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Home My WebLink About05_Antepara Residence CDP_PA2022-0290CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT May 11, 2023 Agenda Item No. 5 SUBJECT: Antepara Residence (PA2022-0290) Coastal Development Permit SITE LOCATION: 604 Via Lido Nord APPLICANT: Brandon Architects, Inc. OWNER: Antepara Family Trust PLANNER: Joselyn Perez, Associate Planner 949-644-3312, jperez@newportbeachca.gov LAND USE AND ZONING •General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D) •Zoning District: Single-Unit Residential (R-1) •Coastal Land Use Plan Category: Single Unit Residential Detached (RSD-C 10.0 –19.9 DU/AC) •Coastal Zoning District: Single-Unit Residential (R-1) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing single-unit dwelling and construction of a new 3,168-square-foot, two (2)-story single-unit dwelling with an attached 510-square-foot, two (2)-car garage. The project also includes the installation of landscaping, hardscaping, drainage, site walls, patio improvements, and a reinforced bulkhead cap for protection against coastal hazards. 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. 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 SmallStructures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division6, Chapter 3, because it has no potential to have a significant effect on theenvironment and the exceptions to this exemption do not apply; and 3)Adopt Draft Zoning Administrator Resolution No. _ approving the CoastalDevelopment Permit (Attachment No. ZA 1). 1 Antepara Residence (PA2022-0290) Zoning Administrator, May 11, 2023 Page 2 Tmplt: 07/25/19 DISCUSSION Land Use and Development Standards •The subject property is located in the R-1 Coastal Zoning District, which provides forsingle-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property is not eligible for a waiver for de minimis development because the property is located inthe Coastal Commission Appeal Area. •The property currently consists of one legal lot developed with a 3,128 square foot, 2-story, single-unit dwelling. The neighborhood, Lido Isle, is predominantlydeveloped with two (2)-story, single-unit dwellings. The proposed design, bulk, andscale of the development is consistent with the existing neighborhood pattern ofdevelopment, as shown in Attachment No. ZA 2 Vicinity Map, and the expected future development. •The proposed single-unit dwelling and accessory structures conform to all applicabledevelopment standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Project plans are available as Attachment No. ZA 3. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (harbor side) 10 feet 15 feet Front (Via Lido Nord) 4 feet 4 feet Sides 4 feet 4 feet Allowable Floor Area (max.) 4,408 square feet 3,678 square feet Open Space (min.) 330.6 square feet 521.75 square feet Parking (min.) 2-car garage 2-car garage Height (max.) 24-foot flat roof/ 29-foot sloped roof 24-foot sloped roof Hazards •The development fronts the Newport Bay and is protected by a bulkhead. The current maximum bay water elevation is 7.7 feet North American Vertical Datum of 1988 (NAVD 88) and may exceed the current 9.61 feet (NAVD 88) top ofbulkhead elevation during high tide or storm events. The bulkhead is proposed tobe raised to an elevation of 11.51 feet (NAVD 88). •A Coastal Hazards Report and Sea Level Rise Analysis was prepared for theproject by PMA Consulting, Inc., dated December 13, 2022. The report analyzes 2 Antepara Residence (PA2022-0290) Zoning Administrator, May 11, 2023 Page 3 Tmplt: 07/25/19 future sea level rise scenarios over the next 75 years (i.e., the life of the structure). The report assumes a 3-foot increase to the current maximum bay water level of 7.7 feet (NAVD 88), (i.e., the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The bay water level is estimated to reach approximately 10.75 feet (NAVD 88). • A bulkhead conditions report was prepared for the project by PMA Consulting, Inc., dated December 13, 2022. The report concludes that once the existing bulkhead is reinforced and raised per the report’s recommendations, flooding, wave runup, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. Condition of Approval No. 2 requires the bulkhead remain at a minimum elevation of 10.90 feet (NAVD 88) with a design adaptability of elevation of 14.4 feet (NAVD 88). • The finished floor elevation of the residence is proposed at 11.51 feet (NAVD88), which complies with the minimum finish floor elevation standard of 9.00 feet (NAVD88). • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to final building inspection, and prior to the issuance of a building permit, respectively. