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Home My WebLink About04_Clarke Residence CDP_PA2024-0118CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT January 30, 2025 Agenda Item No. 4 SUBJECT: Clarke Residence (PA2024-0118) Coastal Development Permit SITE LOCATION: 127 Harbor Island Road APPLICANT: Don James, EBTA Architects OWNER: James Clarke PLANNER: Jerry Arregui, Assisant Planner 949-644-3219 or jarregui@newportbeachca.gov LAND USE AND ZONING General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D) Zoning District: Single-Unit Residential (R-1) Coastal Land Use Plan Category: Single Unit Residential Detached – 0.0 – 5.9 DU/AC (RSD-A) Coastal Zoning District: Single-Unit Residential (R-1) PROJECT SUMMARY A coastal development permit (CDP) request to to demolish an existing 3,247 square-foot, single-unit dwelling and construct a new, two-story 7,868-square-foot, single-unit dwelling with three garage parking spaces. The project also includes the raising and reinforcing of an existing bulkhead for protection against coastal hazards. The design also includes appurtenances such as walls, hardscape, and landscaping (Project). The Project complies with all development standards and no deviations from the Newport Beach Municipal Code (NBMC) 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 PA2024-0118 (Attachment No. ZA 1). 1 Clarke Residence (PA2024-0118) Zoning Administrator, Janauary 30, 2025 Page 2 DISCUSSION Land Use and Development Standards The subject property is in the Single-Unit Residential (R-1) Coastal Zoning District, which allows single-unit residential development on a single legal lot 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 subject property consists of one legal lot developed with an existing 3,247 square-foot, single-unit dwelling. The neighborhood is predominantly developed with single- and two-story, single-unit dwellings. The Project’s design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The proposed single-unit dwelling conforms 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. Hazards The subject property fronts the Newport Bay. A Coastal Hazards and a Bulkhead Conditions Report for the Project was prepared by PMA Consulting, Inc. dated May 14, 2023. The current maximum bay water elevation is 7.70 feet based on the North American Vertical Datum of 1988 (NAVD 88) and may exceed the existing 9.08 feet NAVD88 top of bulkhead elevation during high tide or storm events. The report analyzes future sea level rise scenarios assuming a 3.05-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 10.75 feet NAVD88 (the likely range Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Harbor Island Road) 10 feet 10 feet Side 4 feet 4 feet Front (Harbor) 10 feet 10 feet Floor Area Limit (max.) 11,834 square-feet 7,868 square-feet Parking (min.) 3-car garage 3-car garage Height (max.) 24-foot flat roof 29-feet sloped roof 24-foot flat roof 29-foot sloped roof Open Volume (min.) 888 square-feet 889 square-feet 2 Clarke Residence (PA2024-0118) Zoning Administrator, Janauary 30, 2025 Page 3 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 estimated sea level rise over the next 75 years, using the Medium-High Risk Aversion, is potentially 6.7 feet, 14.4 feet NAVD88. The report concluded that the existing bulkhead shall be reinforced and raised to a height of 12.80 NAVD88 with capability of increasing to a height 14.4 feet NAVD 88 without further seaward encroachment. Based on the data provided, the study concludes that coastal hazards will not significantly impact the Property over the next 75 years, as the proposed Project has minimal risk from flooding.  On March 23, 2021, the City Council approved updated Waterfront Project Design Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities. The guidelines require that any bulkhead structure permitted within the years 2021through 2025 must have a minimum bulkhead elevation of 10.9 feet NAVD 88 with a design for adaptability elevation of 14.4 feet NAVD 88. The Project is raising the bulkhead to an elevation of 12.80 feet NAVD 88, as recommended by the Coastal Hazards and Bulkhead Conditions Report, which exceeds the City’s minimum standard of 10.9 feet NAVD88 with capability of increasing to a height 14.4 feet NAVD 88.  The finished floor elevation of the proposed structure is 11.34 feet NAVD88 which complies with the minimum 9.00-foot NAVD 88 finished floor elevation standard for new structures.  Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection) of the NBMC, the Owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The Owners will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning and Development Standards). These requirements are included as Condition of Approval Nos. 8 and 9, and will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively.  The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved 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 3 Clarke Residence (PA2024-0118) Zoning Administrator, Janauary 30, 2025 Page 4 for compliance with approved investigations and CBC before building permit issuance. Water Quality  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% of impervious surface area, a Water Quality Management Plan (WQMP) is required. A preliminary WQMP prepared by Toal Engineering, dated February 14, 2023, and has been reviewed by the City’s Geologist Engineer. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs.  The Property is located adjacent to coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. The Project design also addresses water quality through the inclusion of a post- construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. Public Access and Views  The Property is located within the first public road and the sea. Section 21.30A.040 (Determination of Public Access/ Recreation Impacts) of the NBMC requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the Project replaces an existing single-unit dwelling with a new single-unit dwelling, consistent with the existing neighborhood pattern of development and applicable development standards. Therefore, the Project does not involve a change in land use or intensity that will result in increased demand for public access and recreation opportunities.  Lateral access to the Promontory Bay and the harbor is available along Bayside Drive, as a public walkway. Three beach access locations are also located near the property along Beacon Bay. The Project is located entirely within the confines of private property, except for improvements to the driveway within the public right-of- way. The Project does not include any features that would obstruct access along the public walkway or any of the nearby public beach access locations. 4 Clarke Residence (PA2024-0118) Zoning Administrator, Janauary 30, 2025 Page 5 The Project is located within the vicinity of coastal view roads and coastal viewpoints as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is approximately 900 feet to the north at the corner of Harbor Island Road and Bayside Drive; however, the Project is not visible from that location due to the intervening structures. The Property is also within the general view as seen from other viewpoints above the Property. The Project replaces an existing two-story single-unit dwelling with a new two-story single-unit dwelling that complies with all applicable Title 21 (Local Coastal Program Implementation Plan) development standards and maintains a building envelope consistent with the existing pattern of development and expected future development. Therefore, the Project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on public views. ENVIRONMENTAL REVIEW This Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family dwellings and additions of up to 10,000 square feet to existing structures. The Project consists of the demolition of a single- unit dwelling and the construction of a new single-unit dwelling located in the R-1 Coastal Zoning District. Therefore, the Class 3 exemption is applicable. There are no known exceptions listed in CEQA Guidelines Section 15300.2 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. APPEAL PERIOD: 5 Clarke Residence (PA2024-0118) Zoning Administrator, Janauary 30, 2025 Page 6 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 of the NBMC. 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: JP/ja Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 01-10-2023 RESOLUTION NO. ZA2025-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISITING SINGLE-UNIT DWELLING AND CONSTRUCT A NEW 7,868 SQUARE-FOOT SINGLE UNIT DWELLING INLCUDING THREE GARAGE SPACES LOCATED AT 127 HARBOR ISLAND ROAD (PA2024-0118). THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Don James of EBTA Architects (Applicant) on behalf of James Clarke (Owner), concerning the property located at 127 Harbor Island Road and legally described as Lot 19 of Tract 3283 (Property), requesting approval of a coastal development permit (CDP). 2. The Applicant proposes to demolish an existing 3,247-square-foot, single-unit dwelling and construct a new, two-story, 6,896-square-foot, single-unit dwelling with a 590-square-foot two-car garage and a 382-square-foot single-car garage. The project also includes the raising and reinforcing of an existing bulkhead for protection against coastal hazards. The design also includes appurtenances such as walls, hardscape, and landscaping (Project). The Project complies with all development standards and no deviations from the Newport Beach Municipal Code (NBMC) are requested. 3. The Property is categorized as Single Unit Residential Detached (RS-D) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is Single Unit Residential Detached – 0.0 - 5.9 DU/AC (RSD-A), and it is located within the Single-Unit Residential (R-1) Coastal Zoning District 5. A public hearing was held on January 30, 2025, online via Zoom. A notice of the time, place, and purpose of the hearing was given by the 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, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures) because it has no potential to have a significant effect on the environment. 8 Zoning Administrator Resolution No. ZA2025-### Page 2 of 10 01-10-2023 2. Class 3 exempts the demolition of up to three single-family dwellings and additions of up to 10,000 square feet to existing structures. The Project consists of the demolition of a single-unit dwelling and the construction of a new single-unit dwelling located in the R-1 Coastal Zoning District. Therefore, the Class 3 exemption is applicable. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015(F) (Coastal Development Permits - Findings and Decision) of the NBMC, the following findings, and facts in support of 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 Project 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 11,834 square feet and the proposed floor area is 7,868 square feet. b. The Project provides the minimum required setbacks, which are 10 feet along the front property line abutting Harbor Island Road, four feet along each side property line, and 10 feet along the property line abutting the harbor which is also regulated as a front setback. c. The highest flat roof is 24 feet from established grade and the highest ridge is 29 feet from the established grade. The Project therefore complies with all height requirements. d. The Project includes two garages for parking for a total of three vehicles, complying with the minimum three-car garage parking requirement for single-unit dwelling with more than 4,000 square-feet of habitable floor area. e. The Project proposes a minimum top of slab elevation of 11.34 feet based on the North American Vertical Datum of 1988 (NAVD88) which complies with the minimum 9.0-foot NAVD 88 top of slab elevation requirement for new structures. 9 Zoning Administrator Resolution No. ZA2025-### Page 3 of 10 01-10-2023 2. The neighborhood is predominantly developed with single- and two-story, single-unit dwellings. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. A Coastal Hazards and Bulkhead Conditions Report was prepared for the Project by PMA Consulting, Inc., dated May 14, 2023. The current maximum bay water elevation is 7.70 NAVD88 and may exceed the existing 9.08 feet NAVD88 top of bulkhead elevation during high tide or storm events. The report analyzes future sea level rise scenarios assuming a 3.05-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 10.75 feet NAVD88 (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 estimated sea level rise over the next 75 years, using the Medium-High Risk Aversion, is potentially 6.7 feet, 14.4 feet NAVD88. The report concluded that the existing bulkhead shall be reinforced and raised to a height of 12.80 NAVD88 with capability of increasing to a height 14.4 feet NAVD88 without further seaward encroachment. Based on the data provided, the study concludes that coastal hazards will not significantly impact the Property over the next 75 years, as the proposed Project has minimal risk from flooding. 4. On March 23, 2021, the City Council approved updated Waterfront Project Design Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities. The guidelines require that any bulkhead structure permitted within the years 2021 through 2025 must have a minimum bulkhead elevation of 10.9 feet NAVD88 with a design for adaptability elevation of 14.4 feet NAVD88. The Project is raising the bulkhead to an elevation of 12.80 feet NAVD88, as recommended by the Coastal Hazards and Bulkhead Conditions Report, which exceeds the City’s minimum standard of 10.9 feet NAVD88 with capability of increasing to a height 14.4 feet NAVD88. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection) of the NBMC, the Owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The Owners will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning and Development Standards). These requirements are included as Condition of Approval Nos. 8 and 9 which will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively. 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 10 Zoning Administrator Resolution No. ZA2025-### Page 4 of 10 01-10-2023 7. 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% of impervious surface area, a Water Quality Management Plan (WQMP) is required. A preliminary WQMP was prepared by Toal Engineering, dated February 14, 2023, was reviewed by the City’s Geologist Engineer. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. A final WQMP shall be reviewed and approved prior to the issuance of a building permit. 8. The Property is located adjacent to coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. The Project design also addresses water quality through the inclusion of a post-construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 9. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. Condition of Approval No. 18 requires that landscape be designed to provide drought tolerant plantings, non-invasive plant species and water efficient irrigation. A final landscape plan shall be reviewed and approved prior to the issuance of a building permit to verify invasive species are not planted. 