HomeMy WebLinkAbout3.0_Miller Residence_PA2023-0017
CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
June 22, 2023
Agenda Item No. 3
SUBJECT: Miller Residence (PA2023-0017)
▪ Coastal Development Permit
SITE LOCATION: 22 Bay Island
APPLICANT: Brandon Architects
OWNER: Matthew and Sherylan Miller
PLANNER: Jenny Tran, Assistant Planner
949-644-3212, jtran@newportbeachca.gov
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of an existing single-unit
dwelling and the construction of a new, 4,566-square-foot, three-story single-unit dwelling.
The project includes an adjustment to the off-street parking requirements with a parking
management plan and an increase to the allowed building height to 28 feet for flat portions
of the roof and 33 feet for the sloped portions of the roof in accordance with Use Permit No.
UP3618. The design includes hardscape, drainage facilities, and landscaping.
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, because it has no potential to have a significant
effect on the environment; and
3) Adopt Resolution No. PC2023-024 approving a Coastal Development Permit for the
demolition and reconstruction of a single-unit dwelling (PA2023-0017).
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Miller Residence (PA2023-0017)
Planning Commission, June 22, 2023
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VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE Multiple-Unite Residential
Detached (RM-D)
Multi-Unit Residential
(RM) Single-unit dwelling
NORTH Open Space (OS) Open Space (OS) Community open space
SOUTH OS OS Community open space
EAST RM-D RM Single-unit dwelling
WEST RM-D RM Single-unit dwelling
Subject Property
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Miller Residence (PA2023-0017)
Planning Commission, June 22, 2023
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INTRODUCTION
Project Setting
Bay Island is a 5.5-acre legal lot in the Newport Harbor with 24 individual building sites.
Bay Island is located on the north end of Island Avenue on the Balboa Peninsula where
it is accessible by a gated pedestrian bridge. With the exception of golf carts, vehicles are
not permitted on Bay Island. The Island is developed with 23 single-unit dwellings and
shared open space, recreational areas, and a clubhouse. The homes are predominately
two and three stories. The subject building site is located on the south side of the island
and is currently developed with a single-unit dwelling.
Project Description
The applicant is proposing a new, 4,566-square-foot, three-story single-unit dwelling,
adjustment to the off-street parking requirements with a parking management plan, and an
increase to the allowed building height to 28 feet for flat portions of the roof and 33 feet for
the sloped portions of the roof in accordance with Use Permit No. UP3618. The design
includes hardscape, drainage facilities, and landscaping. With approval of the height
allowance and parking adjustment, the project will comply with all applicable development
standards.
Background
Bay Island was first established prior to 1936 as a recreational club, and it developed as
a residential island over the years. On November 24, 1997, the City Council approved
Use Permit No. UP3618 (Attachment No. PC 2) to implement a Planned Residential
Development (PRD) Overlay and modify the Multi-Family Residential (MFR) development
regulations applicable to Bay Island to reflect its unique characteristics. The purpose of
the use permit is to ensure that the single detached unit character of Bay Island is
maintained despite its MFR zoning designation. The use permit provides development
standards and process requirements for development of homes on individual building
sites. The use permit also authorizes off-site parking in a parking structure located at 501
West Bay Avenue located at the southwest corner of Island Avenue and West Bay
Avenue on the Balboa Peninsula.
Pursuant to Section 1.5.5 (Building Height) of the use permit, the height limitation for a
dwelling is 24 feet, as measured per the Zoning Code (24 feet flat roofs/29 feet sloped
roofs). The height limitation may be increased to 28 feet (28 feet flat roofs/33 feet sloped
roofs), with approval of the Planning Commission, if the proposed dwelling is deemed
compatible and consistent with the height and scale of adjacent and surrounding
dwellings.
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DISCUSSION
General Plan/Zoning Code/Coastal Land Use Plan
At the time Use Permit No. UP3618 was adopted, the residential lots on Bay Island were
designated Residential Single Family Detached by the General Plan and Coastal Land
Use Plan but located within the Multi-Family Residential (MFR) zoning district and
Planned Residential Development (PRD) Overlay. As a result of subsequent updates to
the General Plan, Coastal Land Use Plan, and Zoning Code, the subject property is now
located in the RM (Multi-Unit Residential) Coastal Zoning District, RM (Multi-Unit
Residential) Zoning District, and is designated RM-D (Multiple-Unit Residential Detached)
within the land use element of the General Plan. The proposed single-unit dwelling is a
permitted land use within these designations; however, a coastal development permit is
required for development in the Coastal Zone.
On January 10, 2023, the City Council adopted General Plan Amendment No. GP2022-
001 and on February 14, 2023, the City Council adopted Zoning Code Amendment No.
CA2022-005 to amend the Land Use Element of the General Plan and Title 20 (Planning
and Zoning) of the NBMC, respectively. The amendments were adopted to correct the
development limit specified for Bay Island from 23 dwelling units to 25 maximum dwelling
units. Prior to these amendments taking effect, Local Coastal Program Amendment No.
LC2022-003 to amend Title 21 (Local Coastal Program Implementation Plan) of the
NBMC to correct the development limit specified for Bay Island from 23 dwelling units to
25 maximum dwelling units must be adopted. The Local Coastal Program Amendment
(LCPA) was submitted to the California Coastal Commission on April 12, 2023, and is
currently pending approval. The proposed project would replace an existing home and
the project is not contingent on the pending LCPA.
Use Permit Development Standards
The proposed single-unit dwelling and accessory structures conform to all applicable
development standards of the use permit, including floor area limit, setbacks, and parking
as evidenced by the project plans and illustrated in Table 1 below. The use permit
regulates setbacks and floor area limits based on individual building sites identified in the
use permit.
Table 1 – Use Permit No. UP3618 Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Water) 15 feet 15 feet
Front (Island Interior) 4 feet 4 feet
Side (East) 5 feet 5 feet
Side (West) 6 feet 6 feet
Rear (Parkside) 18 feet 18 feet
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Maximum Allowable Floor
Area (2.5 times buildable area,
each building site)
5,725 square feet 4,566 square feet
Parking (min.) 0 Onsite
2 Offsite (501 W. Bay Ave.)
1 Onsite (Golf Cart Storage)
2 Offsite (501 W. Bay Ave.)
Height 1 (max.) 24 feet flat roof
29 feet sloped roof
28 feet flat roof
33 feet sloped roof
Height Increase
Use Permit No. UP3618 limits the height of single-unit dwellings to 24 feet as measured
in the 1997 Zoning Code, which measured to the midpoint of a sloping roof and allowed
a ridge up to 29 feet. The use permit allows the height to be increased up to 28 feet, or
33 feet to the ridge, if found to be consistent with the height and scale of adjacent and
surrounding dwellings.
