittings shall be of compression type. Insert fittings are not acceptable. Avoid kinking of poly tubing. Connection between tubing and fittings to be clean and free of dust and dirt.E. Make all connections with threaded fittings using Teflon tape. Take up with light wrench pressure.3.6 AUTOMATIC CONTROLLERA. Install as per manufacturer's instructions. Remote control valve shall be connected to controller in numerical sequence. As shown on the drawings.3.7 HIGH VOLTAGE WIRING FOR AUTOMATIC CONTROLLERA. 120 Volt power connection to the automatic controller shall be provided by the irrigation contractor.B. All electrical work shall conform to local codes, ordinances, and union authorities having jurisdiction.3.8 REMOTE CONTROL VALVESA. Install where shown on drawings and details. When grouped together, allow at least twelve (12) inches between valves. Install each remote control valve in a separate valve box. Each valve number shall be stenciled on valve box with white epoxy paint.3.9 CLOSING OF PIPE AND FLUSHING LINESA. Cap or plug all openings as soon as lines have been installed to prevent the entrance of materials that would obstruct the pipe and sprinklers. Leave in place until removal is necessary for the completion of installation.B. Thoroughly flush out all water lines before installing heads and valves.3.10 SPRINKLER HEADSA. Install the sprinkler heads as designated on the drawings. Sprinkler heads to be installed in this work shall be equivalent in all respects to those itemized.B. Spacing of heads shall not exceed the maximum indicated on the drawings. In no case shall the spacing exceed the maximum recommended by the manufacturer. 3.11 HYDROSTATIC TEST- OPEN TRENCHA. Request the presence of the irrigation consultant at least forty eight (48) hours in advance of testing. Test to be accomplished at the expense of the contractor, and in the presence of the irrigation consultant.B. Center load piping with small amount of backfill to prevent arching or slipping under pressure. All fittings and couplings to be totally exposed.C. Apply a continuous and static water pressure when welded plastic joints have cured at least twenty four (24) hours. Mainline to be test for four (4) hours at 125 PSI.D. Repair leaks resulting from tests, and retest until system meets specified test.3.12 BACKFILLING AND COMPACTINGA. Initial backfill on all lines shall have no foreign matter larger than (1/2") in size. Backfill shall be sufficiently damp to permit thorough compaction. Backfill for trenching shall be compacted to dry density equal to 90% of adjacent undisturbed soil and shall conform to adjacent grades, without dips, sunken areas, humps, or other irregularities.B. Settling of backfilled trenches, which may occur during one year period after final acceptance, shall be repaired by the contractor, including the complete restoration of all damaged planting, paving, or other improvements of any kind, to owner's satisfaction at no additional expense.3.13 TEMPORARY REPAIRSA. The owner reserves the right to make temporary repairs as necessary to keep the sprinkler system in operating condition. The exercise of this right by the owner shall not relieve the contractor of his responsibilities under the terms of the guarantee as herein specified.3.14 ADJUSTING THE SYSTEMA. Adjust valves, alignment and coverage of all sprinkler heads. If it is determined that adjustment in the irrigation equipment of nozzle changes will provide more adequate coverage, make all necessary changes prior to planting. These changes or adjustments shall be made without additional costs. The entire system shall operate properly before any planting operations commence.Eliminate over-spray onto walkways or paving.3.15 MAINTENANCEA. The entire sprinkler irrigation system shall be under automatic operation for a period of seven (7) days prior to any planting.B. The architect reserves the right to waive or shorten the operation period.3.16 CLEAN-UPA. Clean-up shall be done as each portion of work progresses. Refuse and excess dirt shall be removed from the site, all walks and paving shall be swept or washed down. Any damages sustained on the work of others shall be repaired to original conditions.3.17 SITE OBSERVATIONSA. In all cases where observation of the irrigation system is required and / or where portions of the work are specified to be performed under the observation of the irrigation consultant, it will be the sole responsibility of the landscape contractor to notify the irrigation consultant two (2) working days in advance of the time such observations are required.Failure to call for any one of the observations called for below will constitute immediate stoppage of all performance payments of the contractor.Observations are required for the following:1. Upon installation and testing of mainlines, _______ visits.2. Upon installation of lateral lines, _______ visits.3. A complete operating test of entire system at final observation,_______ visits.The required maintenance period for the system shall not begin until the final observation has been made and all installation approved by the irrigation consultant.4.1 PURPOSE OF SPECIFICATIONSA. It is the intention of these specifications to accomplish the work of installing a sprinkler system, which will operate in an efficient and satisfactory manner according to workmanlike standards established for sprinkler operation. Not withstanding is the fact that these specifications may deficient in setting forth a complete detailed description for the work to be done.It shall be the responsibility of the contractor to install said sprinkler system in such a manner that it shall operate efficiently.Failure to call for any one of the observations called for below will constitute immediate stoppage of all performance payments of the contractor.Observations are required for the following:1. Upon installation and testing of mainlines, _______ visits.2. Upon installation of lateral lines, _______ visits.3. A complete operating test of entire system at final observation,_______ visits.The required maintenance period for the system shall not begin until the final observation has been made and all installation approved by the irrigation consultant.4.1 PURPOSE OF SPECIFICATIONSA. It is the intention of these specifications to accomplish the work of installing a sprinkler system, which will operate in an efficient and satisfactory manner according to workmanlike standards established for sprinkler operation. Not withstanding is the fact that these specifications may deficient in setting forth a complete detailed description for the work to be done.It shall be the responsibility of the contractor to install said sprinkler system in such a manner that it shall operate efficiently.D. Pipe shall be made from NSF approved type I, grade I PVC compoundconforming to ASTM resin specifications 'D1785'. All pipes must meet requirements asset forth in federal specification PS-21-70.E. PVC solvent-weld fittings shall be schedule 40, I-2, II-I NSF approvedconforming to ASTM test procedure D2466.F. Solvent cement and primer for PVC solvent weld pipe and fittings shall be of typeand installation methods prescribed by the manufacturer.G. All PVC pipe must bear the following markings:1. Manufacturer's name2. Nominal pipe size3. Schedule or class4. Pressure rating in P.S.I.5. NSF (national Sanitation foundation)6. Date of extrusionH. All fittings shall bear the manufacturer's name of trademark, material designation,size, applicable I.P.S. schedule and NSF seal of approval.2.4 PVC NON-PRESSURE LATERAL LINE PIPINGA. Non pressure buried lateral line piping shall be PVC class 200 with solvent-weld joints.B. Pipe shall be made from NSF approved, type I, grade II PVC compoundconforming to ASTM resin specification 'D1784'. All pipe must meet requirements set forth in federal specification PS-22-70 with an appropriate standard dimension ratio.C. Except as noted in paragraphs A and B of section 2.3, all requirements for non-pressure lateral line pipe and fittings shall be the same as for solvent-weld pressure mainline pipe and fittings as set forth in section 2.3 of these specifications, (primer not required).1/6/2022 11:26:52 AM, LY50 From:Jim Mosher To:CDD Subject:Comment on ZA Item 8 (1/27/2022 meeting) Date:January 26, 2022 12:03:51 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. With regard to Zoning Administrator Item 8 on the January 27, 2022, agenda, special Condition of Approval 6 may need to be clarified. It appears to tell the permittee they can and must remove existing development on the public beach beyond the property line, including, apparently a wall. I believe that removal activity, and the manner in which it will be conducted, requires a separate permit from the CCC, and this permit is not the one allowing the removal to proceed, even though, as written, it gives the impression it is. -- Jim Mosher Zoning Administrator - January 27, 2022 Item No. 8a Additional Materials Received Magis TLCS, LLC Residence Coastal CDP (PA2021-274)