10. The Project is located within the immediate vicinity of coastal view roads and coastal viewpoints as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is approximately 900 feet to the north, at the corner of Harbor Island Road and Bayside Drive. The Project is not visible from that location due to the intervening structures. The Property is also within the general view as seen from other viewpoints above the Property. The Project replaces an existing two-story, single-unit, dwelling with a new, two-story, single- unit dwelling that complies with all applicable Title 21 (Local Coastal Program Implementation Plan) development standards and maintains a building envelope consistent with the existing pattern of development and expected future development. Therefore, the Project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on public views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The Property is located between the first public road and the sea. Section 21.30A.040 (Determination of Public Access/ Recreation Impacts) of the NBMC requires that the provision of public access bear a reasonable relationship between the requirement and the 11 Zoning Administrator Resolution No. ZA2025-### Page 5 of 10 01-10-2023 Project’s impact and be proportional to the impact. In this case, the Project replaces an existing single-unit dwelling with a new single-unit dwelling, consistent with the existing neighborhood pattern of development and applicable development standards. Therefore, the Project does not involve a change in land use or intensity that will result in increased demand for public access and recreation opportunities. 2. Lateral access to the Promontory Bay and the harbor is available along Bayside Drive, as a public walkway. Three beach access locations are also located near the Property along Beacon Bay. The Project is located entirely within the confines of private property, except for improvements to the driveway within the public right-of-way. The Project does not include any features that would obstruct access along the public walkway or any of the nearby public beach access locations. 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 the Coastal Development Permit filed as PA2024-0118, 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 Implementation Plan), of the NBMC. 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 30TH DAY OF JANUARY 2025 _____________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 12 01-10-2023 RESOLUTION NO. ZA2025-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISITING SINGLE-UNIT DWELLING AND CONSTRUCT A NEW 7,868 SQUARE-FOOT SINGLE UNIT DWELLING INLCUDING THREE GARAGE SPACES LOCATED AT 127 HARBOR ISLAND ROAD (PA2024-0118). THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1.An application was filed by Don James of EBTA Architects (Applicant) on behalf of James Clarke (Owner), concerning the property located at 127 Harbor Island Road and legally described as Lot 19 of Tract 3283 (Property), requesting approval of a coastal development permit (CDP). 2.The Applicant proposes to demolish an existing 3,247-square-foot, single-unit dwelling and construct a new, two-story, 6,896-square-foot, single-unit dwelling with a 590-square-foot two-car garage and a 382-square-foot single-car garage. The project also includes the raising and reinforcing of an existing bulkhead for protection against coastal hazards. The design also includes appurtenances such as walls, hardscape, and landscaping (Project). The Project complies with all development standards and no deviations from the Newport Beach Municipal Code (NBMC) are requested. 3.The Property is categorized as Single Unit Residential Detached (RS-D) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District. 4.The Property is located within the coastal zone. The Coastal Land Use Plan category is Single Unit Residential Detached – 0.0 - 5.9 DU/AC (RSD-A), and it is located within the Single-Unit Residential (R-1) Coastal Zoning District 5.A public hearing was held on January 30, 2025, online via Zoom. A notice of the time, place, and purpose of the hearing was given by the 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, 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. 13 Zoning Administrator Resolution No. ZA2025-### Page 2 of 10 01-10-2023 2. Class 3 exempts the demolition of up to three single-family dwellings and additions of up to 10,000 square feet to existing structures. The Project consists of the demolition of a single-unit dwelling and the construction of a new single-unit dwelling located in the R-1 Coastal Zoning District. Therefore, the Class 3 exemption is applicable. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015(F) (Coastal Development Permits - Findings and Decision) of the NBMC, the following findings, and facts in support of 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 Project 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 11,834 square feet and the proposed floor area is 7,868 square feet. b. The Project provides the minimum required setbacks, which are 10 feet along the front property line abutting Harbor Island Road, four feet along each side property line, and 10 feet along the property line abutting the harbor which is also regulated as a front setback. c. The highest flat roof is 24 feet from established grade and the highest ridge is 29 feet from the established grade. The Project therefore complies with all height requirements. d. The Project includes two garages for parking for a total of three vehicles, complying with the minimum three-car garage parking requirement for single-unit dwelling with more than 4,000 square-feet of habitable floor area. e. The Project proposes a minimum top of slab elevation of 11.34 feet based on the North American Vertical Datum of 1988 (NAVD88) which complies with the minimum 9.0-foot NAVD 88 top of slab elevation requirement for new structures. 14 Zoning Administrator Resolution No. ZA2025-### Page 3 of 10 01-10-2023 2. The neighborhood is predominantly developed with single- and two-story, single-unit dwellings. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. A Coastal Hazards and Bulkhead Conditions Report was prepared for the Project by PMA Consulting, Inc., dated May 14, 2023. The current maximum bay water elevation is 7.70 NAVD88 and may exceed the existing 9.08 feet NAVD88 top of bulkhead elevation during high tide or storm events. The report analyzes future sea level rise scenarios assuming a 3.05-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 10.75 feet NAVD88 (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 estimated sea level rise over the next 75 years, using the Medium-High Risk Aversion, is potentially 6.7 feet, 14.4 feet NAVD88. The report concluded that the existing bulkhead shall be reinforced and raised to a height of 12.80 NAVD88 with capability of increasing to a height 14.4 feet NAVD88 without further seaward encroachment. Based on the data provided, the study concludes that coastal hazards will not significantly impact the Property over the next 75 years, as the proposed Project has minimal risk from flooding. 4. On March 23, 2021, the City Council approved updated Waterfront Project Design Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities. The guidelines require that any bulkhead structure permitted within the years 2021 through 2025 must have a minimum bulkhead elevation of 10.9 feet NAVD88 with a design for adaptability elevation of 14.4 feet NAVD88. The Project is raising the bulkhead to an elevation of 12.80 feet NAVD88, as recommended by the Coastal Hazards and Bulkhead Conditions Report, which exceeds the City’s minimum standard of 10.9 feet NAVD88 with capability of increasing to a height 14.4 feet NAVD88. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection) of the NBMC, the Owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The Owners will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning and Development Standards). These requirements are included as Condition of Approval Nos. 8 and 9 which will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively. 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 15 Zoning Administrator Resolution No. ZA2025-### Page 4 of 10 01-10-2023 7. 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% of impervious surface area, a Water Quality Management Plan (WQMP) is required. A preliminary WQMP was prepared by Toal Engineering, dated February 14, 2023, was reviewed by the City’s Geologist Engineer. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. A final WQMP shall be reviewed and approved prior to the issuance of a building permit. 8. The Property is located adjacent to coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. The Project design also addresses water quality through the inclusion of a post-construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 9. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. Condition of Approval No. 18 requires that landscape be designed to provide drought tolerant plantings, non-invasive plant species and water efficient irrigation. A final landscape plan shall be reviewed and approved prior to the issuance of a building permit to verify invasive species are not planted. 10. The Project is located within the immediate vicinity of coastal view roads and coastal viewpoints as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is approximately 900 feet to the north, at the corner of Harbor Island Road and Bayside Drive. The Project is not visible from that location due to the intervening structures. The Property is also within the general view as seen from other viewpoints above the Property. The Project replaces an existing two-story, single-unit, dwelling with a new, two-story, single- unit dwelling that complies with all applicable Title 21 (Local Coastal Program Implementation Plan) development standards and maintains a building envelope consistent with the existing pattern of development and expected future development. Therefore, the Project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on public views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The Property is located between the first public road and the sea. Section 21.30A.040 (Determination of Public Access/ Recreation Impacts) of the NBMC requires that the provision of public access bear a reasonable relationship between the requirement and the 16 Zoning Administrator Resolution No. ZA2025-### Page 5 of 10 01-10-2023 Project’s impact and be proportional to the impact. In this case, the Project replaces an existing single-unit dwelling with a new single-unit dwelling, consistent with the existing neighborhood pattern of development and applicable development standards. Therefore, the Project does not involve a change in land use or intensity that will result in increased demand for public access and recreation opportunities. 2.Lateral access to the Promontory Bay and the harbor is available along Bayside Drive, as a public walkway. Three beach access locations are also located near the Property along Beacon Bay. The Project is located entirely within the confines of private property, except for improvements to the driveway within the public right-of-way. The Project does not include any features that would obstruct access along the public walkway or any of the nearby public beach access locations. 