HomeMy WebLinkAbout04_Nibeel Residence CDP_PA2023-0111CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 26, 2023
Agenda Item No. 4
SUBJECT: Nibeel Residence (PA2023-0111)
▪Coastal Development Permit
SITE LOCATION: 206 & 206 ½ Grand Canal
APPLICANT: Brandon Architects
OWNER: Bob and Christine Nibeel
PLANNER: Jenny Tran, Assistant Planner
949-644-3212 or jtran@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RT (Two-Unit Residential)
•Zoning District: R-BI (Two-Unit Residential, Balboa Island)
•Coastal Land Use Plan Category: RT-E (Two Unit Residential) – (30.0 – 39.9 DU/AC)
•Coastal Zoning District: R-BI (Two-Unit Residential, Balboa Island)
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of an approximately 2,400
square-foot existing duplex and construction of a new 2,614 square-foot three-story single-
unit dwelling, a 286 square-foot junior accessory dwelling unit (JADU), and an attached 441
square-foot two-car garage. The project also includes landscaping, hardscaping, and site
walls. The project complies with all applicable development standards and no deviations are
requested.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the environment;
and
3)Adopt Draft Zoning Administrator Resolution No. _ approving the Coastal
Development Permit filed as PA2023-0111 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
•The subject property is in the R-BI Coastal Zoning District, which provides for single-
unit and two-unit residential development and is consistent with the City’s Coastal
Land Use Plan, General Plan, and Zoning Code. A coastal development permit is
required, and the property is not eligible for a waiver for de minimis development
because the property is in the Coastal Commission Appeal Area.
•The property currently consists of one legal lot developed with a duplex. The unit at
206 Grand Canal is approximately 1,620 square-feet and the unit at 206 ½ Grand
Canal is approximately 780 square-feet. The neighborhood is predominantly
developed with two- and three-story, single-unit and two-unit dwellings. The
proposed design, bulk, and scale of the development are consistent with the
existing neighborhood pattern of development and expected future development
consistent with applicable development standards.
•The proposed single-unit dwelling, JADU, and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 5 feet 5 feet
Sides 3 feet 3 feet
Rear 0 feet 2 feet
Allowable Floor Area (max.) 2,900 square feet 2,900 square feet
Allowable 3rd Floor Area (max.) 360 square feet 152 square feet
Allowable 3rd Floor Area &
Covered (max.)
900 square feet 394 square feet
Open Space (min.) 270 square feet 288 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
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Hazards
• The property is a bay front lot that is separated from the ocean by a public
boardwalk and City-owned concrete bulkhead. The bulkhead which protects the
subject property is part of a larger bulkhead system that surrounds Balboa Island.
There is no modification to the existing bulkhead built to 8.5 feet North American
Vertical Datum of 1988 (NAVD 88).
• A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated May 25, 2023, for the project. The maximum bay water
elevation is 7.7 feet NAVD88 North American Vertical Datum of 1988 (NAVD88)
and may exceed the current top of bulkhead elevation of 8.62 feet (NAVD88)
during high tide or storm events. 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 finished floor elevation of the proposed single-family residence is 9.00 feet
(NAVD 88), which complies with the minimum 9.00-foot (NAVD88) elevation
standard but does not protect against future sea level rise assuming a bay water
elevation of 10.9 feet NAVD88. Therefore, a waterproofing curb or similar
waterproofing material will be installed around the residence to protect from future
sea level rise. The Coastal Hazard Report concludes that the bay water elevation
(currently 7.7 feet NAVD 88) will not exceed the proposed flood protection curb
around the single-unit residence at 10.9 feet (NAVD88) for the anticipated 75-year
life of the structure.
• Most of the streets on Balboa Island are approximately 6.5 feet (NAVD88), and
flooding on Balboa Island is an existing coastal hazard. The public boardwalk is
continuous and provides public access around the entire island including Little
Balboa Island. The existing bulkhead is owned by the City of Newport Beach,
therefore the adjacent property owner is not able to increase the height of the
bulkhead as part of this CDP. If the City adopts comprehensive sea level rise
adaptation strategies to protect the public streets and public access areas that are
already experiencing flooding, then the property owner will also be protected as a
result. As a condition of approval, the property owner will be required to waive their
rights to future protection devices and acknowledge coastal hazards present at the
site.