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 3 Antepara Residence (PA2022-0290) Zoning Administrator, May 11, 2023 Page 4 Tmplt: 07/25/19 Water Quality • The property abuts coastal waters. 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 from 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. • Pursuant to Section 21.35.050 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 Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the project by Civil Scapes Engineering, dated, December 21, 2022. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. Public Access and Views • The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) 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-unit dwelling located on a standard R-1 lot with a new single-unit dwelling. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) to not block or impede existing public access opportunities. • The project site is located on Lido Isle. Lido Isle provides public beach access locations at various street ends. The nearest access point is located approximately 40 feet to the west, at the end of Via Orvieto. There are no designated Coastal View Roads or designated Coastal Viewpoints as identified in the Coastal Land Use Plan on the isle. The nearest designated Coastal Viewpoint is over 3,000 feet away, on the bridge connecting Lido Isle to the Balboa Peninsula. While the project site is within the general viewshed of the portion of Coast Highway designated as a Coastal View Road, the general viewshed of designated viewpoints to the north of the site, and potentially visible from the public access point at the end of Via Orvieto, the proposed dwelling complies with all applicable Local Coastal Program (LCP) 4 Antepara Residence (PA2022-0290) Zoning Administrator, May 11, 2023 Page 5 Tmplt: 07/25/19 development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. The project does not contain any unique features that would degrade the visual quality of the coastal zone and the project should blend into the horizon. • Vertical access to the harbor is available at the nearby street end. Lateral access to the coast is available along the sandy beach at the Via Genoa Street end, located approximately 1,350 feet to the west of the project site. The project does not include any features that would obstruct access along these routes. • As a waterfront property, the northern elevation of the residence will be visible from the harbor. For this elevation, the design features large, floor to ceiling, windows and a combination of both glass railings and steel column railings for required safety railings at the second-floor balcony. Additionally, the residence is set back from the property line an additional 5 feet beyond the required front yard setback of 10 feet. Between the use of open materials, a building height of approximately 24 feet from established grade, and the additional setback, the building is not overly imposing to the waterfront. 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-unit dwelling in a zone which permits residential uses. The proposed project consists of the demolition of one single-unit dwelling and the construction of a new single-unit dwelling in an 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 5 Antepara Residence (PA2022-0290) Zoning Administrator, May 11, 2023 Page 6 Tmplt: 07/25/19 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. Prepared by: Joselyn Perez, Associate Planner JM/jp Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 01-10-2023 RESOLUTION NO. ZA2023-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-UNIT DWELLING AND CONSTRUCT A NEW TWO (2)-STORY SINGLE-UNIT DWELLING AND ATTACHED TWO (2)-CAR GARAGE LOCATED AT 604 VIA LIDO NORD (PA2022-0290) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects Inc., concerning property located at 604 Via Lido Nord, and legally described as Lot 70 of Tract 907, requesting approval of a coastal development permit (CDP). 2. The applicant proposes the demolition of an existing 3,128 square foot, 2-story, single-unit dwelling and the construction of a new single-unit dwelling. The new single-unit dwelling will be 3,168 square feet in area, two (2) stories tall, with an attached 510-square-foot, two (2)-car garage. The project also includes the installation of landscaping, hardscaping, drainage, site walls, patio improvements, and a reinforced bulkhead cap for protection against coastal hazards. 