Many homes on Bay Island were constructed prior to 1972, when the former R-3
(Restricted Multiple Family Residential) Zoning District height limitation was 35 feet.
Therefore, many dwellings exceed the typical 24-foot height limitation, and the height and
scale of the proposed new dwelling is compatible and consistent with the height and scale
of surrounding dwellings. The applicant’s request has been approved by the Bay Island
Homeowners’ Association (Attachment No. PC 4).
The subject property is located within the Multi-Unit Residential (RM) Coastal Zoning
District and Multi-Unit Residential (RM) Zoning District. Pursuant to Newport Beach
Municipal Code (NBMC) Table 21.18-4 (Development Standards for Multi-Unit
Residential Coastal Zoning Districts) and Table 2-3 (Development Standards for Two-
Unit and Multi-Unit Residential Zoning Districts), the maximum height in these zoning
districts is 28 feet for flat roofs and 33 feet for sloped roofs. The proposed project is
therefore consistent with the RM Zoning District and RM Coastal Zoning District height
standards.
Coastal Development Permit
In accordance with Section 21.52.015 (Coastal Development Permits), any new
development in the coastal zone requires the approval of a coastal development permit.
Thus, the Planning Commission must make the following findings in order to approve a
coastal development permit.
1. Conforms to all applicable sections of the certified Local Coastal Program; and
1 Use Permit No. UP3618 permits heights of 28 feet for flat roofs and 33 feet for sloped roofs
with Planning Commission approval.
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2. 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.
Staff believes facts to support the findings in the draft resolution are sufficient to
demonstrate that the project would not impact any coastal resources, including access or
views. The key facts in support of findings are summarized in the following paragraphs.
NBMC Title 21 (Local Coastal Program Implementation Plan) Development Standards
The subject property is located within the Multi-Unit Residential (RM) Coastal Zoning
District. The proposed single-unit dwelling conforms to all applicable development
standards of the RM Coastal Zoning District, including floor area limit, setbacks and height
as evidenced by the project plans and illustrated in Table 2 below. Bay Island is a single
legal lot, and therefore setbacks are measured from the perimeter island property line
and are not measured from the building site lines that were established by the use permit.
Similarly, floor area limit is calculated as a cumulative maximum for all building sites on
the island. Pursuant to NBMC Table 21.18-4 (Development Standards for Multi-Unit
Residential Coastal Zoning Districts), the maximum height in this coastal zoning district
is 28 feet for flat roofs and 33 feet for sloped roofs. The applicant requests an adjustment
to off-street parking requirements pursuant to NBMC Section 21.40.110 (Adjustments to
Off-Street Parking Requirements).
Table 2 – Title 21 RM Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Water) 20 feet 29 feet 9 inches
Maximum Allowable Floor Area
(1.75 times buildable area) 2
Approximately 143,916
square feet total for all
homes
Approximately 130,095 square
feet
Parking3 (min.) 3 onsite in a garage 1 Onsite (Golf Cart Storage)
2 Offsite (501 W. Bay Ave.)
Height (max.) 28 feet flat roof
33 feet sloped roof
28 feet flat roof
33 feet sloped roof
Adjustment to Parking Requirements
Parking is compliant with Title 20 because an off-site parking structure at 501 West Bay
Avenue is authorized by Use Permit No. UP3618, with golf cart storage at the subject
property. For compliance to Title 21 a parking management is proposed as follows:
2 These figures include an approximation of the maximum allowable floor area and proposed
floor area for all existing single-unit dwellings on Bay Island.
3 The application requests an adjustment to parking requirements consistent with NBMC Section
21.40.110 (Adjustments to Off-Street Parking Requirements).
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Pursuant to NBMC Section 21.40.040 (Off-Street Parking Spaces Required), single-unit
dwellings with 4,000 square feet or greater of floor area require three on-site parking
spaces in a garage. However, since Bay Island is only accessible by a pedestrian bridge,
none of the 23 residences on the island provide on-site parking. As a part of the
development, the applicant proposes an adjustment to off-street parking requirements
through a parking management plan. The parking management plan includes the use of
two off-site parking spaces in the existing 49-space parking structure owned in common
by Bay Island residents located at 501 West Bay Avenue. Use of this parking structure is
consistent with previously approved development regulations of the use permit. The
parking management plan includes a requirement to provide one enclosed golf cart
storage space on-site in a garage attached to the house; thereby the project provides
three spaces for the proposed unit consistent with NBMC Section 21.40.040. The
Planning Commission can authorize off-site parking or adjustments to parking
requirements with a CDP pursuant to NBMC Sections 21.40.100 (Off-Site Parking). The
project has been conditioned to maintain this design feature and parking management
plan.
Coastal Hazards
The development fronts the Newport Bay with a sandy beach separating the project site
and the water. A project-specific Coastal Hazards Analysis Report was prepared by
GeoSoils, Inc., dated January 12, 2023. The current maximum bay water elevation is 7.7
feet NAVD 88 (North American Vertical Datum of 1988 (NAVD 88). The report analyzes
future sea level rise scenarios assuming a 3.2-foot increase in the maximum water level
over the next 75 years (i.e. the life of the structure). Therefore, the sea level is estimated
to reach approximately 10.9 feet (NAVD 88) - (the likely range for sea level rise over the
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 existing
community bulkhead was reinforced and capped up to 8.5 feet in 2014 and can be
increased in height in the future. The report concludes that flooding, wave run up and
erosion will not significantly impact this property over the life of the proposed
development, since the existing seawall/bulkhead has been reinforced and repaired in
2014 and may be increased in height without further encroachment seaward. The need
for a new shoreline protective device is not anticipated over the economic life of the
proposed development to protect it from flooding, wave runup or erosion. A condition of
approval is included requiring waterproofing of principal structures up to a height of 10.9
feet (NAVD 88). The proposed finished floor of the residence is 10.0 feet (NAVD 88), and
Condition of Approval No. 5 is included to require waterproofing up to a minimum height
of 10.9 feet (NAVD 88).
Under NBMC Section 21.30.030(C)(3)(i)(iv) – (Natural Landform and Shoreline Protection),
the property owner will be required to agree 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
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unconditionally waive any claim to damage or liability against the decision authority,
consistent with NBMC Section 21.30.015(D)(3)(c) – (Waterfront – Development Standards).
