HomeMy WebLinkAbout02_303 Fernleaf Partners, LLC Residential Condominiums CDP and TPM_PA2023-0056CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 28, 2023
Agenda Item No. 2
SUBJECT: 303 Fernleaf Partners, LLC Residential Condominiums (PA2023-0056)
▪Coastal Development Permit
▪Tentative Parcel Map
▪County Tentative Parcel Map Nos. 2023-151 and 2023-152
SITE LOCATION: 303 and 305 Fernleaf Avenue
APPLICANT: Gina Siciliano, Sage Modern
OWNER: 303 Fernleaf Partners, LLC
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221, mwhelan@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Multiple Residential (RM)
•Zoning District: Multiple Residential (RM)
•Coastal Land Use Plan Category: Multiple Unit Residential (RM-D 20.0-29.9 DU/AC)
•Coastal Zoning District: Multiple Residential (RM)
PROJECT SUMMARY
A coastal development permit and two (2) tentative parcel maps to demolish two (2)
existing buildings of approximately 1,945 square feet and 2,310 square feet, containing a
total of five (5) apartment units and construct two (2)-unit condominiums with one (1)
internal accessory dwelling unit (ADU). The ADU will serve one (1) of the four (4)
condominium units. After demolition of the existing structures, the property will revert to
the underlying legal lot line configuration to create two (2) individual parcels (303 and 305
Fernleaf Avenue). Each two (2)-unit condominium building will be located on a separate
lot. A tentative parcel map is requested for each lot to allow the condominiums to be sold
separately. The proposed 3,977-square foot, three (3)-story two (2)-unit condominium at
303 Fernleaf Avenue includes two (2) garage spaces, two (2) carports, and a 261-square-
foot internal ADU on the first floor. The proposed 3,977-square-foot, three (3)-story, two
(2)-unit condominium at 305 Fernleaf Avenue includes two (2) garage spaces and two (2)
carports.
RECOMMENDATION
1)Conduct a public hearing;
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2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 under Class 15 (Minor Land Divisions) and Section 15303
under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it
has no potential to have a significant effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit and Tentative Parcel Maps filed as PA2023-0056 (Attachment No. ZA 1).
DISCUSSION
Land Use and Development Standards
•The subject property is in the RM Coastal Zoning District, which provides for single-
unit, two (2)-unit and multi-family residential development and is consistent with the
City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal
development permit is required, and the property is not eligible for a waiver for de
minimis development because the property is in the Coastal Commission Appeal
Area.
•The property currently consists of two (2) legal lots developed as one (1) property
with five (5) apartment units and garages in two (2) existing structures. The
neighborhood is predominantly developed with two (2)-and three (3)-story, single-
unit, two (2)-unit. and multi-unit residences. The project includes the demolition of
the existing apartments, reversion back to the underlying lot lines, which creates
separate lots for development. Each lot would include a two (2)-unit condominium
and one (1) of the condominiums at 303 Fernleaf Avenue would include an internal
ADU. Historically, the lot was developed with the existing five (5) units since the
1950s without any formal lot merger or parcel map. Thus, reverting back to the
underlying lot lines requires demolition of the existing structures. Tentative parcel
maps are included in the request for two (2)-unit condominiums on each new lot.
The proposed design, bulk, and scale of the development are consistent with the
existing neighborhood pattern of development, and expected future development
is consistent with applicable development standards.
•Housing Crisis Act of 2019 and Senate Bill 8 (Skinner) prohibit reducing residential
density with the approval of a housing development project including re-
development of existing properties with nonconforming density. The State
Department of Housing and Community Development (“HCD”) has verified that
ADUs are considered a housing unit under Government Code Section 66300
provisions for replacement of existing units. The existing structures, 1,945 square
feet and 2,310 square feet with the five (5) apartments will be demolished and
rebuilt as two (2) separate parcels. Each parcel will contain two (2) -unit
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condominiums, and one (1) condominium unit at 303 Fernleaf Avenue will include
an internal ADU for a total of five (5) replacement units.
•The proposed condominiums, internal ADU and accessory structures on 303 and
305 Fernleaf Avenue conform to all applicable development standards, including
floor area limit, setbacks, height, and off-street parking as evidenced by the project
plans and illustrated in Table 1 and Table 2 below.
Table 1 – Development Standards for 303 Fernleaf Avenue
Development Standard Standard Proposed
Setbacks (min.)
Front 15 feet 15 feet
Sides 3 feet 3 feet
Rear 10 feet 10 feet
Allowable Floor Area (max.) 4,000 square feet 3,977 square feet
Open Space (min.) 360 square feet 457 square feet
Parking (min.) 2 garages
2 carports
2 garages
2 carports
Height (max.) 28-foot flat roof
33-foot sloped roof
28-foot flat roof
33-foot sloped roof
Table 2 – Development Standards for 305 Fernleaf Avenue
Development Standard Standard Proposed
Setbacks (min.)
Front 15 feet 15 feet
Sides 3 feet 3 feet
Rear 10 feet 10 feet
Allowable Floor Area (max.) 4,000 square feet 3,977 square feet
Open Space (min.) 360 square feet 470 square feet
Parking (min.) 2 garages
2 carports
2 garages
2 carports
Height (max.) 28-foot flat roof
33-foot sloped roof
28-foot flat roof
33-foot sloped roof
Hazards
•The development is located north of Seaview Avenue along Fernleaf Avenue just
south of Bayside Drive. It is approximately 900 feet to the closest body of water, the
harbor channel from the Bay, but is still mapped within the appeal area of the
California Coastal Commission jurisdiction and is considered between the first public
road and the sea.
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•The development is located on an inland property in a developed area approximately
900 feet from the harbor channel. The project is separated from the water by more
than four (4) blocks of single, two (2)-and multi-family development as well as
Seaview Avenue and Ocean Boulevard. The finished floor elevation of the proposed
development on each lot is 104 feet (NAVD 88), which complies with the minimum
9.00-foot (NAVD 88) elevation standard. The identified distances from the coastal
hazard areas coupled with the higher finished floor elevation will help to ensure the
project is reasonably safe from coastal hazards for the economic life of the structure.
•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 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 before building permit issuance.
Water Quality
•Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due
to the proximity of the development to the shoreline and the development containing
more than 75 percent of impervious surface area, a preliminary Water Quality and
Hydrology Plan (WQHP) is required. A preliminary WQMP has been prepared for the
project by Commercial Development Resources dated February 28, 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. Construction plans will be reviewed for compliance with the approved WQHP
before building permit issuance.
•The project design addresses water quality with a construction erosion control plan
and a post-construction drainage system that includes drainage and percolation
features designed to retain dry weather runoff and minor rain event runoff on-site.
Any water not retained on-site is directed to the City’s storm drain system.
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 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 five (5) dwelling-units
within two (2) structures with two (2) new condominium buildings plus one (1) internal
ADU within one (1) of the condominiums. The lots will be standard sizes for the block
with two (2)-units each plus the internal ADU. The size of each new condominium is
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consistent with the surrounding area. 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.
•The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is approximately 580 feet southwest on Ocean Boulevard and
approximately 600 feet northwest at Begonia Park. The closest public beach is
approximately 650 feet south at Big Corona accessed from Ocean Boulevard. The
proposed project will not be in the view shed from any of these public viewpoints,
beach, or park. The proposed project complies with all applicable Local Coastal
Program (LCP) development standards and maintains a building envelope consistent
with the existing neighborhood pattern of development. Additionally, the project does
not contain any unique features that could degrade the visual quality of the coastal
zone.
•Vertical and lateral access to the bay and beach is available through China Cove at
the terminus of Fernleaf Avenue and Cove Street where they meet sandy beaches
along the harbor channel. This is approximately 900 feet from the project site and the
project does not include any features that would obstruct access along these routes.
Tentative Parcel Maps
•The project includes demolition of two (2) existing buildings containing a total of
five (5) units, will revert to an underlying lot line to create two (2) individual parcels
(303 and 305 Fernleaf Avenue) and construct two (2)-unit condominiums on each
lot with one (1) internal accessory dwelling unit (ADU). The ADU will serve one (1)
of the four (4) condominium units.
•A tentative parcel map is requested for each lot (303 and 305 Fernleaf Avenue) to
allow two (2)-unit condominiums on each lot to be sold separately. The proposed
3,977-square foot, three (3)-story, two (2)-unit condominium at 303 Fernleaf
Avenue includes a two (2)-car garage and two (2)-car carport, and a 261-square-
foot internal ADU on the first floor. The proposed 3,977-square-foot, three (3)-
story, two (2)-unit condominium at 305 Fernleaf Avenue includes a two (2)-car
garage and two (2)-car carport.
•Each subject property is a fairly flat lot with slightly greater than one (1) percent
slope and measures 3,750 square feet in area.
•Approval of the tentative parcel maps will allow each unit to be sold individually.
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•Each property is designated for multi-unit residential use by the General Plan and
Zoning Code. The new two (2)-unit dwelling on each parcel is consistent with this
designation and a tentative parcel map for condominiums does not change the
use.
•The new condominium projects will conform to current Newport Beach Municipal
Code (NBMC) requirements and will meet all Title 19 (Subdivisions) standards.
•Public improvements, such as repairing and replacing broken and/or otherwise
damaged sidewalk panels and curb/gutter along the Fernleaf Avenue property
frontage and alley, will be required of the applicant pursuant to the Newport Beach
Municipal Code and Subdivision Map Act.