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•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 separate from the Bay by a public bulkhead and boardwalk. Under
Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, a
Construction Pollution Prevention Plan (CPPP) is required to implement temporary
Best Management Practices (BMPs) during construction to minimize erosion and
sedimentation and to minimize pollution of runoff and coastal waters derived from
construction chemicals and materials. A CPPP has been provided and construction
plans and activities will be required to adhere to the CPPP.
•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 an existing duplex
located on a standard R-BI lot with a new single-unit dwelling and JADU. 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 or Coastal Viewpoint
as identified in the Coastal Land Use Plan. The nearest coastal viewpoints are
approximately 100 feet south on the Park Avenue bridge and approximately 970 feet
north of the project on the Marine Avenue bridge. The project site is visible from the
Park Avenue bridge; however, the project does not include projections or features
that would obstruct the view of the canal. The project site is adjacent to the public
boardwalk surrounding the island. However, the proposed single-unit dwelling and
JADU complies with all applicable Local Coastal Program (LCP) development
standards and maintains a building envelope consistent with the existing
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neighborhood pattern of development. Additionally, the project does not contain any
unique features that could degrade the visual quality of the coastal zone.
•Vertical access to the bay front public boardwalk and Newport Bay is available
approximately 300 feet north of the property at the intersection of Balboa Avenue and
the boardwalk; and approximately 90 feet south at the intersection of the alley and
Park Avenue. Lateral access is available along the public boardwalk adjacent to the
waterfront around Balboa Island. The project does not include any features that
would obstruct access along these routes.
•The front of the proposed residence, which is visible from the public boardwalk and
bay, contains substantial architectural treatment and visual interest, in keeping with
the design guidelines of the Zoning Code. The design includes modulation of volume
throughout the structure, an increased front setback along the public boardwalk
beyond what is required by code, and low walls that prevent the appearance of the
site from being walled off from the boardwalk and bay. Therefore, the project does
not have the potential to degrade the visual quality of the Coastal Zone or result in
significant adverse impacts on existing 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 (3) single-family residences
in urbanized areas. The proposed project consists of the demolition of a duplex and the
construction of a new 2,614 square-foot three (3)-story single-unit dwelling, a 286 square-
foot junior accessory dwelling unit (JADU), and an attached 441 square-foot two (2)-car
garage.
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, and 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
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Nibeel Residence (PA2023-0111)
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provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the city website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director 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:
____________________________
Jenny Tran
Assistant Planner
LAW/jt
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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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, CALIFORNIA, APPROVING A
COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN
EXISTING DUPLEX AND CONSTRUCT A NEW THREE-STORY
SINGLE-UNIT DWELLING, JUNIOR ACCESSORY DWELLING
UNIT, AND ATTACHED TWO-CAR GARAGE LOCATED AT 206
AND 206 ½ GRAND CANAL (PA2023-0111)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brittany Oakes of Brandon Architects, concerning property
located at 206 and 206 ½ Grand Canal, requesting approval of a coastal development
permit.
2. The lot at 206 and 206 ½ Grand Canal is legally described as Lot 4, Block 7, Section 5 of
the Balboa Island Tract.
3. The applicant requests a coastal development permit (CDP) to allow the demolition of an
approximately 2,400 square foot existing duplex and construction of a new 2,614 square-
foot three-story single-unit dwelling, a 286 square-foot junior accessory dwelling unit
(JADU), and an attached 441 square-foot two-car garage. The project also includes
landscaping, hardscaping, and site walls. The project complies with all applicable
development standards and no deviations are requested.
4. The subject property is designated Two-Unit Residential (RT) by the General Plan Land
Use Element and is located within the Two-Unit Residential, Balboa Island (R-BI) Zoning
District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two Unit Residential (RT-E), and it is located within the Two-Unit Residential,
Balboa Island (R-BI) Coastal Zoning District.
6. A public hearing was held on October 26, 2023, online via Zoom. A notice of the time,
place, and purpose of the hearing was given by the Newport Beach Municipal Code
(NBMC). Evidence, both written and oral, was presented to and considered by, the
Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures) because it has no potential to have a significant effect on
the environment.
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01-10-2023
2.Class 3 exempts the demolition and construction of up to three single-family residences in
urbanized areas. The proposed project consists of the demolition of a duplex and the
construction of a new 2,614 square-foot three-story single-unit dwelling, a 286 square-foot
junior accessory dwelling unit (JADU), and an attached 441 square-foot two-car garage.