Both requirements are included as a condition of approval that will need to be satisfied
before the final building permit inspection and permit issuance, 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 before 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 before building permit issuance.
Water Quality
The property is located adjacent to coastal waters. The project design addresses water
quality with a construction erosion control plan, construction pollution prevention plan
(CPPP), and a post construction drainage system that includes drainage and percolation
features designed to retain dry weather and minor rain event run-off on-site. Under
Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline
and the development containing more than 75 percent of impervious surface area, a Water
Quality and Hydrology Plan (WQHP) is required. A WQMP has been prepared for the project
by CivilScapes Engineering, Inc., dated January 18, 2023. The WQHP includes a site runoff
and hydrologic characterization, the sizing standards for water quality best management
practices (BMPs), the use of a Low Impact Development approach to retain the design storm
runoff volume on-site, and documentation of the expected effectiveness of the proposed
BMPs. In summary, the project will not impact water quality.
Public Access and Views
The project site is located between the nearest public road and the sea or shoreline in the
private community of Bay Island. 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. The project involves the demolition of a single-unit
dwelling and the construction of a new single-unit dwelling. Therefore, there is no change
in land use and the proposed increases in floor area, height and bulk is comparable to
other existing development on Bay Island. The changes will not result in any significant
adverse impacts to public recreation, access or views or otherwise diminish the public’s
use of the ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches,
coastal parks, trails, or coastal bluffs. Therefore, requiring additional public access with
this project is not supported.
Vertical and lateral access to the bay front is available adjacent to the Bay Island
community at the street ends along the Balboa Peninsula (approximately 120 feet from
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the subject property). Lateral access to the bay front is also available along the sandy
beachfront of the abandoned Edgewater Avenue adjacent to the Bay Island Bridge, and
the passive sitting area adjacent to the Bay Island Bridge.
The project site is not located adjacent to a coastal view road, public viewpoint, or public
accessway, as identified in the Coastal Land Use Plan. The project is located within the
viewshed of public beaches at the nearby street ends on the Balboa Peninsula and from
waters of the Harbor. The project site is also located within the viewshed of distant public
viewing areas. However, the project will replace an existing single-unit dwelling with a
new single-unit dwelling that complies with all applicable Local Coastal Program
development standards and maintains a building envelope consistent with the existing
neighborhood pattern of development. Further, the proposed project maintains a
maximum height of 33 feet where the Local Coastal Program development standards
allow a maximum height up to 33 feet. Therefore, the project does not have the potential
to degrade the visual quality of the Coastal Zone or result in significant adverse impacts
to public views.
Environmental Review
This project is exempt from the California Environmental Quality Act (“CEQA”) under Section
15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no
potential to have a significant effect on the environment.
Class 3 exempts the demolition and construction of up to three single-unit dwellings in
urbanized areas. The proposed project consists of the demolition of one single-unit
dwelling and the construction of a new single-unit dwelling located within the RM Coastal
Zoning District.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to all owners 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 meeting, 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.
Prepared by:
____________________________
Jenny Tran, Assistant Planner
CC/jt
Submitted by:
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ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Resolution No. 23 Adopting Use Permit No. UP3618
PC 3 501 West Bay Avenue Parking Structure Floor Plan
PC 4 Bay Island Notice of Board Decision
PC 5 Project Plans
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Attachment No. PC 1
Draft Resolution with Findings and Conditions
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RESOLUTION NO. PC2023-024
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA APPROVING A COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-
UNIT DWELLING AND CONSTRUCT A NEW SINGLE-UNIT
DWELLING, AND ADJUSTING THE OFF-STREET PARKING AND
HEIGHT REQUIREMENTS CONSISTENT WITH USE PERMIT NO.
UP3618 FOR THE PROPERTY LOCATED AT 22 BAY ISLAND
(PA2023-0017).
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brian Jowett of Brandon Architects (“Applicant”), on behalf of
Bay Island Club (“Owner”), with respect to property located at 22 Bay Island, and legally
described as allotment 22 of Bay Island as shown on the official map of Bay Island
(“Property”), requesting approval of a coastal development permit and a height allowance.
2. On November 24, 1997, the City Council approved Use Permit No. UP3618 to implement
a Planned Residential Development Overlay District, which modified the Multi-Family
Residential (MFR) zoning and development regulations for Bay Island including
authorizing off-site parking. The purpose of Use Permit No. UP3618 is to ensure that future
development maintains the single-unit detached character of Bay Island.
3. The Applicant requests a coastal development permit to demolish an existing single-unit
dwelling and construct a new, 4,566 square-foot, three-story single-unit dwelling, adjust
the off-street parking requirements with a parking management plan, and increase the
allowed building height to 28 feet for flat portions of the roof and 33 feet for the sloped
portions of the roof in accordance with Use Permit No. UP3618 (“Project”).
4. The Property is designated Multiple Residential Detached (RM-D) by the General Plan
Land Use Element and is located within the Multiple Residential (RM) Zoning District.
5. The Property is located within the coastal zone. The Coastal Land Use Plan category is
Multiple Unit Residential – 10.0 – 19.9 DU/AC (RM-C) and is located within the Multiple
Residential (RM) Coastal Zone District.
6. A public hearing was held on June 22, 2023, in the Council Chambers at 100 Civic Center
Drive, Newport Beach. A notice of the time, place, and purpose of the hearing was given
in accordance with California Government Code Section 54950 et seq. (“Ralph M.
Brown Act”) and Chapter 21.62 (Public Hearings) of the Newport Beach Municipal Code
(“NBMC”). Evidence, both written and oral, was presented to and considered by, the
Planning Commission at this hearing.
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Planning Commission Resolution No. PC2023-024
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01-17-23
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This Project is exempt from the California Environmental Quality Act (“CEQA”) under
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3
because it has no potential to have a significant effect on the environment.
2. Class 3 exempts the demolition and construction of up to three single-family dwellings
in urbanized areas. The Project consists of the demolition of one single-unit dwelling
and the construction of a new single-unit dwelling located within the Multiple Residential
(RM) 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.
Coastal Development Permit
In accordance with Section 21.52.015(F) (Coastal Development Permits – Findings and
Decision) of the NBMC, the following findings and facts in support of the coastal development
permit are set forth as follows:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed design, bulk, and scale of the Project is consistent with the existing single-
unit dwelling neighborhood pattern of development and expected future development of
Bay Island in that it is consistent with the development standards authorized by Use Permit
No. UP3618.