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) and
Section 15315 under Class 15 (Minor Land Divisions) and 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 six (6) dwelling units in a multi-
family residential structure in an urbanized area. The proposed project consists of the
demolition two (2) existing buildings containing a total of five (5) apartment units, revert
to an underlying lot line to create two (2) individual parcels (303 and 305 Fernleaf Avenue)
and construct two (2)-unit condominiums on each lot with one (1) internal accessory
dwelling unit (ADU). The ADU will serve one (1) of the four (4) condominium units.
Therefore, the project qualifies within this exemption. There are no known exceptions
listed in CEQA Guidelines Section 15300.2 (Exceptions) that would invalidate the use of
this exemption. The project location does not impact an environmental resource of
hazardous or critical concern, does not result in cumulative impacts, does not have a
significant effect on the environment due to unusual circumstances, does not damage
scenic resources within a state scenic highway, is not a hazardous waste site, and is not
identified as a historical resource.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the city website.
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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 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 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. For
additional information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
LAW/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
ZA 4 Tentative Parcel Maps
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Attachment No. ZA 1
Draft Resolution
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01-10-2023
RESOLUTION NO. ZA2023-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING A COASTAL
DEVELOPMENT PERMIT AND TENTATIVE PARCEL MAPS TO
DEMOLISH TWO (2) EXSITING STRUCTRES WITH A TOTAL OF
FIVE (5)-UNITS, REVERT TO THE UNDERLYING TWO (2) LOTS,
AND CONSTRUCT TWO (2) NEW, THREE (3)-STORY TWO (2)-
UNIT CONDOMINIUMS, AN INTENRAL ACCESSORY DWELLING
UNIT, WITH TWO (2) GARAGES AND TWO (2) CARPORTS FOR
EACH TWO (2)-UNIT CONDOMINUM LOCATED AT 303 AND 305
FERNLEAF AVENUE (PA2023-0056)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Gina Siciliano, concerning property located at 303 and 305
Fernleaf Avenue, requesting approval of a coastal development permit.
2.The lot at 303 and 305 Fernleaf Avenue is legally described as Lots 3 and 5 in Block 232.
3.The applicant requests a coastal development permit and two (2) tentative parcel maps to
demolish two (2) existing buildings of approximately 1,945 square feet and 2,310 square
feet, containing a total of five (5) apartment units and construct two (2)-unit condominiums
with one (1) internal accessory dwelling unit (ADU). The ADU will serve one (1) of the four
(4) condominium units. After demolition of the existing structures, the property will revert to
the underlying legal lot line configuration to create two (2) individual parcels (303 and 305
Fernleaf Avenue). Each two (2)-unit condominium building will be located on a separate
lot. A tentative parcel map is requested for each lot to allow the condominiums to be sold
separately. The proposed 3,977-square foot, three (3)-story two (2)-unit condominium at
303 Fernleaf Avenue includes two (2) garage spaces and two (2) carports, and a 261-
square-foot internal ADU on the first floor. The proposed 3,977-square-foot, three (3)-story,
two (2)-unit condominium at 305 Fernleaf Avenue includes two (2) garage spaces and two
(2)carports.
4.The subject property is designated Multiple Residential (RM) by the General Plan Land
Use Element and is located within the Multiple Residential (RM) Zoning District.
5.The subject properties are located within the coastal zone. The Coastal Land Use Plan
category is Multiple Unit Residential (RM-D 20.0-29.9 DU/AC) and it is located within the
Multiple Residential Coastal Zoning District.
6.A public hearing was held on September 28, 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.
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Zoning Administrator Resolution No. ZA2023-###
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01-10-2023
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 and 15315, Division 6, Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New
Construction or Conversion of Small Structures) and Class 15 (Minor Land Divisions)
because it has no potential to have a significant effect on the environment.
2.Class 3 exempts the demolition and construction of up to six (6) dwelling units in a multi-
family residential structure in an urbanized area. The proposed project consists of the
demolition of two (2) existing buildings containing a total of five (5) apartment units,
reversion to an underlying lot line to create two (2) individual parcels (303 and 305
Fernleaf Avenue) and construct two (2)-unit condominiums on each lot with one (1)
internal accessory dwelling unit (ADU). The ADU will serve one (1) of the four (4)
condominium units. Therefore, the project includes fewer than six (6) dwelling units and
qualifies within this exemption. There are no known exceptions listed in CEQA
Guidelines Section 15300.2 (Exceptions) that would invalidate the use of this exemption.
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. The Class 15 exemption allows the division of property in urbanized areas
zoned for residential, commercial, or industrial use into four (4) or fewer parcels when
the division is in conformance with the General Plan and Zoning, no variances or
exceptions are required, all services and access to the proposed parcels are available.
The parcel was not involved in a division of a larger parcel within the previous two (2)
years, and the parcel does not have an average slope greater than 20 percent. The
tentative parcel map is for condominium purposes and is consistent with all
requirements of the Class 15 exemption.
SECTION 3. REQUIRED FINDINGS.
By Section 21.52.015F (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 on each parcel (303 and 305 Fernleaf Avenue) complies
with applicable residential development standards including, but not limited to, floor area
limitation, setbacks, height, and parking.
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01-10-2023
a. The maximum floor area limitation for each parcel is 4,000 square feet and the
proposed floor area is 3,977 square feet for 303 Fernleaf Avenue and 3,977 square
feet for 305 Fernleaf Avenue.
b. The proposed development on each parcel provides the minimum required
setbacks, which are 15 feet along the front property line abutting Fernleaf Avenue,
three (3) feet along each side property line, and 10 feet along the rear property line.
c. The highest guardrail is less than 24 feet from the established grade (103.5 feet
NAVD88) and the highest ridge is no more than 29 feet from the established grade,
which complies with the maximum height requirements.
d. The project includes garage parking for a total of two (2) vehicles in single-car
garages as well as two (2) covered carport spaces on each parcel, complying with
the minimum four (4)-car parking requirement for each of the two (2)-unit
condominiums. The internal ADU at 303 Fernleaf Avenue does not require
additional parking.
2. The Housing Crisis Act of 2019 and Senate Bill 8 (Skinner) prohibit reducing residential
density with the approval of a housing development project including re-development of
existing properties with nonconforming density. The State Department of Housing and
Community Development (“HCD”) has verified that ADUs are considered a housing unit
under Government Code Section 66300 provisions for replacement of existing units.
The existing structures are 1,945 square feet and 2,310 square feet with the five (5)
apartments and will be demolished and rebuilt as two (2) separate parcels. Each parcel
will contain a two (2)-unit condominium and one (1) condominium unit at 303 Fernleaf
Avenue will include an internal ADU for a total of five (5) replacement units.
3. The neighborhood is predominantly developed with two (2)- and three (3)-story, two (2)-
family and multi-family residences. The proposed design, bulk, and scale of the
development are consistent with the existing neighborhood pattern of development.
4. The development is located north of Seaview Avenue along Fernleaf Avenue just south
of Bayside Drive. It is approximately 900 feet from the Bay, but is still mapped within the
appeal area of the California Coastal Commission jurisdiction and is considered
between the first public road and the sea.
5. The development is located on an inland property in a developed area approximately
900 feet from the harbor channel. The project is separated from the water by more than
four (4) blocks of single, two (2)-and multi-unit development as well as Seaview Avenue
and Ocean Boulevard. The finished floor elevation of the proposed development on
each lot is 104 feet (NAVD 88), which complies with the minimum 9.00-foot (NAVD 88)
elevation standard. The identified distances from the coastal hazard areas coupled with
the higher finished floor elevation will help to ensure the project is reasonably safe from
coastal hazards for the economic life of the structures.
6. 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
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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.
7.The project design addresses water quality with a construction erosion control plan and a
post-construction drainage system that includes drainage and percolation features
designed to retain dry weather runoff and minor rain event runoff on-site. Any water not
retained on-site is directed to the City’s storm drain system.
8.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 Commercial
Development Resources dated February 28, 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.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.
10.The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is approximately 580 feet southwest on Ocean Boulevard and approximately 600
feet northwest at Begonia Park. The closest public beach is approximately 650 feet south
at Big Corona accessed from Ocean Boulevard. The proposed project will not be in the
view shed from any of these public viewpoints, beach, or park. The proposed project
complies with all applicable Local Coastal Program (LCP) development standards and
maintains a building envelope consistent with the existing neighborhood pattern of
development. Additionally, the project does not contain any unique features that could
degrade the visual quality of the coastal zone.
Finding:
B.Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
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 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 five (5) dwelling units within
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two (2) structures with two (2) new condominium buildings plus one (1) internal ADU within
one (1) of the condominiums. The lots will be standard sizes for the block with two (2)-units
each plus the internal ADU. The size of each new condominium is consistent with the
surrounding area. 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.
Vertical and lateral access to the bay and beach is available through China Cove at the
terminus of Fernleaf Avenue and Cove Street where they meet sandy beaches along the
harbor channel. This is approximately 900 feet from the project site and the project does
not include any features that would obstruct access along these routes.
The Zoning Administrator determined in this case that the tentative parcel maps are consistent
with the legislative intent of NBMC Title 20 (Planning and Zoning) and is approved based on the
following findings per NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps):
Finding:
C.That the proposed map and the design or improvements of the subdivision are consistent
with the General Plan and any applicable specific plan, and with applicable provisions of
the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1.The two (2) parcels are currently developed as one (1), five (5)-unit development. The
project proposes demolition of the existing units, reversion back to underlying legal lot lines
with two (2) parcels and the construction of two (2)-units on each parcel. Two (2) tentative
parcel maps are proposed as part of the project. One (1) tentative parcel map is intended
to allow each unit developed at 303 Fernleaf Avenue to be sold as condominiums. The
other tentative parcel map is intended to allow for each unit developed at 305 Fernleaf
Avenue to be sold as condominiums. The proposed internal ADU developed in conjunction
with 303 Fernleaf Avenue would be sold as part of one (1) of the condominium units and
could not be sold separately. The proposed subdivision and improvements are consistent
with the density of the RM Zoning District and the RM General Plan Land Use Designation.