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. 3. The subject property is categorized as 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. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single Unit Residential Detached (RSD-C 10.0 – 19.9 DU/AC) and the property is within the Single-Unit Residential (R-1) Coastal Zoning District. 5. A public hearing was held on May 11, 2023, online via Zoom. A notice of the time, place, and purpose of the hearing was given by 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. ZA2023-### Page 2 of 10 01-10-2023 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-unit dwelling and the construction of a new 3,168-square-foot, two-story, single-unit dwelling with an attached 510-square-foot, two-car garage in the R-1 coastal 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. By 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 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 4,408 square feet and the proposed floor area is 3,678 square feet. b. The proposed development provides the minimum required setbacks, which are 4 feet along the property line abutting Via Lido Nord, 4 feet along each side property line, and 10 feet along the property line abutting the harbor. The setbacks abutting Via Lido Nord and the harbor are regulated as front setbacks. c. The proposed development will be two (2)-stories. Both the highest guardrail and the highest ridge are less than 24 feet from the established grade (12.94 feet based on the North American Vertical Datum of 1988 [NAVD 88]), which complies with the maximum height requirements. d. The project includes garage parking for a total of two (2) vehicles, complying with the minimum two (2)- car garage parking requirement for single-unit dwellings with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two (2)-story, single-unit dwellings. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. 9 Zoning Administrator Resolution No. ZA2023-### Page 3 of 10 01-10-2023 3.A Coastal Hazards Report and Sea Level Rise Analysis was prepared for the project by PMA Consulting, Inc., dated December 13, 2022. The report analyzes future sea levelrise scenarios over the next 75 years (i.e., the life of the structure). The report assumesa 3-foot increase to the current maximum bay water level of 7.7 feet (NAVD 88), (i.e.,the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The bay water level is estimated to reach approximately10.75 feet (NAVD 88). 4.The project site is protected by an existing bulkhead. The top of the bulkhead is currently at an elevation of 9.61 feet (NAVD 88). The bulkhead is proposed to be raised to an elevation of 11.51 feet (NAVD 88). A bulkhead conditions report was prepared for theproject by PMA Consulting, Inc., dated December 13, 2022. The report concludes thatonce the existing bulkhead is reinforced and raised per the report’s recommendations,flooding, wave runup, and erosion will not significantly impact this property over the proposed 75-year economic life of the development. 5.On March 23, 2021, the City Council approved updated Waterfront Project DesignGuidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities.The guidelines require that any bulkhead structure permitted within the years 2021 through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD 88) with a design for adaptability elevation of 14.4 feet (NAVD 88). Condition of Approval No. 2requires the bulkhead maintain a minimum elevation of 10.90 feet (NAVD 88) with adesign adaptability of elevation 14.4 feet (NAVD 88). 6.The finished floor elevation of the residence is proposed at 11.51 feet (NAVD88), which complies with the minimum finish floor elevation standard of 9.00 feet (NAVD88). 7. Under NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to agreewith 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). Conditional of Approval No. 3 requires the form beexecuted and recorded prior to final building permit inspection. 8.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). Conditional of Approval No. 4 requiresthe property owner submit a notarized signed letter acknowledging all hazards presentat the site prior to the issuance of building permits. 9.