2. The Project complies with applicable residential development standards including, but not
limited to, floor area limitation, setbacks, height, and open space.
a. The maximum cumulative floor area limitation for all residential development on
Bay Island is approximately 143,916 square feet and the proposed cumulative
floor area is approximately 130,095 square feet.
b. The Project complies with the required setbacks as set forth in Section 21.18.030
of the NBMC which is 20 feet along all exterior property lines.
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Planning Commission Resolution No. PC2023-024
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01-17-23
c. The Project complies with the required height limitations as set forth in Section
21.18.030 of the NBMC. The maximum height in the Multiple Residential (RM)
Coastal Zoning District is 28 feet for flat roofs and 33 feet for sloped roofs. The
Project’s highest flat elements of the roof are no more than 28 feet from the
established grade and the highest ridge is no more than 33 feet from the
established grade, which meets the maximum height requirements of Section
21.18.030.
d. The minimum required common open space on Bay Island is 1,725 square feet
and the proposed common open space is approximately 106,710 square feet.
e. The minimum required private open space for the Project is 220 square feet and
the proposed private open space is 1,049.69 square feet.
3. The Project includes over 4,000 square feet of livable area and requires three garage
parking spaces pursuant to Section 21.40.040 (Off-Street Parking Spaces Required) of the
NBMC. However, the Project complies with Section 21.40.110 (Adjustments to Off-Street
Parking Requirements) of the NBMC in that a parking management plan is being provided
as follows:
a. Bay Island is accessed by a gated pedestrian bridge and the only vehicles
permitted on the island are golf carts. The Project includes a dedicated 279
square-foot garage for on-site golf cart parking.
b. Off-site parking is provided in a parking structure located at 501 West Bay Avenue
pursuant to Use Permit No. UP3618, previously approved by the Planning
Commission in 1997. The parking structure includes 49 parking spaces
designated for the 23 existing single-unit dwellings on Bay Island, equating to two
or more off-site spaces per residence.
4. Bay Island is predominantly developed with two- and three-story, single-unit dwellings. The
proposed design, bulk, and scale of the Project will be consistent with the existing
neighborhood pattern of development and expected future development.
5. Under Section 21.30.030(C)(3)(i)(iv) – (Natural Landform and Shoreline Protection) of the
NBMC, the property owner will be required to agree 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). This
requirement is included as a condition of approval that will need to be satisfied before the final
building permit inspection, respectively.
6. 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 Standards). This
requirement is included as a condition of approval that will need to be satisfied before the
issuance of building permits, respectively.
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Planning Commission Resolution No. PC2023-024
Page 4 of 11
01-17-23
7. The Project fronts the Newport Bay with a sandy beach separating the Property and the
water. A project-specific Coastal Hazard and Sea Level Rise Analysis Report was prepared
by GeoSoils, Inc. dated January 12, 2023. The maximum bay water elevation is 7.7 feet
NAVD 88 (North American Vertical Datum of 1988 (NAVD 88). The report analyzes future
sea level rise scenarios assuming a 3.2 foot increase in the maximum water level over the
next 75 years (i.e. the life of the structure). Therefore, the sea level is estimated to reach
approximately 10.9 feet (NAVD 88) - (the likely range for sea level rise over the 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 existing community
bulkhead was reinforced and capped to 8.5 feet NAVD88 in 2014 and can be increased in
height in the future. The report concluded that shoreline movement, waves and wave runup,
and flooding will not significantly impact this Property over the life of the Project with future
sea level rise. The need for a new shoreline protective device is not anticipated over the
economic life of the Project to protect it from shoreline movement, waves and wave runup,
or flooding. A condition of approval is included to require waterproofing of principal
structures up to a height of 10.9 feet (NAVD 88).
8. Under 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 WQMP has been prepared for the
project by CivilScapes Engineering, Inc dated January 18, 2023. 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.
9. The finished floor elevation of the proposed single-unit dwelling is 10.00 feet (NAVD88),
which complies with the minimum 9.0 foot (NAVD88) elevation standard.
10. 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 before 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 the CBC
before building permit issuance.
11. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. 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.
12. The Project site is not located adjacent to a coastal view road, public viewpoint, or public
accessway, as identified in the Coastal Land Use Plan. The Project is located within the
viewshed of public beaches at the nearby street ends on the Balboa Peninsula. The Project
site is also located within the viewshed of distant public viewing areas. However, the Project
will replace an existing single-unit dwelling with a new single-unit dwelling that complies
18
Planning Commission Resolution No. PC2023-024
Page 5 of 11
01-17-23
with all applicable Local Coastal Program development standards and maintains a building
envelope consistent with the existing neighborhood pattern of development. Further, the
Project maintains a maximum height of 33 feet where the Local Coastal Program
development standards allow a maximum height up to 33 feet. Therefore, the Project does
not have the potential to degrade the visual quality of the Coastal Zone or result in significant
adverse impacts to public views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
Facts in Support of Finding:
1. The Project is located between the nearest public road and the sea or shoreline in the
private community of Bay Island. Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) of the NBMC 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. The Project involves the demolition of a single-unit dwelling and
the construction of a new single-unit dwelling. Therefore, there is no change in land use
and the proposed increases in floor area, height and bulk will not result in any significant
adverse impacts to public recreation, access or views or otherwise diminish the public’s use
of the ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches, coastal
parks, trails, or coastal bluffs.
2. Vertical and lateral access to the bay front is available adjacent to the Bay Island community
at the street ends along the Balboa Peninsula (approximately 120 feet from the Property).
Lateral access to the bay front is also available along the sandy beachfront of the
abandoned Edgewater Avenue adjacent to the Bay Island Bridge, and the passive sitting
area adjacent to the Bay Island Bridge.
Parking Requirements
In accordance with Section 1.5.4 (Parking) of Use Permit No. UP3618, the following finding,
and facts in support of the parking requirements are set forth as follows:
Finding:
Two (2) off-street parking spaces, including one (1) covered, shall be maintained for each
dwelling unit, including any caretaker’s residences.
Facts in Support of Finding:
1. Although Section 21.40.100 (Off-Site Parking) of the NBMC requires certain findings for off-
site parking, Use Permit No. UP3618, which was adopted prior to Section 21.40.100,
19
Planning Commission Resolution No. PC2023-024
Page 6 of 11
01-17-23
authorizes off-site parking provided that an adequate number of off-site parking spaces are
provided for the Project.