2.The subject property is not located within a specific plan area.
3.The project has been conditioned to require public improvements, including the
reconstruction of sidewalks, curbs, and gutters along the Fernleaf Avenue frontage and
any damaged concrete alley panels consistent with Title 19 of the NBMC.
Finding:
D.That the site is physically suitable for the type and density of development.
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Facts in Support of Finding:
1.Each of the lots are physically suitable for two (2)-unit residential development because
they are regular in shape and size. The redevelopment from five (5)-units on one (1) parcel
to two (2) units on two (2) parcels (plus an internal ADU) is currently in the plan check
process.
2.The new two (2)-unit condominium development on each parcel is compliant with the
Section 20.18.030 (Residential Zoning Districts General Development Standards) of the
NBMC minimum site area per dwelling unit of 1,000 square feet with a proposed lot area
of approximately 1,875 square feet per dwelling unit.
3.The subject property is accessible from a dedicated alley in the rear of the lot, similar to
every lot on this block on Fernleaf Avenue.
4.The subject property is adequately served by all existing utilities.
Finding:
E.That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife or
their habitat. However, notwithstanding the foregoing, the decision-making body may
nevertheless approve such a subdivision if an environmental impact report was prepared
for the project and a finding was made pursuant to Section 21081 of the California
Environmental Quality Act that specific economic, social, or other considerations make
infeasible the mitigation measures or project alternatives identified in the environmental
impact report.
Facts in Support of Finding:
1.The property is located in an urbanized area that does not contain any sensitive vegetation
or habitat.
2.The project is categorically exempt under Section 15303 (New Construction or
Conversion of Small Structures) and 15315 (Minor Land Divisions) (Title 14, Division 6,
Chapter 3) of the CEQA Guidelines – Class 3 and Class 15.
Finding:
F.That the design of the subdivision or the type of improvements is not likely to cause serious
public health problems.
Fact in Support of Finding:
1.The tentative parcel maps are for residential condominium purposes. All improvements
associated with the project will comply with all Building, Public Works, and Fire Codes,
which are in place to prevent serious public health problems. Public improvements will be
required of the developer per Section 19.28.010 (General Improvement Requirements) of
14
Zoning Administrator Resolution No. ZA2023-###
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01-10-2023
the NBMC and Section 66411 (Local Agencies to Regulate and Control Design of
Subdivisions) of the Subdivision Map Act. The Applicant is required to comply with all
ordinances of the City and all Conditions of Approval.
Finding:
G.That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed subdivision. In this connection, the decision-making body may approve a
map if it finds that alternate easements, for access or for use, will be provided and that
these easements will be substantially equivalent to ones previously acquired by the public.
This finding shall apply only to easements of record or to easements established by
judgment of a court of competent jurisdiction and no authority is hereby granted to the City
Council to determine that the public at large has acquired easements for access through
or use of property within a subdivision.
Fact in Support of Finding:
1.The design of the development will not conflict with easements acquired by the public at
large, for access through, or use of property within the proposed development, because
there are no public access easements located on the property.
Finding:
H.That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if
the land is subject to a contract entered into pursuant to the California Land Conservation
Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would
not be too small to sustain their agricultural use or the subdivision will result in residential
development incidental to the commercial agricultural use of the land.
Facts in Support of Finding:
1.The property is not subject to the Williamson Act because the subject property is not
designated as an agricultural preserve and is less than 100 acres in area.
2.The properties were previously developed with a multi-residential use and is located in a
Zoning District that permits residential uses.
Finding:
I.That, in the case of a “land project” as defined in Section 11000.5 of the California Business
and Professions Code: (1) there is an adopted specific plan for the area to be included
within the land project; and (2) the decision-making body finds that the proposed land
project is consistent with the specific plan for the area.
15
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01-10-2023
Facts in Support of Finding:
1.California Business and Professions Code Section 11000.5 has been repealed by the
Legislature. However, this project site is not considered a “land project” as previously
defined in Section 11000.5 of the California Business and Professions Code because the
project site does not contain 50 or more parcels of land.
2.The project is not located within a specific plan area.
Finding:
J.That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
1.The tentative parcel map and any future improvements are subject to Title 24 of the
California Code of Regulations (the California Building Code) that requires new
construction to meet minimum heating and cooling efficiency standards depending on
location and climate. The Newport Beach Building Division enforces Title 24 compliance
through the plan check and inspection process.
Finding:
K.That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City’s share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City’s residents and available fiscal and environmental
resources.
Fact in Support of Finding:
1.The proposed five (5)-unit condominium project with one (1) internal ADU is consistent
with the intended uses of the RM Zoning District, which allows two (2) residential units on
each lot. Therefore, the tentative parcel maps for condominium purposes will not affect the
City in meeting its regional housing need.
Finding:
L.That the discharge of waste from the proposed subdivision into the existing sewer system
will not result in a violation of existing requirements prescribed by the Regional Water
Quality Control Board.
Fact in Support of Finding:
1.The new two (2)-unit dwelling is designed so that wastewater discharge into the existing
sewer system complies with the Regional Water Quality Control Board (RWQCB)
requirements.
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01-10-2023
Finding:
M.For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Fact in Support of Finding:
1.The subject property is located within the coastal zone. A coastal development permit is
requested in conjunction with the proposed tentative parcel map, demolition, and
construction project complies with the certified Local Coastal Program (LCP) and public
access and recreation policies of Chapter 3 of the Coastal Act. The Facts in Support of
Findings L and M for the Coastal Development Permit (above) are hereby incorporated by
reference.
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 under Section 15315
under Class 15 (Minor Land Divisions) and 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 Zoning Administrator of the City of Newport Beach hereby approves PA2023-0056 for
a Coastal Development Permit and two (2) Tentative Parcel Maps, 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
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 28TH DAY OF SEPTEMBER, 2023.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
17
Zoning Administrator Resolution No. ZA2023-###
Page 10 of 14
01-10-2023
EXHIBIT “A”
CONDITIONS OF APPROVAL APPLY TO BOTH 303 AND 305 FERNLEAF
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.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
beach, wetlands or their buffers. No demolition or construction materials shall be stored
on public property.
3.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.
4.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.
5.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.
6.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.
18
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01-10-2023
7.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.
8.Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
9.The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
10.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.
11.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.
12.Prior to the final building permit inspection for the first condominium building (303 or 305
Fernleaf Avenue whichever comes first), building permits for the other condominium
building shall be issued and construction shall be commenced to ensure there is no net
loss of housing units through project implementation.
13.Before the issuance of building permits for the new residential structures, the applicant
shall obtain and final a demolition permit for the existing two (2) structures across the
underlying lot lines that contain five (5) residential units.
14.Before the issuance of building permits, an ADU deed restriction shall be recorded for
303 Fernleaf Avenue.
15.Before the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
16.Before the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
17.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.
18.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.
19
Zoning Administrator Resolution No. ZA2023-###
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01-10-2023
19. Before 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. 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.
21. Construction activities shall comply with Section 10.28.040 (Construction Activity- Noise
Regulations) of the Newport Beach Municipal Code, which restricts hours of noise-
generating construction activities that 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.
22. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified 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
23. Before the issuance of the building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
24. 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.
25. This Coastal Development Permit and Tentative Parcel Maps for PA2023-0056 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.
26. 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,
employees, and agents from and against any claims, demands, obligations, damages,
20
Zoning Administrator Resolution No. ZA2023-###
Page 13 of 14
01-10-2023
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 303 Fernleaf Partners, LLC Residential Condominiums
including but not limited to, Coastal Development Permit and Tentative Parcel Maps for
PA2023-0056. 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.
Public Works Department
27.A parcel map shall be recorded for each property. The Map shall be prepared on the
California coordinate system (NAD83). Prior to recordation of the Map, the
surveyor/engineer preparing the Map shall submit to the County Surveyor and the City
of Newport Beach a digital-graphic file of said map in a manner described in Sections 7-
9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County
Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport
Beach shall comply with the City’s CADD Standards. Scanned images will not be
accepted.
28.Prior to recordation of the parcel maps, the surveyor/engineer preparing the map shall
tie the boundary of the map into the Horizontal Control System established by the
County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Subdivision Manual, Subarticle 18.
Monuments (1-inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise
approved by the Subdivision Engineer. Monuments shall be protected in place if
installed prior to completion of construction project.
29.Prior to recordation of the parcel maps, all improvements shall be constructed as
required by Ordinance and the Public Works Department.
30.Prior to recordation of the parcel maps, the curb, gutter and sidewalk panels along the
Fernleaf Avenue frontage and all damaged concrete panels along the alley frontage,
shall be reconstructed per City Standard.
31.Prior to recordation of the parcel maps, each unit shall be served by its individual water
meter and sewer lateral and cleanout. Each water meter and sewer cleanout shall be
installed with a traffic-grade box and cover.
32.Prior to recordation of the parcel maps, all existing overhead utilities shall be
undergrounded.