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 BuildingDivision standards and policies. Geotechnical investigations specifically addressingliquefaction are required to be reviewed and approved before the issuance of buildingpermits. 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 before building permit issuance. 10 Zoning Administrator Resolution No. ZA2023-### Page 4 of 10 01-10-2023 10. The property abuts coastal waters. 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 from 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. 11. 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 Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the project by Civil Scapes Engineering, dated, December 21, 2022. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. 12. The proposed landscaping complies with Implementation Plan Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant species. Before the issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 13. The project site is located on Lido Isle. Lido Isle provides public beach access locations at various street ends. The nearest access point is located approximately 40 feet to the west, at the end of Via Orvieto. There are no designated Coastal View Roads or designated Coastal Viewpoints on the isle as identified in the Coastal Land Use Plan. The nearest designated Coastal Viewpoint is over 3,000 feet away, on the bridge connecting Lido Isle to the Balboa Peninsula. While the project site is within the general viewshed of the portion of Coast Highway designated as a Coastal View Road, the general viewshed of designated viewpoints to the north of the site, and potentially visible from the public access point at the end of Via Orvieto, the proposed dwelling complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Furthermore, the project does not contain any unique features that would degrade the visual quality of the coastal zone. The project should blend into the horizon. 14. As a waterfront property, the northern elevation of the residence will be visible from the harbor. On this elevation, the design uses large, floor to ceiling, windows and a combination of both glass railings and steel column railings for required safety railings. Additionally, the residence is set back from the property line an additional 5 feet beyond the required front yard setback of 10 feet. Between the use of open materials, a building height of less than 24 feet from established grade, and the additional setback, the building is not overly imposing to the waterfront. 11 Zoning Administrator Resolution No. ZA2023-### Page 5 of 10 01-10-2023 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 between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) 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-unit dwelling located on a standard R-1 lot with a new single-unit dwelling. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for 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. As discussed in Fact 13 in support of Finding A, the nearest public beach access location is located to the west of the site. Vertical access to the harbor is available at the nearby street end. Lateral access to the coast is available along the sandy beach at the Via Genoa street end, located approximately 1,350 feet to the west of the project site. The project does not include any features that would obstruct access along these routes. 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 the Coastal Development Permit, subject to the conditions outlined 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 by the provisions of Title 21 Local Coastal Program (LCP) 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 12 Zoning Administrator Resolution No. ZA2023-### Page 6 of 10 01-10-2023 21.64.035 (Appeal to the Coastal Commission) 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 11TH DAY OF MAY, 2023. _____________________________________ Benjamin M. Zdeba, AICP; Zoning Administrator 13 Zoning Administrator Resolution No. ZA2023-### Page 7 of 10 01-10-2023 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. Before the final building permit inspection, the existing seawall shall be reinforced and capped to a minimum elevation of 10.90 feet (NAVD 88), consistent with the recommendations provided in the Coastal Hazards Report and Sea Level Rise Analysis and Bulkhead Conditions reports prepared by PMA Consulting, Inc., dated December 13, 2022. The bulkhead shall also be engineered for with a future design adaptability of 14.4 feet (NAVD 88). 