2. Use Permit No. UP3618 requires two off-street parking spaces per dwelling unit.
3. Off-site parking is provided in a parking structure located at 501 West Bay Avenue pursuant
to Use Permit No. UP3618. The parking structure includes 49 parking spaces designated
for the 23 existing single-unit dwellings on Bay Island which provides two or more off-site
spaces per residence.
Height Increase
In accordance with Section 1.5.5 (Building Height) of Use Permit No. UP3618, the following
finding and facts in support of finding for a height increase are set forth as follows:
Finding:
The proposed building height is compatible and consistent with the height and scale of adjacent
and surrounding dwellings.
Facts in Support of Finding:
1. Use Permit No. UP3618 allows the height of residential dwellings to be increased from 24
feet up to 28 feet, using the measurement of height defined in the Zoning Code, if found to
be compatible with the height and scale of adjacent and surrounding dwellings. The NBMC
measure of height for residential buildings allows an additional 5 feet in height for sloping
roofs with a minimum 3:12 pitch. Therefore, a 24-foot height limit allows up to 29 feet for
sloping roofs and a 28-foot height limit allows up to 33 feet for sloping roofs.
2. The proposed single-unit dwelling features a sloping roof with a minimum 3:12 pitch up to
a maximum height of 33 feet, consistent with the provisions of Use Permit No. UP3618 and
Section 21.18.030 (Residential Coastal Zoning Districts General Development Standards)
of the NBMC.
3. The majority of the dwelling units on Bay Island were constructed prior to 1972, when the
Zoning District was R-3 and allowed for a height of 35 feet. The majority of the existing
residences on Bay Island are similar in height to the proposed dwelling. Therefore, the
proposed building height is compatible and consistent with the height and scale of adjacent
and surrounding dwellings.
4. The Bay Island Homeowners’ Association has indicated, through a letter stating approval
of conceptual plans, that the increase in height is consistent with the Bay Island scale of
development.
20
Planning Commission Resolution No. PC2023-024
Page 7 of 11
01-17-23
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act under Section 15303
under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has
no potential to have a significant effect on the environment.
2. The Planning Commission of the City of Newport Beach hereby approves the Coastal
Development Permit (PA2023-0017) 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 Implementation Plan, of
the Newport Beach Municipal Code. Final action taken by the City may be appealed to the
Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and
Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603
of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 22ND DAY OF JUNE, 2022.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Curtis Ellmore, Chair
BY:_________________________
Sarah Klaustermeier, Secretary
21
Planning Commission Resolution No. PC2023-024
Page 8 of 11
01-17-23
EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
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 issuance of a building permit, the applicant shall prepare a construction
management plan to minimize impacts to adjacent residences on Island Avenue and
Edgewater Avenue to be reviewed and approved by the Community Development
Director.
3. A minimum of two (2) parking spaces, including one (1) covered, shall be maintained for
the dwelling unit at the parking structure located at 501 West Bay Avenue (Lots 2, 3, 4,
5, 6 Block 3, of East Newport Tract).
4. A minimum of one (1) enclosed parking space shall be maintained onsite for golf cart
parking.
5. All principal structures shall be waterproofed to a minimum height of 10.9 feet NAVD88
and designed for future waterproofing up to a height of 14.4 NAVD88.
6. Prior to issuance of building permits, 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.
7. Prior to issuance of building permits, 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.
8. 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
22
Planning Commission Resolution No. PC2023-024
Page 9 of 11
01-17-23
drains 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.
9. 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.
10. 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.
11. 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.
12. 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.
13. 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.
14. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
23
Planning Commission Resolution No. PC2023-024
Page 10 of 11
01-17-23
15. The Project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
16. 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.
17. This Coastal Development Permit may be modified or revoked by the Planning
Commission 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.
18. Prior to issuance of building permits, 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 building permits, 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.
20. Prior to 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.
21. 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.
22. Prior to issuance of building permits, the Applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
23. 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.
24. This Coastal Development Permit 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.
25. To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
24
Planning Commission Resolution No. PC2023-024
Page 11 of 11
01-17-23
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 Miller Residence including but not limited to, Coastal
Development Permit (PA2023-0017). This indemnification shall include, but not be limited
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, or
proceeding whether incurred by the Applicant, City, and/or the parties initiating or bringing
such 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 provisions
outlined 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.
25
INTENTIONALLY BLANK PAGE26
Attachment No. PC 2
Resolution No. 23 Adopting Use Permit No.
UP3618
27
INTENTIONALLY BLANK PAGE28
29
30
31
32
33
34
Attachment No. PC 3
501 West Bay Avenue Parking Structure
Floor Plan
35
INTENTIONALLY BLANK PAGE36
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Attachment No. PC 4
Bay Island Notice of Board Decision
39
INTENTIONALLY BLANK PAGE40
February 17, 2023
Matthew G. & Sherylan M. Miller
16 Reflection Ln
Coto de Caza, CA 92679-5100
MAILED REGULAR & CERTIFIED
Property: 22 Bay Island
Account: 30240014165902
NOTICE OF BOARD DECISION
Dear Matthew & Sherylan Miller:
The Board of Directors considered your request for the height variances and approval of the
construction plans dated 01/10/23 at the Board meeting held on 03/17/2022. This notice is to
inform you that the Board of Directors decided the following:
1.) The new request for a height variance for 28 to 29 feet was approved by the Board of
Directors.
2.) The new request to allow the building height up to 33 feet from the Average Grade
Plane was approved.
3.) The structural portion of the submitted plans dated 01/10/23 are approved. Demolition
may begin on the structure. The landscape and hardscape portion of the plans are not
approved and finalized landscape and hardscape plans must be submitted for review by
the Bay Island Club Committees and Board prior to beginning construction.
Thank you for your cooperation regarding this matter.
Sincerely,
For the Board of Directors
Ryan Darby
Community Manager
cc: Board of Directors
Bay Island Club
41
Professionally Managed by Action Property Management, Inc.
2603 Main Street, Suite 500, Irvine, CA 92614
Phone: 949-450-0202 Fax: (949) 450-0303
http://bayislandnewport.com
42
Attachment No. PC 5
Project Plans
43
INTENTIONALLY BLANK PAGE44
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47
BAY ISLAND
PORTION OF LOT 5,
SECTION 34
NEWPORT BEACH,
CALIFORNIA
CL
BENCHMARK INFORMATION
TITLE REPORT/EASEMENT NOTES
NO TITLE REPORT PROVIDED
LEGAL DESCRIPTION
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS
DESCRIBED AS FOLLOWS:
PARCEL 22, BAY ISLAND, PORTION OF LOT 5, SECTION 34NEWPORT BEACH, CALIFORNIA.