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Zoning Administrator Resolution No. ZA2023-###
Page 14 of 14
01-10-2023
33. Prior to recordation of the parcel maps, an encroachment permit is required for all work
activities within the public right-of-way.
34. Prior to recordation of the parcel maps, any existing private, non-standard
encroachments within the public right-of-way and/or extensions of private, non-standard
improvements into the public right-of -way fronting the development shall be removed.
35. Prior to recordation of the parcel maps, all improvements shall comply with the City’s
sight distance requirement pursuant to City Standard 110.
36. Prior to recordation of the parcel maps, new turf shall or drought tolerant landscaping
shall be planted throughout the entire Fernleaf Avenue parkway.
37. Prior to recordation of the parcel maps, two (2) new street trees shall be planted along
the Fernleaf Avenue frontage per City standard. One (1) tree shall be along the 303
Fernleaf Avenue frontage and one (1) shall be installed along the 305 Fernleaf Avenue
frontage.
38. Prior to recordation of the parcel maps, any damage done to public improvements
surrounding the development site by the private construction, additional reconstruction
within the public right-of-way could be required at the discretion of the Public Works
Inspector.
Building Division
39. Independent utility services shall be provided for each unit.
40. Independent fire risers shall be required for each unit.
41. Construction shall comply with the California Code of Regulations.
22
Attachment No. ZA 2
Vicinity Map
23
VICINITY MAP
Coastal Development Permit
PA2023-0056
303 and 305 Fernleaf Avenue
Underlying lot line 305 Fernleaf
303 Fernleaf
24
Attachment No. ZA 3
Project Plans
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NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJCAMACHECKED BY:DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23
06/26/2023
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICALCONTROL MONUMENT, BEING A 2 3/4" ALUMINUM BENCHMARK DISCSTAMPED "NB4-40=80" SET IN THE E'LY COR. OF A 4.3' X 6.3' CONCRETECATCH BASIN, LOCATED IN THE W'LY COR. OF THE INTERSECTION OFBAYSIDE DR. AND FERNLEAF AVE., 27' SW'LY OF THE CENTERLINE OFBAYSIDE DR. AND 69' NW'LY OF THE CENTERLINE OF FERNLEAF AVE.
ELEVATION = 52.95' (NAVD 88')
06/26/2023
303 FERNLEAF AVENUE AND305 FERNLEAF AVENUECORONA DEL MAR, CA 92625
SHEET
OF
DEVELOPER:
30
N49°28'14"W 125.03'
N40
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A
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N49°26'03"W 124.98'
6
6
EXISTING BUILDINGN.A.P
EXISTING BUILDINGN.A.P EXISTING BUILDINGN.A.P
EXISTINGRESIDENCE
EXISTINGRESIDENCE
305 FERNLEAF AVENUE
303 FERNLEAF AVENUE
LEGEND
AC --- ASPHALT CONCRETE
BFP --- BACK FLOW PREVENTOR
BW --- BOTTOM OF WALL
EG --- EXISTING GROUND
EP --- EDGE OF PAVEMENT
FF --- FINISH FLOOR
FH --- FIRE HYDRANT
FL --- FLOW LINE
FS --- FINISH SURFACE
GM --- GAS METER
INDICATES SET LEAD AND DISC STAMPEDL.S. 8211 IN CONCRETE.
INDICATES FOUND MONUMENT AS NOTEDHEREON.
GV --- GAS VALVE
OHU --- OVERHEAD UTILITY
PP --- POWER POLE
(R) --- RADIAL BEARING
SCO --- SEWER CLEANOUT
SMH --- SEWER MANHOLE
TC --- TOP OF CURB
TW --- TOP OF WALL
WM --- WATER METER
WV --- WATER VALVE
--- EXISTING WALL
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJCAMACHECKED BY:DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23
06/26/2023
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICALCONTROL MONUMENT, BEING A 2 3/4" ALUMINUM BENCHMARK DISCSTAMPED "NB4-40=80" SET IN THE E'LY COR. OF A 4.3' X 6.3' CONCRETECATCH BASIN, LOCATED IN THE W'LY COR. OF THE INTERSECTION OFBAYSIDE DR. AND FERNLEAF AVE., 27' SW'LY OF THE CENTERLINE OFBAYSIDE DR. AND 69' NW'LY OF THE CENTERLINE OF FERNLEAF AVE.
ELEVATION = 52.95' (NAVD 88')
06/26/2023
303 FERNLEAF AVENUE AND305 FERNLEAF AVENUECORONA DEL MAR, CA 92625
SHEET
OF
DEVELOPER:
EASEMENTS
NOTE: THIS PLAN SHOWS ALL PLOTTABLE EASEMENTS FOR THE PROPERTIES INQUESTION. FOR FULL LIST OF EXCEPTIONS AND EASEMENTS PLEASE SEE PROJECTTITLE REPORT.
AN EASEMENT FOR ROADWAY AND PUBLIC UTILITY PURPOSES OVER AND ALONGALL OF SAID PORTION OF THE VACATED ALLEY FOR THE BENEFIT OF THEOWNERS OF LOTS 1 TO 14 INCLUSIVE OF SAID BLOCK 232.
6
31
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5
9
.
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6
6
:
:
EXISTING BUILDINGN.A.P EXISTING BUILDINGN.A.P
:
:
EXISTING BUILDINGN.A.P
PROPOSEDBUILDING
UNIT BGARAGE
UNIT AGARAGE
2-CARCAR PORT
PROPOSEDBUILDING
2-CARCAR PORT
UNIT BGARAGE
UNIT AGARAGE
*5$9(/%$*'(7$,/A
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$
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,1/(73527(&7,21 B
NOT TO SCALE
NEW CATCHBASIN
GRAVEL BAGSPER DETAIL "A",THIS SHEET
FILTERFABRIC
EROSION CONTROL NOTES:
GRAVEL BAG BARRIER PER CASQA DETAIL SE-6, SEEDETAIL A, THIS SHEET
GRAVEL BAG INLET PROTECTION PER CASQA DETAILSE-10. SEE DETAIL B, THIS SHEET.
PERFORM STREET SWEEPING AND VACUUMING ASNEEDED CASQA DETAIL SE-7
LEGEND
PROP. CONCRETE
PROP. LANDSCAPE
PROP. RETAINING WALL
PROP. SITE WALL
PROP. BUILDING LIMITS
PROPERTY LINE
CENTERLINE
PROP. FENCE
PROP. 2ND LEVEL OVERHANG
GRAVEL BAGS
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJCAMACHECKED BY:DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23
06/26/2023
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICALCONTROL MONUMENT, BEING A 2 3/4" ALUMINUM BENCHMARK DISCSTAMPED "NB4-40=80" SET IN THE E'LY COR. OF A 4.3' X 6.3' CONCRETECATCH BASIN, LOCATED IN THE W'LY COR. OF THE INTERSECTION OFBAYSIDE DR. AND FERNLEAF AVE., 27' SW'LY OF THE CENTERLINE OFBAYSIDE DR. AND 69' NW'LY OF THE CENTERLINE OF FERNLEAF AVE.
ELEVATION = 52.95' (NAVD 88')
06/26/2023
303 FERNLEAF AVENUE AND305 FERNLEAF AVENUECORONA DEL MAR, CA 92625
SHEET
OF
DEVELOPER:
WM-2
WM-1
MATERIAL USE
MATERIAL DELIVERY AND STORAGE
WM-3 STOCKPILE MANAGEMENT
MATERIALS SHALL BE STORED ON-SITE INORIGINAL MARKED CONTAINERS AND COVEREDFROM RAIN AND WIND. MATERIAL INVENTORYSHALL CONSIST OF SUPPLY REQUIRED FOR A FEWDAYS. .
MATERIALS FOR CONSTRUCTION SHALL BE USEDIN ACCORDANCE WITH THE PRODUCTDIRECTIONS.
MATERIALS STOCKPILES SHALL BE SURROUNDEDBY TEMPORARY SEDIMENT BARRIER ANDCOVERED TO MAINTAIN DUST CONTROLCONCRETE WASTE MANAGEMENTWM-8 AN ON-SITE CONCRETE WASHOUT AREA SHALL,BE CONSTRUCTED, USED AND DISPOSED OF IN AMANNER WHICH MEETS THE REQUIREMENT OFTHE CITY.
SE-6 GRAVEL BAG BERM INSTALL BERMS ON A LEVEL CONTOUR TOINTERCEPT SHEET FLOWS.
STREET SWEEPING AND VACUUMINGSE-7 STREET SHALL BE SWEEPED AND SEDIMENTCOLLECTED AND DISPOSED OF OFF-SITE ON ADAILY BASIS.
WE-1 APPLY WATER OR OTHER CHEMICAL DUSTSUPPRESSANTS OVER STOCKPILES.
TC-1 STABILIZED CONSTRUCTION EXIT RUMBLE RACKS SHALL BE PLACED ON THEDRIVEWAY TO ENSURE THAT ALL VEHICLESLEAVING THE SITE PASS OVER THE DEVICESBEFORE ENTERING THE PUBLIC STREET.
SE-1 SILT FENCE INSTALL SILT FENCES ALONG DISTURBED AREALIMITS AND ALONG PROPERTY LINE FRONTAGE.
WM-9 SANITARY/SEPTIC WASTE MANAGMENT SANITARY OR SEPTIC WASTES SHOULD BETREATED OR DISPOSED OF IN ACCORDANCE WITHSTATE AND LOCAL REQUIREMENTS.
SE-5 FIBER ROLL INSTALL FIBER ROLLS ALONG PROPERTYFRONTAGE BEHIND SILT FENCE.