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 the Coastal Development Permit filed as PA2024-0118, 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 Implementation Plan), of the NBMC. 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 30TH DAY OF JANUARY 2025 _____________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 17 Zoning Administrator Resolution No. ZA2025-### Page 6 of 10 01-10-2023 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1.The Project 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.Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3.The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 4.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. 5.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. 6.Prior to the 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. 7.This Coastal Development Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 8.Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the 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. 9.Prior to the issuance of a building permit, the 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 18 Zoning Administrator Resolution No. ZA2025-### Page 7 of 10 01-10-2023 and all 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 development. 10. Prior to final building permit inspection, the existing seawall shall be reinforced and raised/capped to at least a height of 10.9 NAVD88 and capable to be raised up to 14.4 feet NAVD88, in compliance with the City of Newport Beach Waterfront Project Guidelines and Standards, Harbor Design Criteria Commercial and Residential Facilities. 11. This Coastal Development Permit does not authorize any development seaward of the private property. 12. This Coastal Development Permit does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 13. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 14. 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. 15. 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. 16. Debris from demolition shall be removed from work areas each day and removed from the Property within 24 hours of the completion of the Project. Stock-piles 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. 17. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 18. Prior to 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. ZA2025-### Page 8 of 10 01-10-2023 19. All landscape materials and irrigation systems shall be maintained in accordance with 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. 20. 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 pursuant to 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, 2 or 1 short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 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 and Saturday between the hours of 8:00 a.m. and 6:00 p.m. Noise-generating construction activities are not allowed on Sundays, or Holidays. 22. All noise generated by the proposed use shall comply with Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the NBMC. 23. Prior to the issuance of a 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. 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, 20 Zoning Administrator Resolution No. ZA2025-### Page 9 of 10 01-10-2023 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 Clarke Residence, including but not limited to, the Coastal Development Permit filed as PA2024-0118. 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. Building Division 26. Prior to the issuance of a building permit, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. 27. Prior to the issuance of a building permit, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 28. Prior to the issuance of a building permit, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall comply with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. Public Works Department 29. The proposed driveway approach shall comply with City Council Policy L-2 (Driveway Approaches). 30. A new sewer cleanout shall be installed per City Standard 406. All used sewer laterals shall be abandoned at the property line. 31. All non-standard improvements within the Harbor Island Road right-of-way shall be removed. 32. New curb drains shall be installed per City Standard 184. 33. New driveway approach shall be installed per City Standard 162. 34. The existing water meter and service shall be abandoned at the main. 35. A new water service shall be installed per City Standard 502. 21 Zoning Administrator Resolution No. ZA2025-### Page 10 of 10 01-10-2023 Fire Department 36. NFPA 13D fire sprinklers shall be installed in the development. 