LC
EXISTING ELEVATION
LEGEND
( )
FS FINISHED SURFACE CONCRETE SURFACE
T.B.M.TEMPORARY BENCHMARK
SET ON A SEWER MANHOLE RIM (SMH)ELEVATION = 13.35 FEET
HUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATE
NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING
DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE
CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.
LICENSE RENEWAL DATE 12/31/24
PAULD OMINICK
C
RAFTPROFESSIONA L LANDSU
RVEYORFF FINISHED FLOOR
GAS METERGM
CENTERLINE
TC TOP OF CURB CURB
GRAPHIC SCALE
SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.
PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.
SURVEYOR'S NOTES
BLOCK WALL
BRICK SURFACE
NG NATURAL GROUND
BENCHMARK NO: 1E-116-99
DESCRIBED BY OCS 2002 - FOUND 3 3/4" OCS
ALUMINUM BENCHMARK DISK STAMPED "1E-116-99", SET IN THE NORTHWEST CORNER OF A 5.0 FT.
BY 5.0 FT. CONCRETE CATCH BASIN. MONUMENT ISLOCATED ALONG THE WESTERLY SIDE OF PALM
STREET, 110 FT. NORTHERLY OF THE CENTERLINEOF BAY AVENUE AND 21 FT. WEST OF THECENTERLINE OF PALM STREET. MONUMENT IS SET
LEVEL WITH THE SIDEWALK.
ELEVATION: 7.587 FEET (NAVD88), YEAR LEVELED 2015
VICINITY MAP
BFP BACK FLOW PREVENTOR
IRRIGATION CONTROL VALVEICV
SMH SEWER MANHOLE
TW TOP OF WALL
TE TRASH ENCLOSURE
TC TOP OF CURB CURB
GAS VALVEGV
WIF WROUGHT IRON FENCE
BASIS OF BEARINGS
THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINEOF ISLAND AVENUE HAVING A BEARING OF N16°32'02"E PER RSB 183/456-46.
LINE DATA
LINE BEARING DISTANCE
L1 N61°44'51"W 38.67'
L2 N28°18'11"E 5.00'
L3 N61°39'38"W 4.59'
- FOUND EXISTING LEAD, TACK & TAG STAMPED LS2350
MONUMENT NOTES
- FOUND EXISTING LEAD, TACK & TAG STAMPED LS3109
SEARCHED, FOUND NOTHING, SET NOTHING
FOUND EXISTING MONUMENT AS NOTED HEREON
GRASS SURFACE
PAULD. CRAFT,A P.L.
1/6/2023
48
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51
PRECISE GRADING PLANFOR PROPOSED RESIDENCE22 BAY ISALNDNEWPORT BEACH, CA 92661JOB NO.
DATE
SHEET NO.
REVISIONS
22071
NO. REVISION DATE
SHEET NO. OF 3
3/24/202328052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115 info@civilscapes.comG:\Projects\22071 22 Bay Island, NB\DWG\22071.GRADING.dwg1
C1TITLE SHEETNO SCALE
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
VICINITY MAP
CITY OF NEWPORT BEACH, CALIFORNIA
COUNTY OF ORANGE
C1 TITLE SHEETC2 GRADING PLANC3 CONSTRUCTION POLLUTION PREVENTION PLAN
SHEET INDEX
22 BAY ISLAND
NEWPORT BEACH, CA 92661
APN: 048-040-02
PRECISE GRADING PLAN
CIVILSCAPES ENGINEERING, INCCONTACT: WILL ROLPH28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115EMAIL:will@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
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: 22 BAY ISLAND, NEWPORT BEACH
APN: 048-040-02
GENERAL PLAN LAND USE: RM-D MULTIPLE RESIDENTIAL DETACHED
ZONING DISTRICT: RM MULTIPLE RESIDENTIAL
COASTAL 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 AND 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 AND L-18.
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 105 CUBIC YARDSRAW FILL 190 CUBIC YARDSNET 85 CUBIC YARDS (IMPORT)
NOTE:
SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE GRADING.
APEX LAND SURVEYING, INC.HUNTINGTON BEACH, CA 92646714.488.5006
SURVEYOR
CONTRACTOR'S NOTE:
CONTRACTOR SHALL, USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYSPRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BEOBTAINED AT: http://www.newportbeachca.gov/home/showdocument?id=17395.PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.52
CL
PROPOSED RESIDENCEFF=10.00FF=10.00FS=9.75FS=9.66TG=9.52GFF=11.32
GFF=11.43
TG=11.28
GFF=11.45
FF=11.00PROPOSED RESIDENCEESIDENCEFF=10.00FFFF=10.00FF=10.00GFF=11.32GFF=1132
GFF=11.43GFF=1143
TG=11.28TG=11.28
GFF=11.45GFF=11.45
FF=11.00FF=11.00
PROPOSED RESIDENCEFF=10.00
FF=11.00PROPOSED RESIDENCEESIDENCEFF=10.00FF
FF=11.00FF=11 00
2
C2GRADING PLANPRECISE GRADING PLANFOR PROPOSED RESIDENCE22 BAY ISALNDNEWPORT BEACH, CA 92661JOB NO.
DATE
SHEET NO.
REVISIONS
22071
NO. REVISION DATE
SHEET NO. OF 3
3/24/202328052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115 info@civilscapes.comG:\Projects\22071 22 Bay Island, NB\DWG\22071.GRADING.dwgCONSTRUCTION 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 CONCRETE STEMWALL PER STRUCTURAL PLAN AND DETAIL HEREON.
CONSTRUCT FLOWLINE PER DETAIL HEREON.
6-INCH WIDE NDS TRENCH DRAIN W/ TRAFFIC RATED GRATE.
FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3.
FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL ON SHEET C3.
FURNISH & INSTALL 4-INCH SCH-40 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.
CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL HEREON. OTHERWISE OUTLET TOSPLASHBLOCK IN DIRECTION OF FLOW.
IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD-502-L. 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-L.
CONSTRUCT 15 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL HEREON.
FURNISH & INSTALL 4-INCH PERFORATED PVC SUBDRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
TOP OF WALL
FINISHED SURFACEFLOW LINE
FINISHED GRADE
GRADE BREAK
HIGH POINT
LEGEND
INVERT
TOP OF GRATEFINISHED FLOOR ELEVATION
TW
FS
FLFGGBHP
INV
TGFF
TOP OF COPING OR TOP OF CURBTC
GARAGE FINISHED FLOORGFF
PROPERTY LINE AND LIMIT-OF-WORK
OR
EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6
(102.6)
EXISTING GRADEEG EXISTING SPOT ELEVATION( )
PROPOSED WALL
TOP OF RETAINING WALLTRWTOP OF SLOPETOP
TOP OF RAILINGTRTOP OF STEMWALLTS
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. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING.