STORM DRAIN INLET PROTECTIONSE-10 ONCE INLET RISERS ARE CONSTRUCTED,SURROUND RISERS WITH GRAVELBAGS OR CAPTHE RISER TO REDUCE SEDIMENT INTRODUCTIONTO THE AREA DRAIN SYSTEM. PLACE INLETPROTECTION AT NEAREST DOWNSTREAM STORMDRAIN INLET.
WIND EROSION CONTROL
NS-8
NS-3
VEHICLE AND EQUIPMENT CLEANING
PAVING AND GRINDING OPERATIONS
NS-9 VEHICLE AND EQUIPMENT FUELING
NS-10 VEHICLE AND EQUIPMENT MAINTENANCE
PREVENT OR REDUCE DISCHARGE OFPOLLUTANTS FROM PAVING OPERATIONS, USINGMEASURES TO PREVENT RUNON AND RUNOFFPOLLUTION, PROPERLY DISPOSING OF WASTES,AND TRAINING EMPLOYEES ANDSUBCONTRACTORS.
ALL VEHICLES AND EQUIPMENT WILL BE CLEANEDOFF-SITE.
ALL VEHICLES AND EQUIPMENT WILL BE FUELEDOFF-SITE.ALL VEHICLES AND EQUIPMENT WILL BEMAINTAINED OFF-SITE.
32
N49°28'14"W 125.03'
N40
°
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6
6
WALLWALL
WV
GM BANK
EXISTING BUILDINGN.A.P
EXISTING BUILDINGN.A.P EXISTING BUILDINGN.A.P
EXISTINGBUILDING
EXISTINGBUILDING
WATERMETER
UTILITYBOX
PROTECT IN PLACE, ITEM NOTED
REMOVE EXISTING BUILDING
SAW CUT AND REMOVE EXISTING CONCRETE STAIRS
REMOVE EXISTING SEWER LINE PER CITY OF NEWPORT BEACHSTANDARDS. LINE TO BE CAPPED AND ABANDONED IN PLACE.
REMOVE EXISTING WALL
REMOVE CONCRETE FLATWORK
REMOVE EXISTING FENCE
REMOVE EXISTING LANDSCAPING. CLEAR AND GRUB PERSOILS REPORT RECOMMENDATIONS
REMOVE EXISTING LIGHT
REMOVE EXISTING PAVERS
REMOVE EXISTING STEPS TO EXISTING DECK
REMOVE EXISTING LIGHT
REMOVE EXISTING DRAIN
REMOVE EXISTING CONCRETE FLATWORK IN RIGHT OF WAY
REMOVE EXISTING LANDSCAPE ON PRIVATE RIGHT OF WAY
PROP. CONCRETE
PROP. LANDSCAPE
PROP. RETAINING WALL
PROP. SITE WALL
PROP. BUILDING LIMITS
PROPERTY LINE
CENTERLINE
PROP. FENCE
LIMIT OF WORK
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJCAMACHECKED BY:DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23
06/26/2023
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICALCONTROL MONUMENT, BEING A 2 3/4" ALUMINUM BENCHMARK DISCSTAMPED "NB4-40=80" SET IN THE E'LY COR. OF A 4.3' X 6.3' CONCRETECATCH BASIN, LOCATED IN THE W'LY COR. OF THE INTERSECTION OFBAYSIDE DR. AND FERNLEAF AVE., 27' SW'LY OF THE CENTERLINE OFBAYSIDE DR. AND 69' NW'LY OF THE CENTERLINE OF FERNLEAF AVE.
ELEVATION = 52.95' (NAVD 88')
06/26/2023
303 FERNLEAF AVENUE AND305 FERNLEAF AVENUECORONA DEL MAR, CA 92625
SHEET
OF
DEVELOPER:
LEGENDDEMOLITION NOTES:
33
N49°28'14"W 125.03'
N4
0
°
3
3
'
2
0
"
E
5
9
.
9
6
'
FE
R
N
L
E
A
F
A
V
E
N
U
E
N4
0
°
3
6
'
1
4
"
E
6
0
.
0
4
'
PR
I
V
A
T
E
A
L
L
E
Y
N49°26'03"W 124.98'
6
6
:
66
:
66
:
66
:
66
EXISTING BUILDINGN.A.P
EXISTING BUILDINGN.A.P EXISTING BUILDINGN.A.P
PROPOSEDBUILDING
305 FERNLEAF AVENUEPER SEPARATE PLAN AND PERMIT
7.0'7.0'3.1'27.5'4.1'1.2'
3.0
'
14
.
8
'
3.4
'
(3X)6" RISERS24" TREADS
13.9'
(3X)6" RISERS14" TREADS
(1X)6" RISERS
(1X)6" RISERS
8.8
'
11.8'16.4'
2-CARCARPORT
20.0'
23
.
8
'
UNIT BGARAGE
UNIT AGARAGE
8.0
'
8.0
'
20.7'
EXISTING BUILDINGN.A.P EXISTING BUILDINGN.A.P
PROPOSEDBUILDING
(3X)6" RISERS24" TREADS
(3X)6" RISERS14" TREADS
(1X)6" RISERS
(1X)6" RISERS
7.0'7.0'23.0'13.9'4.1'25.0'
14.
8
'
3.1
'
20.7'27.5'11.8'16.3'
8.0'
8.0'2-CARCARPORT
UNIT AGARAGE
UNIT BGARAGE
8.8
'
3.3
'
10
.
9
'
2.6'4.4'
4.0'4.2'15.5'
35
.
0
'
5.5'1.5'
CONSTRUCTION NOTES:
NEW RESIDENTIAL STRUCTURE, UNDER SEPARATE PLAN AND PERMIT, SEEARCHITECTURAL PLANS.
CONSTRUCT 4" THICK CONCRETE FLATWORK ON APPROVED SUBGRADE. SEESHEET C-10 FOR SOILS REPORT RECOMMENDATIONS FOR SUBGRADE PREP.SEE SEPARATE ARCHITECTURAL PLAN FOR MATERIAL COLOR AND FINISH.
INSTALL DROUGHT RESISTANT ONSITE LANDSCAPING PER CITY OF NEWPORTBEACH WATER EFFICIENT LANDSCAPE ORDINANCE N.B.M.C. 14.17
CONSTRUCT CONCRETE STAIRS PER SEE SEPARATE STRUCTURAL PLANS.
CONSTRUCT RETAINING WALL PER SEPARATE STRUCTURAL PLANS. SEEPRECISE GRADING PLAN FOR ELEVATIONS.
CONSTRUCT SITE WALL PER SEPARATE STRUCTURAL PLANS. SEE PRECISEGRADING PLAN FOR ELEVATIONS.
INSTALL STORM DRAIN INLET PER SEPARATE STORM DRAIN PLAN, SHEET C-07.
INSTALL 6' FENCE. SEE STRUCTURAL PLANS FOR DETAILS.
INSTALL PRECAST PAVER PATIO PER SOILS REPORT RECOMMENDATIONS. SEESEPARATE BUILDING PLAN AND PERMIT FOR COLOR, FINISH, AND LAYOUTPATTERN.
INSTALL SLIDING GATE PER BUILDING PLAN AND PERMIT
ADJUST EXISTING UTILITY BOX TO PROPOSED ELEVATION. SEE PRECISEGRADING PLAN FOR ELEVATIONS.
INSTALL 36" BOX CREPE MYRTLE PER CITY OF NEWPORT BEACH STD.118.
RECONSTRUCT 6" MINIMUM CONCRETE PAVEMENT IN ALLEY PER CITY OFNEWPORT BEACH STD. DWG. NO. 140
INSTALL DROUGHT TOLERANT LANDSCAPING IN PUBLIC RIGHT OF WAY PERCITY OF NEWPORT BEACH WATER EFFICIENT LANDSCAPE ORDINANCEN.B.M.C. 14.17
LEGEND
PROP. CONCRETE
PROP. LANDSCAPE
PROP. PRECAST PAVERS
PROP. RETAINING WALL
PROP. SITE WALL
PROP. BUILDING LIMITS
PROPERTY LINE
CENTERLINE
PROP. FENCE
PROP. BUILDING OVERHANG
LIMITS OF WORK
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJCAMACHECKED BY:DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23
06/26/2023
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICALCONTROL MONUMENT, BEING A 2 3/4" ALUMINUM BENCHMARK DISCSTAMPED "NB4-40=80" SET IN THE E'LY COR. OF A 4.3' X 6.3' CONCRETECATCH BASIN, LOCATED IN THE W'LY COR. OF THE INTERSECTION OFBAYSIDE DR. AND FERNLEAF AVE., 27' SW'LY OF THE CENTERLINE OFBAYSIDE DR. AND 69' NW'LY OF THE CENTERLINE OF FERNLEAF AVE.
ELEVATION = 52.95' (NAVD 88')
06/26/2023
303 FERNLEAF AVENUE AND305 FERNLEAF AVENUECORONA DEL MAR, CA 92625
SHEET
OF
DEVELOPER:
34
N49°28'14"W 125.03'
N4
0
°
3
3
'
2
0
"
E
5
9
.
9
6
'
FE
R
N
L
E
A
F
A
V
E
N
U
E
N4
0
°
3
6
'
1
4
"
E
6
0
.