22 Attachment No. ZA 2 Vicinity Map 23 VICINITY MAP Coastal Development Permit PA2024-0118 127 Harbor Island Road Subject Property 24 Attachment No. ZA 3 Project Plans 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 LEGAL DESCRIPTION OWNER CIVIL ENGINEERARCHITECT SOURCE OF TOPOGRAPHY CONSTRUCTION NOTES AND QUANTITY ESTIMATE ASSESSOR'S PARCEL NO. PROJECT INFORMATION ADDRESS SOILS ENGINEER BENCH MARK NOTICE TO CONTRACTOR REQUIRED INSPECTIONS GRADING NOTES GENERAL GRADING NOTES EROSION CONTROL NOTES DOCUMENTATION PROPERTY CORNER MONUMENTATION EXISTING UTILITIES NOTE PRECISE GRADING PLAN LOT 19, TRACT 3283 127 HARBOR ISLAND ROAD, NEWPORT BEACH, CA CLARKE RESIDENCE SHEET INDEX C-1 TITLE SHEET C-2 PRECISE GRADING & DRAINAGE PLANC-3 SECTIONS & DETAILSC-4 EROSION CONTROL PLAN T P SOILS REPORT RECOMMENDATIONSC-5 DATE REVISED: 7-1-06 8 1 1 Know what'sbelow.Callbefore you dig. CONSTRUCTION NOTES CITY OF NEWPORT BEACH NOTES VICINITY MAP SITE 139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com CIVIL ENGINEERING LAND SURVEYINGSTORMWATER QUALITY WQMP DETERMINATION TABLE 42 43 PROPOSED RESIDENCE GARAGE OFFICE 139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com CIVIL ENGINEERING LAND SURVEYINGSTORMWATER QUALITY EROSION CONTROL BMPs TEMPORARY SEDIMENT CONTROL WIND EROSION CONTROL TRACKING CONTROL WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL NON-STORMWATER MANAGEMENT YEAR-ROUND BMP REQUIREMENTS LEGEND NOTE 44 45 46 47 DESIGN·POOLS·LANDSCAPE·CONSTRUCTION555 ANTON BLVD. COSTA MESA ,CA. 92626PH : 949-916-4545 FX : 949-916-4548 www.geoscape.co PLAN ISSUE DATE DESCRIPTION10/22/23 V1 STAMP SHEET INFO DRAWN BY:F.O. CHECKED: PRINTED DATE: JOB No. : PLAN ISSUE: SHEET REFERENCE: TIT L E CU S T O M E R CL A R K E R E S I D E N C E 12 7 H A R B O R I S L A N D R O A D NE W P O R T B E A C H , C A TR A C T N O . 3 2 8 3 L0.00 CO V E R S H E E T DRAWING INDEX: L1.00 COVER SHEET L1.01 GENERAL NOTES L1.02 GENERAL NOTESL1.03 GENERAL NOTES L2.01 DEMOLITION PLAN L3.01 SITE PLAN L4.01 DETAILS L5.01 SECTIONS/ELEVATIONS L5.02 SECTIONS/ELEVATIONSL5.03 SECTIONS/ELEVATIONS L5.04 SECTIONS/ELEVATIONS L6.01 PLANTING PLAN - L1L6.02 PLANTING PLAN - L2 L7.01 PLANTING DETAILS L8.01 IRRIGATION NOTESL8.02 IRRIGATION MASTER PLAN L9.01 IRRIGATION DETAILSL9.02 IRRIGATION DETAILS L9.03 C-1 GRADING PLANSC-2 GRADING PLANSC-3 GRADING PLANS C-4 GRADING PLANSC-5 GRADING PLANS 102 STANDARD BLOCK WALL PLAN 103 STANDARD RESIDENTAIL MINORDRAINAGE ALTERNATION PLAN 48 DESIGN·POOLS·LANDSCAPE·CONSTRUCTION555 ANTON BLVD. COSTA MESA ,CA. 92626PH : 949-916-4545 FX : 949-916-4548 www.geoscape.co PLAN ISSUE DATE DESCRIPTION10/22/23 V1 STAMP SHEET INFO DRAWN BY:F.O. CHECKED: PRINTED DATE: JOB No. : PLAN ISSUE: SHEET REFERENCE: TIT L E CU S T O M E R CL A R K E R E S I D E N C E 12 7 H A R B O R I S L A N D R O A D NE W P O R T B E A C H , C A TR A C T N O . 3 2 8 3 L1.01 GE N E R A L N O T E S GENERAL NOTES CONSULTANT TEAM: 1. INSTRUCTIONS TO THE CONTRACTOR: THE CONTRACTOR IS HEREBY NOTIFIED OF THE LOCAL AGENCY REQUIREMENTOF FILING APPROPRIATE LICENSE AND INSURANCE INFORMATION (DOCUMENTS) WITH THE LOCAL AGENCY PRIOR TO THE ISSUANCE OF PERMITS. 2. ALL CONSTRUCTION SHALL CONFORM WITH ALL CURRENT GOVERNING CODES AND ALL APPLICABLE ORDINANCES AND REGULATIONS, SPECIFICATIONS, AND DRAWINGS. 3. SAFETY STANDARDS: IT IS THE INTENT OF THESE DOCUMENTS TO INCORPORATE THE SAFETY STANDARDS OF LOCALAND NATIONAL DIVISIONS OF INDUSTRIAL SAFETY. SUCH STANDARDS SHALL BE COMPLIED WITH WHETHER OR NOTSPECIFICALLY DETAILED.IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR FOR SAFETY AND SAFETY STANDARD DURING CONSTRUCTION. 4. ALL PROPERTY LINES AND LOT LINES SHALL BE VERIFIED PRIOR TO COMMENCING WORK. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH ALL UNDERGROUND UTILITIES, PIPES, ANDSTRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR COST INCURRED DUE TO DAMAGE ANDREPLACEMENT OF SAID UTILITIES. 6. CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH CONSTRUCTION AND/OR GRADE DIFFERENCES WHEN IT ISOBVIOUS THAT UNKNOWN OBSTRUCTIONS EXIST THAT MAY NOT HAVE BEEN KNOWN DURING DESIGN. SUCH CONDITIONSSHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALLASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILURE TO GIVE SUCH NOTIFICATION. 7. THE LOCATION OF FEATURES TO BE CONSTRUCTED NOT SPECIFICALLY DIMENSIONED MAY BE DETERMINED BY SCALE.VERIFY SUCH CONDITIONS WITH OWNER'S REPRESENTATIVE. 8. ALL CURVE TO CURVE TANGENT LINES SHALL BE NEAT, TRIM, SMOOTH, AND UNIFORM. 9. LANDSCAPE DESIGNER SHALL BE NOTIFIED AFTER THE SITE HAS BEEN STAKED-OUT PRIOR TO THE CONTINUATION OFWORK. 10. NO CHANGE IN CONTRACT PRICE SHALL BE ALLOWED FOR ACTUAL OR CLAIMED DISCREPANCIES BETWEEN EXISTINGGRADING AND THOSE SHOWN ON PLAN UNLESS SUCH DISCREPANCIES ARE BROUGHT TO THE IMMEDIATE ATTENTION OFTHE OWNER IN WRITING. 11. ALL PAVED AND FINISH AREAS SHALL SLOPE TO DRAIN. 12. ALL PLANTING AREAS SHALL DRAIN TO A MINIMUM OF 2% UNLESS OTHERWISE SPECIFIED ON PLANS. 13. ALL PAVED AREAS SHALL DRAIN TO A MINIMUM OF 1%. 14. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALE DRAWINGS. 15. EACH CONTRACTOR (TRADE) SHALL BE RESPONSIBLE TO PAY FOR AND OBTAIN ALL NECESSARY BUILDING PERMITS AS MAY BE REQUIRED BY LOCAL AGENCIES. AS WELL, EACH CONTRACTOR SHALL PROVIDE ALL DRAWINGS, SCHEDULES,AND SPECIFICATIONS AS MAY BE REQUIRED FOR BUILDING PERMITS. 16. ALL DIMENSIONS SHALL BE VERIFIED AGAINST EXISTING CONDITIONS AND ALL DISCREPANCIES REPORTED TO THEOWNER. 