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, and is not a hazardous waste site, and is not identified as a historical resource.
SECTION 3. REQUIRED FINDINGS.
By Section 21.52.015 (Coastal Development Permits, Findings, and Decision) of the Newport
Beach Municipal Code, the following findings, and facts in support of such findings are set forth:
Finding:
A.Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1.The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a.The maximum floor area limitation is 2,900 square feet and the proposed floor area
is 2,900 square feet.
b.The proposed development provides the minimum required setbacks, which are 5
feet along the front property line abutting the boardwalk, 3 feet along each side
property line, and 0 feet along the rear property line abutting the alley.
c.The highest guardrail is less than 24 feet from the established grade (9.00 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 vehicles, complying with the
minimum two-car garage parking requirement for single-unit dwelling with less than
4,000 square feet of habitable floor area. The JADU does not require any additional
parking spaces.
2.The neighborhood is predominantly developed with two- and three-story, single-and
two-unit residences. The proposed design, bulk, and scale of the development are
consistent with the existing neighborhood pattern of development.
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01-10-2023
3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated May 25, 2023, for the project. The maximum bay water elevation
is 7.7 feet NAVD88 (North American Vertical Datum of 1988 (NAVD88) and may
exceed the current top of bulkhead elevation of 8.62 feet (NAVD88) during high tide or
storm events. 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).
4. Most of the streets on Balboa Island are approximately 6.5 feet (NAVD88), and flooding
on Balboa Island is an existing coastal hazard. The public boardwalk is continuous and
provides public access around the entire island including Little Balboa Island. The existing
bulkhead is owned by the City of Newport Beach; therefore the adjacent property owner
is not able to increase the height of the bulkhead as part of this CDP. If the City adopts
comprehensive sea level rise adaptation strategies to protect the public streets and public
access areas that are already experiencing flooding, then the property owner will be
protected as a result. As a condition of approval, the property owner will be required to
waive their rights to future protection devices and acknowledge coastal hazards present
at the site.
5. The finished floor elevation of the proposed single-family residence is 9.00 feet (NAVD
88), which complies with the minimum 9.00-foot (NAVD88) elevation standard but does
not protect against future sea level rise assuming a bay water elevation of 10.9 feet
NAVD88. Therefore, a waterproofing curb or similar waterproofing material will be
installed around the residence to protect from future sea level rise. The Coastal Hazard
Report concludes that the bay water elevation (currently 7.7 feet NAVD 88) will not
exceed the proposed flood protection curb around the single-unit residence at 10.9 feet
(NAVD88) for the anticipated 75-year life of the structure.
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
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 property is separate from the Bay by a public bulkhead and boardwalk. Under Section
21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, a Construction
Pollution Prevention Plan (CPPP) is required to implement temporary Best Management
Practices (BMPs) during construction to minimize erosion and sedimentation and to
minimize pollution of runoff and coastal waters derived from construction chemicals and
materials. A CPPP has been provided and construction plans and activities will be required
to adhere to the CPPP.
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01-10-2023
8.Proposed landscaping complies with Implementation Plan Section 21.30.075. 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.
9.The project proposes to demolish the existing duplex and construct a new single-unit
dwelling and JADU. As a result, the project complies with the Housing Crisis Act of 2019
and Senate Bill 8 (Skinner) because it does not result in the loss of residential density. The
State Department of Housing and Community Development (HCD) has verified with the
City in an email dated March 23, 2022, that a JADU is considered a housing unit under
Government Code Section 66300 provisions to replace existing units. The property owner
has certified that the units are not "protected" units under Section 66330 Subdivision
(d)(2). The project is consistent with the General Plan, Local Coastal Program, and
Zoning designations that allow the single-unit dwelling and JADU land uses. Under the
Coastal Land Use Plan Table 2.1.1-1 (Land Use Plan Category), the Two Unit
Residential (RT-E) category is intended for a range of two-family residential dwelling
units such as duplexes and townhomes. Section 21.18.020 of the Local Coastal
Program Implementation Plan shows “Single-Unit Dwellings” and “Accessory Dwelling
Units” as allowed uses in the Two-Unit Residential, Balboa Island (R-BI) Coastal Zoning
District. Therefore, the project of a single-unit dwelling and JADU to replace an existing
duplex is consistent with the R-BI zoning and land use designations, does not result in
a loss of residential density, and will not affect the City in meeting its regional housing
needs.