0
4
'
PR
I
V
A
T
E
A
L
L
E
Y
N49°26'03"W 124.98'
6
6
PROPOSED BUILDINGFF= 104.00PAD= 103.08
6
7
(
3
'
2
:
1
7
2
*
$
5
$
*
(
UNIT BGARAGE
:
66
:
66
EXISTING BUILDINGN.A.P
EXISTING BUILDINGN.A.P EXISTING BUILDINGN.A.P
:
66
:
66
104.40TW102.40FS
104.34TW102.83TS102.34BS
104.39TW102.89TS102.39BS
104.26TW102.26FS
103.82FS103.32BS
104.34TW103.84FS103.34BS
104.39TW103.89FS103.39BS
104.00FF103.98FS
104.26TW103.76FS
MATCH(102.68FS)
MATCH(102.79FS)
MATCH(102.96FS)103.28FS
103.32TS102.82BS
1.0%
1.5%
104.00FF103.98FS
104.00FF103.98FS
104.00FF103.98FS
104.00TS103.98FS103.50BS
104.00FF103.98FS 104.00FF103.98FS 104.00FF103.98FS
104.00FF103.92FS
103.34TS102.84BS
109.94TF(103.94FS)109.21TF(103.21FS)109.24TF(103.24FS)
109.25TF103.75FS103.25BS
104.45TW103.95FS
103.72TG2.2%
RIDGE
104.36TW102.36FS
104.36TW103.86FS
103.79TG
110.05TF104.40TW(104.05FS)
104.36TW103.98FS
110.20TF(104.20FS)
1.5%
2.3%RID
G
E
103.86TG
104.14FS
GB
2.0
%
0.7%1.0%
110.13TF(104.13FS)
104.06FS
GB
103.98FS103.48BS
GB
103.21FS
1.3%
103.91TG
109.98TF103.98FS 109.98TF103.98FS
109.48TF103.98TS103.48FS 109.98TF103.98FS
103.84TG
109.82TF103.82FS
109.90TF103.90FS
103.90FS
103.82FS
103.85TG 103.79TG 103.72TG2.0%1.3%1.7%0.5%0.5%0.8%1.8%1.0%0.6%0.8%RID
G
E
RID
G
E
RID
G
E
RID
G
E
RID
G
E
2.0%
2.5%
109.98TF103.98FS(103.43FS)
109.87TF(103.87FS)
103.28FS GB
1.0%
109.28TF103.28FS
MATCH(102.85FS)
1.8%
102.92FS 103.02FS
MATCH(102.89FS)
1.7%
108.87TW102.87FS 108.97TW102.97FS
1.0%
0.5%0.5%
102.82TS102.32BS
102.73TG
ROOFOVERHANG
ROOFOVERHANG
ROOFOVERHANG
ROOFOVERHANG
ROOFOVERHANG
104.03FS
UNIT AGARAGE
104.00FF103.92FS
104.00FF103.92FS
RIDGE
109.88TF103.88FS
109.89TF103.89FS
103.80TG1.5%
1.5%
1.5
%
1.0
%
(102.70FL)
(102.42FL)
(102.19FL)
PROPOSED BUILDINGFF= 104.00PAD= 103.08
104.15TW102.15FS
104.15TW102.65TS102.15BS
104.11TW102.61TS102.11BS
104.08TW102.08FS
102.71TS102.21BS
MATCH(102.68FS)
MATCH(102.82FS)
MATCH(102.39FS)
104.15TW103.65FS103.15BS
103.71TS103.21BS
103.21TS102.71BS
104.15TW103.65FS
103.15TS102.65BS
104.11TW103.61FS103.11BS
1.0%
104.00FF103.98FS
103.28FS4.0%
6
7
(
3
'
2
:
1
7
2
*
$
5
$
*
(
104.00FF103.92FS
104.00FF103.98FS104.00FF103.98FS
104.00FF103.98FS
104.00FF103.98FS
104.00FF103.98FS104.00TS103.98FS103.50BS
103.11TS102.61BS
104.40TW103.90FS
103.91FS
103.82FS103.09FS
RID
G
E
103.79TG1.7%0.5%103.86TG0.8%0.5%RID
G
E
RID
G
E
103.84TG
1.8%1.0%RID
G
E
103.69TG2.0%
1.8%
103.91TG 0.6%0.8%RID
G
E
110.08TF104.08TW(103.59FS)
109.83TF103.83FS(103.55FS)
109.99TF(103.99FS)109.98TF103.98FS(103.68FS)
109.28TF103.28FS(103.42FS)
103.60TG3.0%
0.5
%
0.5
%
RIDGE
103.56TG
103.83FS
3.5
%
0.8%
3.0%GB
0.5%RID
G
E
103.91TG
RID
G
E
109.98TF103.98FS(103.75FS)
2.0
%
2.0
%
0.7%0.7%
GB 103.98TS103.48BS1.0%
103.28FS
GB 1.0%
2.2%
108.90TW102.90FS108.75TW102.75FSMATCH(102.66FS)
MATCH(102.72FS)
2.4%
102.80FS 102.94FS
1.0%
102.80TG
102.70TG
108.19TF102.69TC102.19FS
ROOFOVERHANG
ROOFOVERHANG
ROOFOVERHANG
ROOFOVERHANG
ROOFOVERHANG
104.00FF103.92FS
104.00FF103.92FS109.88TF103.88FS 109.90TF103.90FS
1.5
%
1.5
%
1.5%
1.0%
103.80TG
UNIT BGARAGE
UNIT AGARAGE
(102.31FL)
(102.13FL)
(101.96FL)
109.20TW103.20FS
103.05FS
MATCH(102.91FS)MATCH(102.55FS)
MATCH(102.70FS)5.0%5.0%
(102.76)FS-EOC
(102.76)FS-EOC
(102.47)FS-EOC
(102.22)FS-EOC
(102.25)FS-EOC
(102.67)FS-PP
(102.54FS)
(102.73FS)
(102.66FS)
(102.61FS)
(102.58)FS-EOC
(102.62)FS-WM
(102.60FL)
303 FERNLEAF AVENUESITE AREA: 3,543 SFPROP. PERVIOUS AREA: 69 SFPROP. IMPERVIOUS AREA: 3,474 SF
TOTAL DISTURBED AREA:3,543 SF
305 FERNLEAF AVENUESITE AREA: 3,538 SFPROP. PERVIOUS AREA: 70 SFPROP. IMPERVIOUS AREA: 3,468 SF
TOTAL DISTURBED AREA:3,538 SF
PROJECT AREAS:LEGEND
PROP. CONCRETE
PROP. LANDSCAPE
PROP. PRECAST PAVERS
PROP. RETAINING WALL
PROP. SITE WALL
PROP. BUILDING LIMITS
PROPERTY LINE
CENTERLINE
PROP. FENCE
PROP. BUILDING OVERHANG
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJCAMACHECKED BY:DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23
06/26/2023
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICALCONTROL MONUMENT, BEING A 2 3/4" ALUMINUM BENCHMARK DISCSTAMPED "NB4-40=80" SET IN THE E'LY COR. OF A 4.3' X 6.3' CONCRETECATCH BASIN, LOCATED IN THE W'LY COR. OF THE INTERSECTION OFBAYSIDE DR. AND FERNLEAF AVE., 27' SW'LY OF THE CENTERLINE OFBAYSIDE DR. AND 69' NW'LY OF THE CENTERLINE OF FERNLEAF AVE.
ELEVATION = 52.95' (NAVD 88')
06/26/2023
303 FERNLEAF AVENUE AND305 FERNLEAF AVENUECORONA DEL MAR, CA 92625
SHEET
OF
DEVELOPER:
35
N49°28'14"W 125.03'
N4
0
°
3
3
'
2
0
"
E
5
9
.
9
6
'
FE
R
N
L
E
A
F
A
V
E
N
U
E
N40
°
3
6
'
1
4
"
E
6
0
.
0
4
'
PR
I
V
A
T
E
A
L
L
E
Y
N49°26'03"W 124.98'
6
6
6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'
6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'
6'
6'
6'
6'
6'
::::
66 66 66 66 66 66
:::::
:
:
:
:
66 66 66 66 66 66
6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'
:::::::
6'6'
6'
6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'
66 66 66 66 66 66
:::::
:
:
:
:
66 66 66 66 66 66
6'
6'
6'
6'
6'
6'6'
6
'
S=0.017
102.87TG101.37INV
102.73TG101.35INV
S=0.020
103.72TG103.47INV
103.79TG103.46INV
103.86TG102.30INV
103.91TG102.35INV 103.93TG102.73INV
103.87TG102.98INV 103.79TG103.24INV 103.72TG103.47INVMATCH(102.68FS)
MATCH(102.79FS)
MATCH(102.96FS)
MATCH(102.87FS)
MATCH(102.82FS)
EXISTING BUILDINGN.A.P
EXISTING BUILDINGN.A.P EXISTING BUILDINGN.A.P
PROPOSEDBUILDING
S=0
.
0
1
7
101.51INV
101.65INV103.11INV
103.12INV
103.17INV
103.30INV
104.30TG103.52INV
S=0.0
2
0
104.30TG103.52INV
104.30TG103.29INV
S=0.030S=0.017S=0.017
S=0.017
S=0.020S=0.020 S=0.020
102.77INV
103.80TG102.80INV
PROPOSEDBUILDING
PROPOSEDGARAGE
MATCH(102.68FS)
MATCH(102.82FS)
MATCH(102.39FS)
103.79TG102.96INV103.87TG102.72INV103.93TG102.50INV
103.69TG103.19INV
103.91TG
103.60TG103.35INV
103.56TG103.31INV
103.91TG102.91INV
MATCH(102.66FS)
MATCH(102.72FS)
S=0.019
102.80TG101.30INV
S=0.019 S=0.019
102.27INV
104.00TG103.40INV104.00TG103.49INV
102.70TG101.20INV
S=0.018 S=0.018
S=0.