2. 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
ANY CHANGES TO THE HARDSCAPE/LANDSCAPE MUST BE INDICATED ONA REVISED PRECISE GRADING PLAN, APPROVED BY THE CITY, AND MAYTRIGGER A WATER QUALITY MANAGEMENT PLAN (WQMP) CONSISTENTWITH THE MODEL WQMP, EXHIBIT 7.II.
WQMP NOTE
CONRETE HARDSCAPE
PERMEABLE GRASSPAVE2 SURFACE
“CONTRACTOR SHALL, USE THE CITY STANDARD FORM ‘30-DAY NOTICE OF INTENT TOEXCAVATE’ TO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TOSTARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395. PROOF OFCERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.”
30-DAY NOTICE TO EXCAVATE
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
GRADING PLAN
SCALE: 1" = 8'
STORM DRAIN PLAN
SCALE: 1" = 8'
HARDSCAPE/LANDSCAPEPER PLAN
FLOWLINE DETAIL
NO SCALE
FINISHED FLOOR/ADJACENT GRADE DETAIL
NO SCALE
FINISHED SURFACE
FINISHED FLOOR
FINISHED GRADE
FINISHED FLOOR
**
** CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUMSEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACEPER 2016 CRC SECTION R317.1. FOUNDATIONS WITH STEM WALLSSHALL HAVE ONE NO. 4 BAR WITHIN 12 INCHES FROM TOP OF WALLAND ONE NO. 4 BAR LOCATED 3 TO 4 INCHES FROM BOTTOM OFFOOTING (MINIMUM) PER 2019 CRC SECTION R403.1.3.1. REFER TOSTRUCTURAL DRAWINGS FOR DETAILS.
**
******
* VERTICAL DISTANCE PER 2019 CRC SECTION R317.1 MAY BE REDUCEDPROVIDED THAT WOOD FRAMING MEMBERS, INCLUDING WOODSHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS AREMADE OF NATURAL DURABLE OR PRESERVATIVE-TREATED WOOD INACCORDANCE WITH CODE. CONTRACTOR SHALL NOTIFYCIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS
*** MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PER 2019 CRCSECTION R401.3. CONTRACTOR SHALL NOTIFY CIVILSCAPESENGINEERING IF THERE ARE ANY CONFLICTS.
53
PROPOSED RESIDENCEFF=10.00
FF=11.00PROPOSED RESIDENCEESIDENCEFF=10.00FF
FF=11.00FF=11.00
FACE OF PROP. BLDG WALLFF=11.00
P/L
SECTION A-A
SCALE: 1"=4'
EXISTINGGROUND
FACE OF PROP. BLDG WALLFF=11.00
P/L
EXISTINGBUILDING(ADJACENTNEIGHBOR)
EXISTING WALKWAYTO REMAIN
SECTION B-B
SCALE: 1"=4'
EXISTINGGROUND
FACE OF PROP. GARAGE DOORFACE OF PROP. BLDG WALLFF=11.00
EXISTINGGROUND
P/L
EXISTING WALKWAYTO REMAIN
SECTION C-C
SCALE: 1"=4'SUBDRAIN
3
C3CONSTRUCTION POLLUTION PREVENTION PLANPRECISE GRADING PLANFOR PROPOSED RESIDENCE22 BAY ISALNDNEWPORT BEACH, CA 92661JOB NO.
DATE
SHEET NO.
REVISIONS
22071
NO. REVISION DATE
SHEET NO. OF 3
3/24/202328052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115 info@civilscapes.comG:\Projects\22071 22 Bay Island, NB\DWG\22071.GRADING.dwg1. 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 SCALE
B
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" MINNDS #101 OR #201SPEE-D BASINOR APPROVEDEQUAL
NDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUALVARIES2% MIN
NDS ATRIUM OR FLAT GRATE
TG ELEVPER PLAN
INV ELEVPER PLAN
SLOPE PER PLAN
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 54
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68
1
Rodriguez, Clarivel
Subject:FW: 22 Bay Island
‐‐‐‐‐Original Message‐‐‐‐‐
From: balboa4274@gmail.com <balboa4274@gmail.com>
Sent: June 13, 2023 3:31 PM
To: Tran, Jenny <jtran@newportbeachca.gov>
Subject: 22 Bay Island
[EXTERNAL EMAIL] DO NOT CLICK links or aƩachments unless you recognize the sender and know the content is safe.
I understand this household is applying for a building permit on Bay Island . There are currently 3 houses in various
stages of construcƟon on the Island. In addiƟon there is a house on our street under construcƟon which is owned by a
resident of the Island. 4 projects in all which causing a lot of congesƟon and noise on our block long street. There is
never a place to park on the street from 7 AM unƟl 4 PM because of the workers, residents and delivery people. This has
been going on for over a year and I hope this new permit request will not be allowed unƟl some of these other houses
are finished. We residents of Island Ave have put up with this far too long and we need some peace and quiet .
I appreciate your consideraƟon of the residents on our street.
Thank you , Sharon Kahan. 308 Island Ave.
Sent from my iPhone
Planning Commission - June 22, 2023 Item No. 3a - Additional Materials Received Miller Residence (PA2023-0017)
1
Rodriguez, Clarivel
Subject:FW: 22 Bay Island/tear-down...new 3 story.
From: J&J McKellar <twojlmck@gmail.com>
Sent: June 20, 2023 5:46 PM
To: Tran, Jenny <jtran@newportbeachca.gov>
Subject: Re: 22 Bay Island/tear‐down...new 3 story.
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.
As a resident of Anade Ave for 30+ years, I am VIOLENTLY against this un‐necessary huge project. There simply is NO
justification for such an enormous project which is completely out of context with the original plan the City Planning
Committee agreed to many years ago for all homes on this fabulous Island.
While being terribly offensive to many of the applicants surrounding neighbors, this equates to building a 3 story
commercial structure among the existing single story homes on this small island.