3. Before the 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. 4. Before 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 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 the development. This letter shall be scanned into the plan set before building permit issuance. 5. This approval does not authorize any new or existing improvements (including landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches, or the public right-of-way. Any improvements located on tidelands, submerged lands, and/or lands that may be subject to the public trust shall require a coastal development permit (CDP) approved by the California Coastal Commission (Coastal Commission). Before the issuance of building permits, the applicant shall provide a copy of said coastal development permit or CDP waiver or documentation from the Coastal Commission that subject improvements are not subject to the permit requirements of the Coastal Act and/or not located within the permit jurisdiction of the Coastal Commission. 6. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter the sensitive habitat, receiving waters, or storm drains or result in impacts to environmentally sensitive habitat areas, streams, the 14 Zoning Administrator Resolution No. ZA2023-### Page 8 of 10 01-10-2023 beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 7. This Coastal Development Permit does not authorize any development seaward of the private property. 8. The applicant is responsible for compliance with the Migratory Bird Treaty Act (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 under 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 before 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. 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. 12. Trash and debris shall be disposed of in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed of 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. 15 Zoning Administrator Resolution No. ZA2023-### Page 9 of 10 01-10-2023 14. The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 15. The applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused by the revocation of this Coastal Development Permit. 16. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health, and welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 17. Before the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 18. Before the issuance of a building permit, the applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. 19. Before 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. Before the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought-tolerant plantings, non-invasive plant species, and water-efficient irrigation design. The plans shall be approved by the Planning Division. 21. Before issuance of a building permit, the final WQHP/WQMP shall be reviewed and approved by the Building Division. The implementation shall comply with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 22. Before the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought-tolerant plantings, non-invasive plant species, and water-efficient irrigation design. The plans shall be approved by the Planning Division. 23. All landscape materials and irrigation systems shall be maintained by the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 24. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that 16 Zoning Administrator Resolution No. ZA2023-### Page 10 of 10 01-10-2023 produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are not allowed on Saturdays, Sundays, or Holidays. 25.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 thespecified periods unless the ambient noise level is higher: Between the hours of 7:00 AM and 10:00 PM Between the hours of 10:00 PM and 7:00 AM 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 26. Before the issuance of the building permit, the applicant shall pay any unpaidadministrative costs associated with the processing of this application to the PlanningDivision. 27.Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the currentproperty owner or agent. 28.This Coastal Development Permit shall expire unless exercised within 24 months from thedate of approval as specified in Section 21.54.060 (Time Limits and Extensions) of theNewport Beach Municipal Code, unless an extension is otherwise granted. 