0
1
8
102.13TG103.10INV
104.00TG103.40INV
103.80TG102.80INV
102.54INV
PROPOSEDGARAGE
BOTTOMLESS TRENCH DRAIN
NOT TO SCALE
A
CONSTRUCTION NOTES:
INSTALL 4" ADS HDPE PIPE PER MANUFACTURERSRECOMMENDATION WITH BEDDING AND BACKFILL PERSOILS REPORT RECOMMENDATIONS.
INSTALL 6" WIDE NDS "DURA SLOPE" CHANNELTRENCH DRAIN WITH TRAFFIC RATED GRATE PERINSTALL WITH FLOGARD INSERT FILTER MODEL NO.FG-TD0F6
INSTALL NDS SPEE-D BASIN PART NO. 101R INHARDSCAPE WITH 6" SQUARE GRATE MODEL NO. 921B.INSTALL BASIN WITH FLOGARD INSERT FILTER MODELNO. FF-T9
INSTALL 9"X9" NDS CATCH BASIN MODEL NO. 900 INLANDSCAPE WITH 9" ATRIUM GRATE MODEL NO. 981.INSTALL BASIN WITH FLOGARD INSERT FILTER MODELNO. FF-T9
INSTALL 4" ADS HDPE WYE
INSTALL 4" ADS HDPE 45° ELBOW
INSTALL PIPE SLEEVE THROUGH PROPOSEDRETAINING WALL. COORDINATE LOCATION ANDELEVATION WITH STRUCTURAL.
INSTALL BOTTOMLESS TRENCH DRAIN PER CITY OFNEWPORT BEACH STANDARD, SEE DETAIL A THISSHEET
303 FERNLEAF AVENUESITE AREA: 3,543 SFPROP. PERVIOUS AREA: 69 SFPROP. IMPERVIOUS AREA: 3,474 SF
SUBDRAIN REQUIREMENT:1 LF / 133SF IMPERVIOUS
3,474 SF / 133 SF = 26.12LF REQUIRED
305 FERNLEAF AVENUESITE AREA: 3,538 SFPROP. PERVIOUS AREA: 70 SFPROP. IMPERVIOUS AREA: 3,468 SF
SUBDRAIN REQUIREMENT:1 LF / 133SF IMPERVIOUS
3,468 SF / 133 SF = 26.07LF REQUIRED
BOTTOMLESS TRENCH DRAIN SIZE:
303 FERNLEAF AVENUESITE AREA: 3,543 SFPROP. PERVIOUS AREA: 69 SFPROP. IMPERVIOUS AREA: 3,474 SF
TOTAL DISTURBED AREA:3,543 SF
305 FERNLEAF AVENUESITE AREA: 3,538 SFPROP. PERVIOUS AREA: 70 SFPROP. IMPERVIOUS AREA: 3,468 SF
TOTAL DISTURBED AREA:3,538 SF
PROJECT AREAS:LEGEND
PROP. CONCRETE
PROP. LANDSCAPE
PROP. PRECAST PAVERS
PROP. RETAINING WALL
PROP. SITE WALL
PROP. BUILDING LIMITS
PROPERTY LINE
CENTERLINE
PROP. FENCE
PROP. BUILDING OVERHANG
PROP. STORM DRAIN LINE6'
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJCAMACHECKED BY:DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23
06/26/2023
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICALCONTROL MONUMENT, BEING A 2 3/4" ALUMINUM BENCHMARK DISCSTAMPED "NB4-40=80" SET IN THE E'LY COR. OF A 4.3' X 6.3' CONCRETECATCH BASIN, LOCATED IN THE W'LY COR. OF THE INTERSECTION OFBAYSIDE DR. AND FERNLEAF AVE., 27' SW'LY OF THE CENTERLINE OFBAYSIDE DR. AND 69' NW'LY OF THE CENTERLINE OF FERNLEAF AVE.
ELEVATION = 52.95' (NAVD 88')
06/26/2023
303 FERNLEAF AVENUE AND305 FERNLEAF AVENUECORONA DEL MAR, CA 92625
SHEET
OF
DEVELOPER:
36
N49°28'14"W 125.03'
N4
0
°
3
3
'
2
0
"
E
5
9
.
9
6
'
FE
R
N
L
E
A
F
A
V
E
N
U
E
N40
°
3
6
'
1
4
"
E
6
0
.
0
4
'
PR
I
V
A
T
E
A
L
L
E
Y
N49°26'03"W 124.98'
6
6
6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'
6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'
6'
6'
6'
6'
6'
::::
66 66 66 66 66 66
:::::
:
:
:
:
66 66 66 66 66 66
6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'
:::::::
6'6'
6'
6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'6'
66 66 66 66 66 66
:::::
:
:
:
:
66 66 66 66 66 66
6'
6'
6'
6'
6'
6'6'
6
'
EXISTING BUILDINGN.A.P
EXISTING BUILDINGN.A.P EXISTING BUILDINGN.A.P
EXISTING 6"WATER LINE
EXISTING 8"SEWER LINE
EXISTING 8"SEWER LINEEXISTING 6"WATER LINE
1 1/2" Ø90° BEND
PROPOSED BUILDINGFF= 104.00PAD= 103.08
UNIT BGARAGE
UNIT AGARAGE
PROPOSED BUILDINGFF= 104.00PAD= 103.08
UNIT BGARAGE
UNIT AGARAGE
4.4
'
5.0
'
1.8
'
5.0
'
3.0
'
5.0
'
1.7
'
5.0
'
4.4
'
9.4
'
20.
3
'
9.4
'
20.
7
'
0.9
'
1.5
'
4.6
'
4.4
'
1.7
'
4.4
'
S=
0
.
0
9
0
(97.52)INV
1 1/2" Ø90° BEND
1 1/2" Ø90° BEND
1 1/2" Ø90° BEND
1 1/2" Ø90° BEND
1 1/2" Ø90° BEND
(97.63)INV
(98.29)INV
(98.40)INV
99.73INV
99.71INV
99.60INV
99.59INV
LEGEND
PROP. CONCRETE
PROP. LANDSCAPE
PROP. PRECAST PAVERS
PROP. RETAINING WALL
PROP. SITE WALL
PROP. BUILDING LIMITS
PROPERTY LINE
CENTERLINE
PROP. FENCE
PROP. BUILDING OVERHANG
PROP. STORM DRAIN LINE6'
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJCAMACHECKED BY:DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23
06/26/2023
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICALCONTROL MONUMENT, BEING A 2 3/4" ALUMINUM BENCHMARK DISCSTAMPED "NB4-40=80" SET IN THE E'LY COR. OF A 4.3' X 6.3' CONCRETECATCH BASIN, LOCATED IN THE W'LY COR. OF THE INTERSECTION OFBAYSIDE DR. AND FERNLEAF AVE., 27' SW'LY OF THE CENTERLINE OFBAYSIDE DR. AND 69' NW'LY OF THE CENTERLINE OF FERNLEAF AVE.
ELEVATION = 52.95' (NAVD 88')
06/26/2023
303 FERNLEAF AVENUE AND305 FERNLEAF AVENUECORONA DEL MAR, CA 92625
SHEET
OF
DEVELOPER:
WATER CONSTRUCTION NOTES:
INSTALL 2" Ø WATER METER AND SERVICE PERC.O.N.B. STD-503-L
INSTALL 1 12" Ø SCH. 40 PVC PRIVATE WATER LINE FORDOMESTIC WATER. MIN. 42" BELOW GRADE
INSTALL SCH. 40 PVC PIPE FITTING. SIZE AND SHAPEPER PLAN
CONNECT TO EXISTING 6" ACP PUBLIC WATER MAINPER C.O.N.B. STD-510-L-A
CONNECT TO EXISTING WATER METER
CONNECT TO PROPOSED BUILDING DOMESTIC WATERLINE. POINT OF CONNECTION TO BE 5' FROMPROPOSED BUILDING FACE. LOCATION ANDELEVATION TO BE COORDINATED AND MATCHED PERSEPARATE PLUMBING PLAN AND PERMIT.
SEWER CONSTRUCTION NOTES:
CONNECT TO EXISTING 6" VCP PUBLIC SEWER MAINPER C.O.N.B. STD-405-L. CONTRACTOR TO POT HOLEEXISTING SEWER LINE AT CONNECTION POINT TOVERIFY LOCATION OF EXISTING SEWER MAIN ANDELEVATION PRIOR TO CONSTRUCTION START.
INSTALL 4" Ø SDR-35 SEWER LINE WITH GASKETEDINTEGRAL BELL AND SPIGOT JOINTS
INSTALL SEWER LATERAL WITH CLEANOUT PERC.O.N.B. STD-406-L
CONNECT TO BUILDING SEWER LINE. POINT OFCONNECTION TO BE 5' FROM PROP BUILDING FACE.LOCATION AND ELEVATION TO BE COORDINATED ANDMATCHED PER SEPARATE PLUMBING PLAN ANDPERMIT.
CAP EXISTING SEWER LATERAL AT PROPERTY LINE.