AND, with a 4,566 sq. ft. single family home, CLEARLY, the applicant is planning on hosting many, many functions (aka
parties) at his new party house. And, of course, this can include at least 4 families spending the night, for a few nights, all
the time. Just where do the party goers and overnight guests park? Well, on Island, and ALL the now already
overcrowded surrounding streets to find parking spots that the local residents now scurry to find for their cars. Inquire
into your own Police Parking Dept...they will tell you of the disaster parking is and related problems, for blocks and
blocks around the bridge that take pedestrians over to Bay Island, after they have searched and searched for a parking
spot.
Clearly, the applicant has the resources to build this unwelcome monster...but that doesn't mean that this unfriendly,
unnecessary project that will bring problems to existing residents, both on Bay Island and on the Peninsula, should be
built. It simply doesn't work.
James McKellar
Planning Commission - June 22, 2023 Item No. 3b - Additonal Materials Received Miller Residence (PA2023-0017)
June 22, 2023, Planning Commission Item 3 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 3. MILLER RESIDENCE (PA2023-0017)
There is significant discrepancy in the applicant’s proposed Front (Water) setback as stated in
Table 1 (“Use Permit No. UP3618 Development Standards”) on handwritten page 6 of the staff
report, which says it is “15 feet” (against a 15-foot standard) and that stated in Table 2 (“Title 21
RM Development Standards”), which lists the proposed Front (Water) setback as “29 feet 9
inches” (against a 20-foot standard).
Moreover, the accuracy of the setback standards listed in Table 1 is difficult to verify since the
copy of UP3618 provided in Attachment PC 2 (“Resolution No. 23 Adopting Use Permit No.
UP3618”) is missing the “Building Site Map dated 8-15-97” which the (very belated) City Council
Resolution No. 2004-23 says shows the (otherwise unstated) “setbacks and envelopes” for
“major structures.”
As best I can tell, that map was last seen by the Planning Commission on September 8, 2022,
when, as Item 4, it heard the “Bay Island Amendments” (PA2022-087), and a “Planned
Residential Development” map dated 8-15-97 appeared on handwritten page 31 of the staff
report.
The “29 feet 9 1/8 inches” dimension appears on handwritten page 49 of the present report and
represents the clearance of the structure from the bulkhead line which apparently doubles as
the Bay Island Club property line. As it indicates, that conforms to the 20 foot from property line
setback required for RM zoned structures.
But it is not clear to me where Table 1 of the present staff report got its “Use Permit No. UP3618
Development Standards” from. The “15 feet” does not appear to be a distance from the water or
the island property line, but rather the depth by which UP3618 allows “Minor Structures” to
encroach toward the water beyond the water-facing side of the “Major Structure” building
envelope defined by the 8-15-97 map.
Conformance to that development standard appears to be asserted by the applicat on
handwritten page 55 (drawing L-1), but it appears to me the 15 feet it show is measured from
the wrong line (the full “allotment 22” boundary rather the boundary of the “allotment 22” major
structure envelope).
Comparing to UP3618, as shown below, 4 feet of the 15 feet total is supposed to fall on the
interior side of the “allotment 22” boundary (thereby establishing one edge of its Major Structure
building envelope), leaving only 11 feet on its water side.
Put another way, it appears to me that a 19-foot depth of minor structure encroachments
beyond the Major Structure building envelope is being proposed in an area where no more than
15 feet is allowed.
Planning Commission - June 22, 2023 Item No. 3b - Additonal Materials Received Miller Residence (PA2023-0017)
June 22, 2023, PC agenda Item 3 comments - Jim Mosher Page 2 of 2
Detail from drawing L-1:
Detail from UP3618:
Planning Commission - June 22, 2023 Item No. 3b - Additonal Materials Received Miller Residence (PA2023-0017)
Miller Residence
Planning Commission Public Hearing
June 22, 2023
Jenny Tran, Assistant Planner
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
Introduction
2Community Development Department
•Coastal Development Permit
•Parking management plan
•Height up to 33 feet
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
Vicinity Map
Subject
Property
3Community Development Department
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
Building Sites
4Community Development Department
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
Use Permit Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (from building site line)4 feet 4 feet
Side (East)5 feet 5 feet
Side (West)6 feet 6 feet
Rear (Parkside)18 feet 18 feet
Maximum Allowable Floor Area
(2.5 times buildable area, each
building site)
5,725 square feet 4,566 square feet
Parking (min.)0 Onsite
2 Offsite (501 W.Bay Ave.)
1 Onsite (Golf Cart Storage)
2 Offsite (501 W.Bay Ave.)
Height (max.)*24 feet flat roof
29 feet sloped roof
28 feet flat roof
33 feet sloped roof
5Community Development Department
* Use Permit No. UP3618 permits heights of 28 feet for flat and 33 feet for sloped roofs
with Planning Commission approval
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
Height Increase with PC Approval
6Community Development Department
28’ max (flat)
33’ max (sloped)
West Elevation
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
Height Increase with PC Approval
7Community Development Department
28’ max (flat)
33’ max (sloped)
South Elevation
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
Local Coastal Program Implementation Plan Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Water)20 feet 29 feet 9 inches
Maximum Allowable Floor Area
(1.75 times buildable area)
Approximately 143,916
square feet total for all
homes
Approximately 130,095 square
feet
Parking (min.)*3 onsite in a garage 1 Onsite (Golf Cart Storage)
2 Offsite (501 W. Bay Ave.)
Height (max.)28 feet flat roof
33 feet sloped roof
28 feet flat roof
33 feet sloped roof
8Community Development Department
* The applicant requests an adjustment to parking requirements consistent with NBMC
Section 21.40.110 (Adjustment to Off-Street Parking Requirements)
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
9Community Development Department
Parking Management Plan
•Use Permit:2 spaces in offsite structure
•Implementation Plan:3 spaces onsite
•Parking managementplan:2 spaces in offsitestructure
1 golf cartspace onsite
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
Offsite Parking
10Community Development Department
501 W. Bay
Avenue
22 Bay Island
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
11Community Development Department
Building Site Map Proposed Site Plan
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
Condition of Approval
•“Minor structure encroachments beyond the building site line shall be consistent with Use Permit No. UP3618, including the associated Building Site Map.”
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
13Community Development Department
Recommended Action
•Conduct a public hearing;
•Find this project exempt from CEQA pursuantto Class 3
•Adopt Resolution No.PC2023-024 approvingthisCoastalDevelopmentPermit
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))
14
Questions and Discussion
Jenny Tran, Assistant Planner
949-644-3212, jtran@newportbeachca.gov
Planning Commission Public Hearing
June 22, 2023
Planning Commission - June 22, 2023 Item No. 3 - Additonal Materials Preseneted at the Meeting Miller Residence (PA2023-0017))