29.To the fullest extent permitted by law, the applicant shall indemnify, defend and holdharmless the City, its City Council, its boards and commissions, officials, officers,employees, and agents from and against any 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) ofevery kind and nature whatsoever which may arise from or in any manner relate (directlyor indirectly) to City’s approval of Antepara Residence including but not limited to, CoastalDevelopment Permit (PA2022-0290). This indemnification shall include, but not belimited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, orproceeding whether incurred by the applicant, City, and/or the parties initiating or bringingsuch proceeding. The applicant shall indemnify the City for all the City's costs, attorneys'fees, and damages, which the City incurs in enforcing the indemnification provisionsoutlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. 17 Attachment No. ZA 2 Vicinity Map 18 VICINITY MAP Coastal Development Permit PA2022-0290 604 Via Lido Nord Subject Property Subject Property 19 Attachment No. ZA 3 Project Plans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6)0$;)/$76); 6)0$;)/$76)*5$1'727$/6) 7 7,7/(6+((7 685 7232*5$3+,&6859(< & 7,7/(6+((7& *5$',1*3/$1& (526,21&21752/3/$1& *(27(&+1,&$/127(6& *(27(&+1,&$/127(6&217 ' //$1'6&$3(3/$1 $ $5&+,7(&785$/6,7(3/$1$ 6/$%('*(3/$1$ *5$'(3/$1( $9(5$*(&85%+(,*+7(;+,%,76$ $5($3/$16$ $5($3/$16 $ ',0(16,21$/9,(:6 $ )/2253/$16$ ',0(16,213/$16 $ 522)3/$1 $ (;7(5,25(/(9$7,216 0$7(5,$/6&+('8/( $ %8,/',1*6(&7,216$ %8,/',1*6(&7,216$ %8,/',1*6(&7,216 727$//,9,1* 727$/*$5$*( 727$/ &1%127($&(57,),('%8,/',1*+(,*+7&(57,),&$7,210867%(68%0,77('$77+()2//2:,1*32,17,17+(&216758&7,21352&(66$$)7(5522))5$0,,1*$1',168/$/$7,212)7+(522)0$7(5,$/0($685()520$9(5$*(&85%+(,*+72) 12 5(9,6,21 '$7( $/,&(16('6859(<256+$//&203/(7($)(0$(/(9$7,21&(57,),&$7((&$1'68%0,77+((&)255(9,(:$1'$33529$/)5207+(&,7< 6&20081,7<5$7,1*6<67(0&56&225',1$72535,25725(48(67,1*),1$/,163(&7,21 $1$33529('(&0867%(68%0,77('727+(%8,/',1*'(3$570(17,163(&725'85,1*),1$/,163(&7,21? $//0(&+$1,&$/*$6$1'(/(&75,&$/(48,30(176(59,&,1*7+(%8,/',1*,1&/8',1*'8&760867%($7/($6721()227$%29(7+(%)(1$9' 21 PR E C I S E G R A D I N G P L A N FO R A N T E P A R A R E S I D E N C E 60 4 V I A L I D O N O R D NE W P O R T B E A C H , C A 9 2 6 6 3 JOB NO. DATE SHEET NO. REVISIONS 22056 NO. REVISION DATE SHEET NO. OF 5 2/28/2023 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 2 0 5 6 6 0 4 V i a L i d o N o r d , N B \ D W G \ 2 2 0 5 6 . G R A D I N G . d w g 1 C1 TI T L E S H E E T 1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC. 6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE. GENERAL NOTES CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE C1 TITLE SHEETC2 GRADING PLANC3 EROSION CONTROL PLANC4 GEOTECHNICAL NOTESC5 GEOTECHNICAL NOTES (CONTD.) SHEET INDEX 604 VIA LIDO NORDNEWPORT BEACH, CA 92663 APN: 423-231-02 PRECISE GRADING PLAN WILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COM CIVIL ENGINEER 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY. 3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES. 4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES. 5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT. 6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS. 7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN. 8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY. 9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006. 10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION. 11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS. 12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW: 13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS. 14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR. 17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR. 18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE. 19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED. 20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS. 21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER. 22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS. 23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION. 24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED. 26.CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES. 27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY. NOTES TO OWNER, CONTRACTOR, & ARCHITECT PAUL ANTEPARA604 VIA LIDO NORDNEWPORT BEACH, CA 92663 OWNER EARTHWORK QUANTITIES 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE. 