INSTALL SEWER LATERAL CLEANOUT WITHIN EXISTINGPUBLIC UTILITY EASEMENT PER C.O.N.B. STD-406 &STD-513
- ALL EXISTING PUBLIC UTILITY MAINS SHOWN ON THIS PLAN FORREFERENCE ONLY. CONTRACTOR TO VERIFY AND CONFIRMLOCATION, SIZE, MATERIAL, DEPTH, AND CONDITION PRIOR TOCONSTRUCTION START. IF UTILITIES ENCOUNTERED ARE NOT ASSHOWN PER THIS PLAN CONTRACTOR SHALL NOTIFY THE ENGINEEROF RECORD PRIOR TO PROCEEDING WITH WORK.- EXISTING SEWER MAINS SHOWN PER CITY OF NEWPORT BEACHRECORD DRAWING S_5043_S- EXISTING WATER MAINS SHOWN PER CITY OF NEWPORT BEACHRECORD DRAWING W_5225_S- ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALLBE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR ANA LICENSED GENERAL ENGINEERING CONTRACTOR.- ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAYSHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWERCONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR.
CONTRACTOR NOTES:
37
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJCAMACHECKED BY:DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23
06/26/2023
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICALCONTROL MONUMENT, BEING A 2 3/4" ALUMINUM BENCHMARK DISCSTAMPED "NB4-40=80" SET IN THE E'LY COR. OF A 4.3' X 6.3' CONCRETECATCH BASIN, LOCATED IN THE W'LY COR. OF THE INTERSECTION OFBAYSIDE DR. AND FERNLEAF AVE., 27' SW'LY OF THE CENTERLINE OFBAYSIDE DR. AND 69' NW'LY OF THE CENTERLINE OF FERNLEAF AVE.
ELEVATION = 52.95' (NAVD 88')
06/26/2023
303 FERNLEAF AVENUE AND305 FERNLEAF AVENUECORONA DEL MAR, CA 92625
SHEET
OF
DEVELOPER:
38
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJCAMACHECKED BY:DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23
06/26/2023
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICALCONTROL MONUMENT, BEING A 2 3/4" ALUMINUM BENCHMARK DISCSTAMPED "NB4-40=80" SET IN THE E'LY COR. OF A 4.3' X 6.3' CONCRETECATCH BASIN, LOCATED IN THE W'LY COR. OF THE INTERSECTION OFBAYSIDE DR. AND FERNLEAF AVE., 27' SW'LY OF THE CENTERLINE OFBAYSIDE DR. AND 69' NW'LY OF THE CENTERLINE OF FERNLEAF AVE.
ELEVATION = 52.95' (NAVD 88')
06/26/2023
303 FERNLEAF AVENUE AND305 FERNLEAF AVENUECORONA DEL MAR, CA 92625
SHEET
OF
DEVELOPER:
39
N49°28'14"W 125.03'
N40
°
3
3
'
2
0
"
E
5
9
.
9
6
'
FE
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L
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F
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25'
15'10'15'
14'
7'
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°
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6
'
1
4
"
E
6
0
.
0
4
'
PR
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N49°26'03"W 124.98'
:
:
EXISTING BUILDINGN.A.P EXISTING BUILDINGN.A.P
:
:
EXISTING BUILDINGN.A.P
PROPOSEDBUILDING
UNIT BGARAGE
UNIT AGARAGE
2-CARCAR PORT
PROPOSEDBUILDING
2-CARCAR PORT
UNIT BGARAGE
UNIT AGARAGE
*5$9(/%$*'(7$,/A
NOT TO SCALE
$
12
"
SECTION A-A
$
3" MIN.OPENINGBETWEENBAGS TOPROW
,1/(73527(&7,21 B
NOT TO SCALE
NEW CATCHBASIN
GRAVEL BAGSPER DETAIL "A",THIS SHEET
FILTERFABRIC
EROSION CONTROL NOTES:
GRAVEL BAG BARRIER PER CASQA DETAIL SE-6, SEEDETAIL A, THIS SHEET
GRAVEL BAG INLET PROTECTION PER CASQA DETAILSE-10. SEE DETAIL B, THIS SHEET.
PERFORM STREET SWEEPING AND VACUUMING ASNEEDED CASQA DETAIL SE-7
LEGEND
PROP. CONCRETE
PROP. LANDSCAPE
PROP. RETAINING WALL
PROP. SITE WALL
PROP. BUILDING LIMITS
PROPERTY LINE
CENTERLINE
PROP. FENCE
PROP. 2ND LEVEL OVERHANG
GRAVEL BAGS
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJCAMACHECKED BY:DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSONR.C.E. 65513, EXP. 9/30/23
06/01/2023
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICALCONTROL MONUMENT, BEING A 2 3/4" ALUMINUM BENCHMARK DISCSTAMPED "NB4-40=80" SET IN THE E'LY COR. OF A 4.3' X 6.3' CONCRETECATCH BASIN, LOCATED IN THE W'LY COR. OF THE INTERSECTION OFBAYSIDE DR. AND FERNLEAF AVE., 27' SW'LY OF THE CENTERLINE OFBAYSIDE DR. AND 69' NW'LY OF THE CENTERLINE OF FERNLEAF AVE.
ELEVATION = 52.95' (NAVD 88')
06/01/2023
303 FERNLEAF AVENUE AND305 FERNLEAF AVENUECORONA DEL MAR, CA 92625
SHEET
OF
DEVELOPER:
WM-2
WM-1
MATERIAL USE
MATERIAL DELIVERY AND STORAGE
WM-3 STOCKPILE MANAGEMENT
MATERIALS SHALL BE STORED ON-SITE INORIGINAL MARKED CONTAINERS AND COVEREDFROM RAIN AND WIND. MATERIAL INVENTORYSHALL CONSIST OF SUPPLY REQUIRED FOR A FEWDAYS. .
MATERIALS FOR CONSTRUCTION SHALL BE USEDIN ACCORDANCE WITH THE PRODUCTDIRECTIONS.
MATERIALS STOCKPILES SHALL BE SURROUNDEDBY TEMPORARY SEDIMENT BARRIER ANDCOVERED TO MAINTAIN DUST CONTROLCONCRETE WASTE MANAGEMENTWM-8 AN ON-SITE CONCRETE WASHOUT AREA SHALL,BE CONSTRUCTED, USED AND DISPOSED OF IN AMANNER WHICH MEETS THE REQUIREMENT OFTHE CITY.
SE-6 GRAVEL BAG BERM INSTALL BERMS ON A LEVEL CONTOUR TOINTERCEPT SHEET FLOWS.
STREET SWEEPING AND VACUUMINGSE-7 STREET SHALL BE SWEEPED AND SEDIMENTCOLLECTED AND DISPOSED OF OFF-SITE ON ADAILY BASIS.
WE-1 APPLY WATER OR OTHER CHEMICAL DUSTSUPPRESSANTS OVER STOCKPILES.
TC-1 STABILIZED CONSTRUCTION EXIT RUMBLE RACKS SHALL BE PLACED ON THEDRIVEWAY TO ENSURE THAT ALL VEHICLESLEAVING THE SITE PASS OVER THE DEVICESBEFORE ENTERING THE PUBLIC STREET.
SE-1 SILT FENCE INSTALL SILT FENCES ALONG DISTURBED AREALIMITS AND ALONG PROPERTY LINE FRONTAGE.
WM-9 SANITARY/SEPTIC WASTE MANAGMENT SANITARY OR SEPTIC WASTES SHOULD BETREATED OR DISPOSED OF IN ACCORDANCE WITHSTATE AND LOCAL REQUIREMENTS.
SE-5 FIBER ROLL INSTALL FIBER ROLLS ALONG PROPERTYFRONTAGE BEHIND SILT FENCE.
STORM DRAIN INLET PROTECTIONSE-10 ONCE INLET RISERS ARE CONSTRUCTED,SURROUND RISERS WITH GRAVELBAGS OR CAPTHE RISER TO REDUCE SEDIMENT INTRODUCTIONTO THE AREA DRAIN SYSTEM. PLACE INLETPROTECTION AT NEAREST DOWNSTREAM STORMDRAIN INLET.
WIND EROSION CONTROL
NS-8
NS-3
VEHICLE AND EQUIPMENT CLEANING
PAVING AND GRINDING OPERATIONS
NS-9 VEHICLE AND EQUIPMENT FUELING
NS-10 VEHICLE AND EQUIPMENT MAINTENANCE
PREVENT OR REDUCE DISCHARGE OFPOLLUTANTS FROM PAVING OPERATIONS, USINGMEASURES TO PREVENT RUNON AND RUNOFFPOLLUTION, PROPERLY DISPOSING OF WASTES,AND TRAINING EMPLOYEES ANDSUBCONTRACTORS.
ALL VEHICLES AND EQUIPMENT WILL BE CLEANEDOFF-SITE.
ALL VEHICLES AND EQUIPMENT WILL BE FUELEDOFF-SITE.ALL VEHICLES AND EQUIPMENT WILL BEMAINTAINED OFF-SITE.
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Attachment No. ZA 4
Tentative Parcel Maps
63
SAN FRANCISCO, CA 94107
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ASPHALT
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DATE: 5-30-23
303 FERNLEAFPARTNERS LLC
OWNER AND SUB DIVIDER:PREPARED BY:
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RON MIEDEMA L.S. 4653
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NO. 4653EXP. 9/30/23
LICENS ED L A N DSURV
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TENTATIVE PARCEL MAP NO. 2023-152
SAN FRANCISCO, CA 94107
601 4TH STREET, #129
FOR CONDOMINIUM PURPOSES, 1 PARCEL 305 FERNLEAF, CORONA DEL MAR
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104.09104.5FF104.5FF103.05102.943.0’ SETBACK LINE
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