10.The project site is not located adjacent to a coastal view road or Coastal Viewpoint as
identified in the Coastal Land Use Plan. The nearest coastal viewpoints are approximately
100 feet south on the Park Avenue bridge and approximately 970 feet north of the project
on the Marine Avenue bridge. The project site is visible from the Park Avenue bridge;
however, the project does not include projections or features that would obstruct the view
of the canal. The project site is adjacent to the public boardwalk surrounding the island.
However, the proposed single-unit dwelling and JADU 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.
11.The front of the proposed residence, which is visible from the public boardwalk and bay,
contains substantial architectural treatment and visual interest, in keeping with the design
guidelines of the Zoning Code. The design includes modulation of volume throughout the
structure, an increased front setback along the public boardwalk beyond what is required
by code, and low walls that prevent the appearance of the site from being walled off from
the boardwalk and bay. Therefore, the project does not have the potential to degrade the
visual quality of the Coastal Zone or result in significant adverse impacts on existing public
views.
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01-10-2023
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts 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 an existing duplex located on
a standard R-BI lot with a new single-unit dwelling and JADU. Therefore, the project does
not involve a change in land use, density, or intensity that will result in increased demand
for public access and recreation opportunities. Furthermore, the project is designed and
sited (appropriate height, setbacks, etc.) so as not to block or impede existing public
access opportunities.
2. Vertical access to the bay front public boardwalk and Newport Bay is available
approximately 300 feet north of the property at the intersection of Balboa Avenue and the
boardwalk; and approximately 90 feet south at the intersection of the alley and Park
Avenue. Lateral access is available along the public boardwalk adjacent to the waterfront
around Balboa Island. The project does not include any features that would obstruct
access along these routes.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act 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 Coastal
Development Permit (PA2023-0111), 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.
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01-10-2023
PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF OCTOBER, 2023.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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01-10-2023
EXHIBIT “A”
CONDITIONS OF APPROVAL
1.The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2.Prior to the final building permits, a waterproofing curb or similar waterproofing design
feature shall be constructed around the proposed residence as an adaptive flood
protection device up to a minimum of 10.9 feet (NAVD88). Flood shields (sandbags and
other methods) can be deployed across the openings to protect and prevent flooding to
the structure.
3.Prior to the final 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 to address the threat of damage
or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff
retreat, sea level rise, or other natural hazards that may affect the property, or
development of the property, today or in the future. The agreement shall be binding
against the property owners and successors and assigns.
4.Prior to the 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.
5.Prior to issuance of building permits, the Junior Accessory Dwelling Unit (JADU) shall
require a deed restriction that prohibits the sale of the JADU separately and prohibits
rental or leasing of the JADU for 30 days or less. The deed restriction will also require
the owner of the Property to reside in either the primary dwelling or in the JADU. Owner
occupancy is not required if the owner is another governmental agency, land trust, or
housing organization within the meaning of Government Code 65852.22.
6.This approval does not authorize any new or existing improvements (including
landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches,
or the public right-of-way.
7.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
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01-10-2023
beach, wetlands or their buffers. No demolition or construction materials shall be stored
on public property.
8. This Coastal Development Permit does not authorize any development seaward of the
private 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.
15
Zoning Administrator Resolution No. ZA2023-###
Page 9 of 10
01-10-2023
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 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.
18.Prior to 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.
19.Prior to 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.
20.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.
21.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.
22.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.
23.Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday.
Noise-generating construction activities are not allowed on Saturdays, Sundays, or
Holidays.
24.All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified periods unless the ambient noise level is higher:
16
Zoning Administrator Resolution No. ZA2023-###
Page 10 of 10
01-10-2023
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
25. 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.
26. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
27. This Coastal Development Permit (PA2023-0111) shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
28. To the fullest extent permitted by law, 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,
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 Nibeel Residence including but not limited to,
Coastal Development Permit (PA2023-0111). 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.
17
Attachment No. ZA 2
Vicinity Map
18
VICINITY MAP
Coastal Development Permit
PA2023-0111
206 & 206 ½ Grand Canal
Subject Property
Subject Property
19
Attachment No. ZA 3
Project Plans
20
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JOB NO.
