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City of Newport Beach
PUBLIC WORKS DEPARTMENT
December 7, 2017
TO: PLANNING DIVISION
FROM: David Keely
Senior Civil Engineer
Abby Cooke
Assistant Engineer
SUBJECT: FINDINGS, COMMENTS AND CONDITIONS OF APPROVAL FOR
(PA2017-248)
SITE DEVELOPMENT NO. SD2017-010
MODIFICATION PERMIT NO. MD2017-009
TENTATIVE TRACT MAP NO. NT2017-005
1244 Irvine Avenue
FINDINGS:
1. That the design of the development will not conflict with any easements acquired
by the public at large for access through or use of property within the proposed
development.
2. That public improvements will be required of the Applicant per Municipal Code
and the Subdivision Map Act.
DRAFT CONDITIONS:
1. A Tract Map shall be recorded. The Map shall be prepared on the California
coordinate system (NAD88). Prior to the recordation of the Map, the
surveyor/engineer preparing the Map shall submit to the County Surveyor and
the City of Newport Beach a digital-graphical file of said map in a manner
described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision
Code and Orange County Subdivision Manual Sub article 18. The Map
submitted to the City of Newport Beach shall comply with the City’s CADD
standards. Scanned images will not be accepted.
2. Prior to the recordation of the Tract Map, the surveyor/engineer preparing the
map shall tie the boundary of the map into the horizontal control system
established by the County Surveyor in a manner described in Sections 7-9-330
and 7-9-337 of the Orange County Subdivision Code and the Orange County
Subdivision Manual, sub article 18. Monuments (one inch iron pipe with tag)
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shall be set on each lot corner unless otherwise approved by the Subdivision
Engineer. Monuments shall be protected in place if installed prior to completion
of the construction project.
3. Prior to the recordation of the Tract Map, a Subdivision Agreement shall be
obtained and approved by the City Council.
4. Prior to Final Map approval, the applicant shall provide a Faithful Performance
Bond and a Labor and Materials Bond, each for 100 percent of the estimated
public improvements. An engineer’s cost estimate shall be prepared by a
Registered Civil Engineer and approved by the Public Works Director.
5. An encroachment permit is required for all work activities within the public right of
way.
6. All improvements shall comply with the City’s sight distance standard STD-110-L.
7. In case of damage done to public improvements surrounding the development
site by the private construction, said damage shall be repaired and/or additional
reconstruction within the public right-of-way may be required.
8. All on-site drainage shall comply with the latest City water quality requirements.
9. Reconstruct the existing curb, gutter and sidewalk along the entire Irvine Avenue,
Mariners Drive, Rutland Road property frontages.
10. Irvine Avenue will be on the City’s street-cut moratorium list. Mariners Drive and
Rutland Road are currently on the City’s Street-cut moratorium list. Any damage
to or trenching in said streets shall require moratorium street repair per City
Standard.
CORRECTION AND COMMENTS:
1. A sewer and water demand study shall be provided for review by Public Works
and Municipal Operations Department.
2. The parking area adjacent to the Rutland Road entrance is too close to the
entrance and will potentially create a backup across the sidewalk and into the
street area.
3. Curb to curb cross-section for roadways with parking on one side shall be 32 feet
minimum.
4. The existing median configuration along Irvine Avenue shall be retained.
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5. Provide hydrology and hydraulic analysis for the proposed storm drain
connections to the City’s storm drain system. If approved, a license and
maintenance agreement with the City will be required.
6. Provide a preliminary title report less than 6 months old.
7. Is the proposed on-site water planned to be privately owned and maintained?
8. Install ADA compliant curb ramps at the Irvine Avenue/Mariner Drive and
Mariners Drive/Rutland Road intersections.
9. Show all existing City facilities fronting the project site, including but not limited to
street lights, trees and utility boxes. Clear identify if any are to be
relocated/replaced as part of the project.
10. A sewer manhole will need to be constructed on the public side of the property
line.
11. Identify all applicable City standards on plans.
12. Additional comments, correction and conditions may be required upon submittal
of the required information.
13. See markup comments.
14. The hydraulic calculations do not include analysis of existing area storm drain
lines. Provide hydraulic calculations for the existing area storm drain system to
ensure existing the storm drain can handle drainage from the development.