9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING. 10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT. 11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION. 14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING. 15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL. GRADING NOTES 1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER. 2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF. 3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON. 4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL. EROSION CONTROL NOTES SITE ADDRESS: 604 VIA LIDO NORD, NEWPORT BEACHAPN: 423-231-02GENERAL PLAN LAND USE: RS-D SINGLE UNIT RESIDENTIAL DETACHEDZONING DISTRICT: R-1 SINGLE-UNIT RESIDENTIALCOSTAL ZONE: YES SITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. CC&R'S 1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY. 5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES. 6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY. PUBLIC WORKS NOTES ARCHITECT BRANDON ARCHITECTS151 KALMUS DRIVE, SUITE G-1COSTA MESA,CA 92626714.754.4040 RAW CUT 28 CUBIC YARDSRAW FILL 38 CUBIC YARDSOVER EXCAVATION 265 CUBIC YARDSSHRINKAGE 5%±13 CUBIC YARDSNET 23 CUBIC YARDS (IMPORT) THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECT ENTITLED: UPDATE GEOTECHNICAL INVESTIGATION PROJECT No.: 8778-00DATED:NOVEMBER 6, 2022 FIRM NAME: R McCARTHY CONSULTING, INC. GEOTECHNICAL CERTIFICATION REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION: R McCARTHY CONSULTING, INC.23 CORPORATE PLAZA, SUITE 150NEWPORT BEACH, CA 92660949.629.2539 SOILS ENGINEER NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE GRADING. NO SCALE VICINITY MAP APEX LAND SURVEYING, INC.HUNTINGTON BEACH, CA 92646714,488,5006APEXLSINC@GMAIL.COM SURVEYOR 22 LOT 71 LOT 69 PROPOSED RESIDENCETOS=11.51 VIA L I D O N O R D GFF = 1 3 . 0 4 GFF = 1 2 . 8 7 FS = 1 2 . 8 3 TO S = 1 1 . 5 1 FS = 1 1 . 2 6 TG = 1 0 . 9 8 PROPOSED RESIDENCETOS=11.51GFF = 1 3 . 0 4 GFF = 1 3 . 0 4 GFF = 1 2 . 8 7 GFF = 1 2 . 8 7 TO S = 1 1 . 5 1 TO S = 1 1 . 5 LOT 71 LOT 69 PROPOSED RESIDENCETOS=11.51 VIA L I D O N O R D PROPOSED RESIDENCETOS=11.51 FAC E O F P R O P . B L D G W A L L TOS=11.51 FAC E O F P R O P . B L D G W A L L TOS=11.51 P/L EXISTINGBUILDING(ADJACENTNEIGHBOR) P/L SECTION A-ASCALE: 1"=4' EXISTINGGROUND EXISTING WALL TOREMAIN; PROTECTIN PLACE REMOVE ANDREPLACE EXISTINGWALL PER ARCH. PLAN OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER 3' M I N . TEMPORARY 1:1 SLOPETO OVER-EX TEMPORARY 1:1 SLOPETO OVER-EX CONTRACTOR SHALL REVIEW EXISTINGWALL FOOTING CONDITION ANDDEPTH PRIOR TO CONSTRUCTION ANDREPORT FINDINGS TO ENGINEER FA C E O F P R O P . B L D G W A L L TOS=11.51 P/L SECTION B-BSCALE: 1"=4' EXISTINGGROUND EXISTING WALL TOREMAIN; PROTECTIN PLACE PROPOSED RAILINGPER ARCH. PLAN OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER 3' M I N . TEMPORARY 1:1 SLOPETO OVER-EX FAC E O F P R O P . B L D G W A L L FF=13.16 P/L ESMT EXISTINGGROUND SECTION C-CSCALE: 1"=4' OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER 3' M I N . TEMPORARY 1:1 SLOPETO OVER-EX 2 C2 GR A D I N G P L A N PR E C I S E G R A D I N G P L A N FO R A N T E P A R A R E S I D E N C E 60 4 V I A L I D O N O R D NE W P O R T B E A C H , C A 9 2 6 6 3 JOB NO. DATE SHEET NO. REVISIONS 22056 NO. REVISION DATE SHEET NO. OF 5 2/28/2023 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 2 0 5 6 6 0 4 V i a L i d o N o r d , N B \ D W G \ 2 2 0 5 6 . G R A D I N G . d w g CONSTRUCTION NOTES HARDSCAPE PER ARCHITECT'S PLAN. DRIVEWAY PER ARCHITECT'S PLAN. PLANTER AREA PER ARCHITECT'S PLAN. WALL OR FENCE PER ARCHITECT'S PLAN. CONSTRUCT FLOWLINE PER DETAIL HEREON. RECONSTRUCT DRIVEWAY APRON PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 162. CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLANS AND DETAIL ON SHEET C3. IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD 502. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD 406. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL HEREON. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL HEREON. 4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GREY GRATE. CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL HEREON. FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWINGSTD 184. 1-1/2 INCH DIA. FORCEMAIN; CONNECT TO PUMP DISCHARGE. CONSTRUCT PERFORATED DRAIN PIPE AND INFILTRATION TRENCH PER DETAIL ON SHEET C3; TOTAL LENGTH =26 FT. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 3-INCH PVC DOWNSPOUT DRAIN PIPE PER STORM DRAIN PLAN 4-INCH ELBOW 1/4 BEND 4-INCH PVC RISER WITHDOWNSPOUT INSIDE RISER PIPE CLAMPS AROUND RISER PIPE (TYP) PROP. BUILDING WALL DOWNSPOUT CONNECTION DETAIL NO SCALE FLOWLINE DETAIL NO SCALE NDS SPEE-D BASIN DETAIL NO SCALE 2% MIN 3/4" CRUSHED ROCK OR APPROVEDEQUAL (REVIEW GEOTECHNICALRECOMMENDATIONS IN THE SOILSREPORT TO VERIFY) DRAIN PIPE PER PLAN COMPACTED BACKFILLPER GEOTECHNICALRECOMMENDATIONS COMPACTED BEDDINGPER GEOTECHNICALRECOMMENDATIONS NATIVE OR RE-COMPACTED SUBGRADE 4" MIN 4" MIN 4" M I N NDS #101 OR #201SPEE-D BASINOR APPROVEDEQUAL NDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUAL VA R I E S 2% MIN NDS ATRIUM OR FLAT GRATETG ELEVPER PLAN INV ELEVPER PLAN SLOPE PER PLAN TOP OF WALL FINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINT LEGEND INVERT TOP OF GRATEFINISHED FLOOR ELEVATION TW FSFLFGGBHPINV TGFF TOP OF COPING OR TOP OF CURBTC GARAGE FINISHED FLOORGFFEXISTING GRADEEG EXISTING SPOT ELEVATION( ) TOP OF RETAINING WALLTRW TOP OF SLOPETOP TOP OF RAILINGTRTOP OF STEMWALLTS HARDSCAPE PER ARCH. PLAN NATURAL GRADENG PROPERTY LINE AND LIMIT-OF-WORK OR EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6 (102.6) PROPOSED WALL BUILDING STEMWALL ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR. *** ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR. **** *** **** 1. CONTRACTOR SHALL USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIORTO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:http://www.newportbeachca.gov/home/showdocument?id=17395. PROOF OF CERTIFIEDDELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE. 2. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING. 3. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS ANDDURING REMOVAL OF SHORING. TRENCH AND EXCAVATION NOTE GRADING PLAN SCALE: 1" = 8' STORM DRAIN PLANSCALE: 1" = 8' TOP OF SLABTOS 23 LOT 71 LOT 69 PROPOSED RESIDENCETOS=11.51 VIA L I D O N O R D PROPOSED RESIDENCETOS=11.51 3 C3 ER O S I O N C O N T R O L P L A N PR E C I S E G R A D I N G P L A N FO R A N T E P A R A R E S I D E N C E 60 4 V I A L I D O N O R D NE W P O R T B E A C H , C A 9 2 6 6 3 JOB NO. DATE SHEET NO. REVISIONS 22056 NO. REVISION DATE SHEET NO. OF 5 2/28/2023 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 2 0 5 6 6 0 4 V i a L i d o N o r d , N B \ D W G \ 2 2 0 5 6 . G R A D I N G . d w g LANDSCAPING OR PAVERS 3" COVER MINIMUM 4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM 3/4" CRUSHED ROCK WRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC; PROVIDE4" MINIMUM OVERLAP AT TOP OFTRENCH PERFORATED DRAIN PIPE AND TRENCH NO SCALE 1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8. 2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND. 3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. NOTES: GRAVEL BAG DETAIL NO SCALEA EROSION CONTROL CONSTRUCTION NOTES INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6 INLET PROTECTION PER DETAIL HEREON A B AREA DRAIN INLET PROJECTION NO SCALEB STEMWALL/ADJACENT GRADE DETAIL NO SCALE FINISHED SURFACE FINISHED FLOOR FINISHED GRADE FINISHED FLOOR * VERTICAL DISTANCE MAY BE REDUCED PROVIDED THAT WOODFRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ONEXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE ORPRESERVATIVE-TREATED WOOD IN ACCORDANCE WITH 2019CALIFORNIA BUILDING CODE SECTION 2301.11 AND UPWA U1. ** ** CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUMSEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACEPER CBC SECTION 2301.11 ** ***MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PERCALIFORNIA BUILDING CODE SECTION 1804.3. CONTRACTOR SHALLNOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS ****** 24 4 C4 GE O T E C H N I C A L N O T E S PR E C I S E G R A D I N G P L A N FO R A N T E P A R A R E S I D E N C E 60 4 V I A L I D O N O R D NE W P O R T B E A C H , C A 9 2 6 6 3 JOB NO. DATE SHEET NO. REVISIONS 22056 NO. REVISION DATE SHEET NO. OF 5 2/28/2023 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 2 0 5 6 6 0 4 V i a L i d o N o r d , N B \ D W G \ 2 2 0 5 6 . G R A D I N G . d w g 25 5 C5 GE O T E C H N I C A L N O T E S ( C O N T D . ) PR E C I S E G R A D I N G P L A N FO R A N T E P A R A R E S I D E N C E 60 4 V I A L I D O N O R D NE W P O R T B E A C H , C A 9 2 6 6 3 JOB NO. DATE SHEET NO. REVISIONS 22056 NO. REVISION DATE SHEET NO. 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