DATE
SHEET NO.
REVISIONS
23020
NO. REVISION DATE
SHEET NO. OF 4
8/15/2023
28
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1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.
2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.
3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.
4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC.
5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC.
6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.
7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES.
8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.
9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.
10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.
11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS.
12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.
13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS.
14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE.
GENERAL NOTES
CITY OF NEWPORT BEACH, CALIFORNIA
COUNTY OF ORANGE
C1 TITLE SHEETC2 GRADING PLANC3 EROSION CONTROL PLANC4 GEOTECHNICAL NOTES
SHEET INDEX
206 GRAND CANALNEWPORT BEACH, CA 92662
APN: 050-191-09
PRECISE GRADING PLAN
WILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COM
CIVIL ENGINEER
1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY.
3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.
4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.
5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT.
6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS.
7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN.
8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY.
9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006.
10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION.
11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS.
12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW:
13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS.
14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.
15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.
16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR.
17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.
18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE.
19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.
20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS.
21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER.
22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS.
23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION.
24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT.
25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED.
26.CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES.
27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.
NOTES TO OWNER, CONTRACTOR, & ARCHITECT
BOB & CHRISTINE NIBEEL206 GRAND CANALNEWPORT BEACH, CA 92662
OWNER
EARTHWORK QUANTITIES
1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.
2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE.
3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.
4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.
5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.
6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED.
7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.
8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE.
9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING.
10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT.
11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.
12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.
13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION.
14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING.
15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.
GRADING NOTES
1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER.
2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF.
3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON.
4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL.
EROSION CONTROL NOTES
SITE ADDRESS: 206 GRAND CANAL, NEWPORT BEACHAPN: 050-191-09GENERAL PLAN LAND USE: RT TWO UNIT RESIDENTIALZONING DISTRICT: R-BI TWO-UNIT RESIDENTIAL, BALBOA ISLANDCOSTAL ZONE: YES
SITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
CC&R'S
1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT.
2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.
3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.
4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY.
5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES.
6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.
PUBLIC WORKS NOTES
ARCHITECT
BRANDON ARCHITECTS151 KALMUS DR., SUITE G-1COSTA MESA, CA 92626714.754.4040
RAW CUT 0 CUBIC YARDSRAW FILL 95 CUBIC YARDSOVER EXCAVATION 207 CUBIC YARDSSHRINKAGE 5%±10 CUBIC YARDSNET 105 CUBIC YARDS (IMPORT)
THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECT
ENTITLED: GEOTECHNICAL INVESTIGATION
PROJECT No.: IH390.1DATED:JUNE 27, 2022
FIRM NAME: EGA CONSULTANTS, INC.
GEOTECHNICAL CERTIFICATION
REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION:
EGA CONSULTANTS, INC.375-C MONTE VISTA AVENUECOSTA MESA, CA 92627949.642.9309
SOILS ENGINEER
NOTE:
SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE GRADING.
NO SCALE
VICINITY MAP
LORE K. TOOMEY, L.S. 445924791 BELGREEN PLACELAKE FOREST, CA 92630949.636.9273
SURVEYOR
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PROPOSED RESIDENCEPPPPRRROOOOPPPPPOOOOPPRROOOPPPOOPPPPRRRRROFF=9.13n5,nTOS=9.0066809768097
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EXISTINGBUILDING(ADJACENTNEIGHBOR)
3'±
OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER
3'±
TEMPORARY 1:1 SLOPETO OVER-EX TEMPORARY 1:1 SLOPETO OVER-EX
SECTION A-A
SCALE: 1"=4'
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OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER
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SCALE: 1"=4'
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TEMPORARY 1:1 SLOPETO OVER-EX
SECTION C-C
SCALE: 1"=4'
EXISTINGGROUND
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23020
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SHEET NO. OF 4
8/15/2023
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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
CONSTRUCTION NOTES
HARDSCAPE PER ARCHITECT'S PLAN.
DRIVEWAY PER ARCHITECT'S PLAN.
PLANTER AREA PER ARCHITECT'S PLAN.
WALL OR FENCE PER ARCHITECT'S PLAN.
CONSTRUCT FLOWLINE PER DETAIL HEREON.
IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD 502. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.
FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD 406.
FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL HEREON.
FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL HEREON.
4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GRAY GRATE.
CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL ON SHEET __. OTHERWISE OUTLET TOHARDSCAPE IN DIRECTION OF FLOW.
FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.
CONSTRUCT 10 LINEAR FEET OF PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL HEREON.
REMOVE EXISTING WALL AND PLANTING WITHIN PUBLIC RIGHT-OF-WAY AND REPLACE WITH CONCRETEHARDSCAPE AS NEEDED. AN ENCROACHMENT AGREEMENT/PERMIT WILL BE REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN PUBLIC RIGHT-OF-WAY.
1
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FLOWLINE DETAILNO SCALE
NDS SPEE-D BASIN DETAIL
NO SCALE
2% MIN
3/4" CRUSHED ROCK OR APPROVEDEQUAL (REVIEW GEOTECHNICALRECOMMENDATIONS IN THE SOILSREPORT TO VERIFY)
DRAIN PIPE PER PLAN
COMPACTED BACKFILLPER GEOTECHNICALRECOMMENDATIONS
COMPACTED BEDDINGPER GEOTECHNICALRECOMMENDATIONS
NATIVE OR RE-COMPACTED SUBGRADE
4" MIN 4" MIN
4"
M
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NDS #101 OR #201SPEE-D BASINOR APPROVEDEQUAL
NDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUAL
VA
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2% MIN
NDS ATRIUM OR FLAT GRATETG ELEVPER PLAN
INV ELEVPER PLAN
SLOPE PER PLAN
TOP OF WALL
FINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINT
LEGEND
INVERT
TOP OF GRATEFINISHED FLOOR ELEVATION
TW
FSFLFGGBHPINV
TGFF
TOP OF COPING OR TOP OF CURBTC
GARAGE FINISHED FLOORGFFEXISTING GRADEEG
EXISTING SPOT ELEVATION( )
TOP OF RETAINING WALLTRW
TOP OF SLOPETOP
TOP OF RAILINGTRTOP OF STEMWALLTS
HARDSCAPE PER ARCH. PLAN
NATURAL GRADENG
PROPERTY LINE AND LIMIT-OF-WORK
OR
EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6
(102.6)
PROPOSED WALL
BUILDING STEMWALL
ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR.
***
ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.
****
***
****
TOP OF SLABTOS
GRADING PLAN
SCALE: 1" = 8'
STORM DRAIN PLAN
SCALE: 1" = 8'
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23020
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8/15/2023
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GRADING PLAN
SCALE: 1" = 8'
1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8.
2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.
3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND.
3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF.
NOTES:
GRAVEL BAG DETAIL
NO SCALEA
EROSION CONTROL CONSTRUCTION NOTES
INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6
INLET PROTECTION PER DETAIL HEREON
A
B
AREA DRAIN INLET PROJECTION
NO SCALEB
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REVISIONS
23020
NO. REVISION DATE
SHEET NO. OF 4
8/15/2023
28
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44
1
From: Jeremy Tiss <jeremytiss@gmail.com>
Sent: October 26, 2023 8:37 AM
To: Tran, Jenny <jtran@newportbeachca.gov>
Subject: 206 Grand Canal
Dear Ms. Tran,
I own 208 Grand Canal and reside there with my family.
Overall, the plans for 206 Grand Canal are beautiful. Except for a few items...
1.Proposed Northside 2nd storey bedroom window directly aligns with our 2nd storey bedroom window (like
exactly... except theirs will be 2 feet higher due to elevation differences). They will be looking down into our
bedroom... very strange that there is 80+ feet to choose from and they decided to put their one bedroom
window directly aligned to our bedroom window. Can this be adjusted?
2.Proposed 2nd storey deck encroaches on the 5 foot setback required from the boardwalk... can this be
pushed back to match the deck railing (that is set back 5 feet)? It sticks out 6 inches past the railing for no
reason
3.It appears the proposed 1st storey fence at the boardwalk on the northside of 206 Grand Canal is 5 feet
higher in elevation than our fence at the boardwalk. Having a 5 foot fence at the boardwalk will block
views.
I will raise these points in the meeting at 10am.
Thanks,
Jeremy Tiss
(949)292‐4669
208 Grand Canal
Newport Beach, CA 92662
Zoning Administrator - October 26, 2023 Item No. 4a Additional Materials Received AFTER DEADLINE Nibeel Residence CDP (PA2023-0111)