17. IN AS MUCH AS THE REMODELING/REHABILITATION OF THE EXISTING CONDITION/STRUCTURE REQUIRES THAT CERTAINASSUMPTIONS BE MADE BY LANDCREATIVEINC. (LCI) REGARDING EXISTING CONDITIONS, AND BECAUSE SOME OF THESEASSUMPTIONS MAY NOT BE VERIFIABLE WITHOUT THE CLIENT’S EXPENDING SUBSTANTIAL SUMS OF MONEY ORDESTROYING OTHERWISE ADEQUATE OR SERVICEABLE PORTIONS OF THE CONDITION/STRUCTURE, THE CLIENT AGREES, TOTHE FULLEST EXTENT PERMITTED BY LCI, TO INDEMNIFY AND HOLD HARMLESS LCI, ITS OFFICERS, DIRECTORS, EMPLOYEESAND SUBCONSULTANTS AGAINST ALL DAMAGES, LIABILITIES OR COSTS, INCLUDING REASONABLE ATTORNEYS’ FEES ANDDEFENSE COSTS, ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS PROJECT, EXCEPTING ONLY THOSE DAMAGES,LIABILITIES OR COSTS ATTRIBUTABLE TO THE SOLE NEGLIGENCE AND WILLFUL MISCONDUCT BY LCI. CLIENT: JIM CLARKE & LISA ANDERSON127 HARBOR ISLAND ROADNEWPORT BEACH T: (xxx) xxx-xxxx LANDSCAPE DESIGN: GEOSCAPE LANDSCAPE CONSTRUCTION INC.555 ANTON BLVD. STE 150COSTA MESA, CA T: (949) 916-4545CONTACT: JOHN SHIPPYEMAIL: GEOSCAPE.OFFICE@GMAIL.COM VICINITY MAP LOCATION MAP OTHER NOTES: 1. THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT ISLIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALLPERMITS ISSUED AFTER AUGUST 21, 2019 AS REQUIRED BY NBMC SECTION15.02.095. 2. ALL PLANTING AND EXISTING PLANTING AREAS TO REMAIN. NO NEW PLANTING TO BE ADDED. 3. EDITIONS OF THE CALIFORNIA BUILDING CODED (CBC). CALIFORNIA ELECTRIC CODE (CEC), CALIFORNIA MECHANICAL (CMC), CALIFORNIA PLUMBING CODE (CPC), CALIFORNIA ENERGY CODE, 2022 ENERGY EFFICIENCY STANDARDS, 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE, AND LOCAL ORDINANCES. ARCHITECT: EBTA ARCHITECT 22 CORPORATE PARKIRVINE CA 92606T: (949) 955-3282 CIVIL ENGINEER TOTAL ENGINEERING, INC. 139 AVENIDA NAVARROSAN CLEMENTE, CAT: (949) 492-8586 49 DESIGN·POOLS·LANDSCAPE·CONSTRUCTION555 ANTON BLVD. COSTA MESA ,CA. 92626PH : 949-916-4545 FX : 949-916-4548 www.geoscape.co PLAN ISSUE DATE DESCRIPTION10/22/23 V1 STAMP SHEET INFO DRAWN BY:F.O. CHECKED: PRINTED DATE: JOB No. : PLAN ISSUE: SHEET REFERENCE: TIT L E CU S T O M E R CL A R K E R E S I D E N C E 12 7 H A R B O R I S L A N D R O A D NE W P O R T B E A C H , C A TR A C T N O . 3 2 8 3 L2.01 DE M O P L A N SITE DEMOLITION NOTES DEMOLITION LEGEND HARDSCAPE MAIN LEVEL D1 D2 D4 D5 D6 D7 DEMO + REMOVE EXISTING PLANTING AREA XXXXX DEMO + REMOVE HARDSCAPE DEMO + REMOVE COBBLE OMIT XXXXX XXXXX XXXXX XXXXX HARDSCAPE DEMO LANDSCAPE DEMO DEMOLITION NOTES GENERAL A.B.C.D. PLANTING A.B.C. D. E. Contractor to field verify existing conditions prior to bidding.Contractor to protect all existing utilities and signage.Contractor to protect all existing light fixtures unless noted otherwise.Contractor to contact DIGALERT (800.422.4133) to locate all utilities. Contractor to field verify existing conditions prior to bidding.Contractor to demo and remove plant material as shown.All existing plant material to remain and be protected in place unlessnoted.Contractor to grind out all tree stumps down at least 12" belowadjacent grade and remove all surface roots.Contractor to protect plant material directly adjacent to renovationareas. DEMOLITION LEGEND PLANTING PG PG PG X X EXISTING TREE TO BE REMOVED XX XX 1 1 EXISTING TREE TO REMAIN (PROTECT-IN-PLACE) EXISTING TREES TO BE RELOCATED EXISTING COLUMNS TO REMAIN DEMO & REMOVE COLUMN DEMO & REMOVE LAWN EXISTING LAWN TO REMAIN DEMO & REMOVE SHRUBS EXISTING SHRUBS TO REMAIN DEMO & REMOVE VINE EXISTING VINE TO REMAIN GRIND OUT & REMOVE STUMP EXISTING TREE LEGEND SYMBOL XX BOTANICAL NAME COMMON NAME XXXXX EXISTING PALM + CYCAD LEGEND SYMBOL BOTANICAL NAME XXXXX COMMON NAME EXISTING COLUMNS + COLUMNAR ACCENTS SYMBOL BOTANICAL NAME EXISTING VINES + ESPALIERS SYMBOL BOTANICAL NAME COMMON NAME COMMON NAME EXISTING SHRUBS SYMBOL BOTANICAL NAME COMMON NAME XX XXXXX XXXXX XX XXXXX XXXXX XX XXXXX XXXXX XX XXXXX XXXXX NO D E M O I N L A N D S A C P E S C O P E - P R O V I D E D F O R R E F E R E N C E . ARC H I T E C T U R A L D E M O U N D E R S E P E R A T E P E R M I T N O R T H 0 SCALE: 1/8"=1'-0" 4' 8'16'2' 50 TREES BOTANICAL NAME COMMON NAME PINUS THUNBERGII JAPANESE BLACK PINE BAMBUSA TEXTILIS 'GRACILIS' GRACEFUL BAMBOO JUNIPERUS SPECIE 'POM-POM" POM POM JUNIPER ACER SHIRASAWANUM 'AUTUMN MOON' AUTUMN MOON FULLMOON MAPLE SHRUB LIST OLEA EUROPEA 'MONTRA' LITTLE OLLIE DWARF OLIVE PLANT SCHEDULE JUNIPERUS HORIZONTALIS CREEPING JUNIPER OPHIOPOGON JAPONICUS MONDO GRASS PITTOSPORUM CRASSIFOLIUM KARO TRACHELOSPERMUM ASIATICUM ASIATIC JASIME ASIATIC JASIME AUTUMN MOON FULLMOON MAPLE JAPANESE BLACK PINE GRACEFUL BAMBOO HAKONECHLOA MACRA JAPANESE FOREST GRASS JAPANESE FOREST GRASS LITTLE OLLIE DWARF OLIVE CREEPING JUNIPER MONDO GRASS KARO TOPIARY JUNIPER OR EQUAL DESIGN·POOLS·LANDSCAPE·CONSTRUCTION555 ANTON BLVD. COSTA MESA ,CA. 92626PH : 949-916-4545 FX : 949-916-4548 www.geoscape.co PLAN ISSUE DATE DESCRIPTION10/22/23 V1 STAMP SHEET INFO DRAWN BY:F.O. CHECKED: PRINTED DATE: JOB No. : PLAN ISSUE: SHEET REFERENCE: TIT L E CU S T O M E R CL A R K E R E S I D E N C E 12 7 H A R B O R I S L A N D R O A D NE W P O R T B E A C H , C A TR A C T N O . 3 2 8 3 L6.01 PL A N T I N G P L A N 0 008 - PTNOTE:1. REFER TO SHEET L1.01, L1.02 & L1.03 FOR GENERAL NOTES. 2. LANDSCAPE CONTRACTOR SHALL PROVIDE PHOTOGRAPHSOF ALL PLANT MATERIAL FOR REVIEW/APPROVAL BY THELANDSCAPE ARCHITECT PRIOR TO PURCHASE N O R T H 0 SCALE: 1/8"=1'-0" 4' 8'16'2' 51 ASIATIC JASIME AUTUMN MOON FULLMOON MAPLE JAPANESE BLACK PINE GRACEFUL BAMBOO JAPANESE FOREST GRASS GIANT LILY TURF DWARF HEAVENLY BAMBOO MONDO GRASS DWARF MOCK ORANGE POM POM JUNIPER TREES BOTANICAL NAME COMMON NAME PINUS THUNBERGII JAPANESE BLACK PINE BAMBUSA TEXTILIS 'GRACILIS'GRACEFUL BAMBOO JUNIPERUS SPECIE 'POM-POM"POM POM JUNIPER ACER SHIRASAWANUM 'AUTUMN MOON' AUTUMN MOON FULLMOON MAPLE SHRUB LIST OLEA EUROPEA 'MONTRA'LITTLE OLLIE DWARF OLIVE PLANT SCHEDULE JUNIPERUS HORIZONTALIS CREEPING JUNIPER OPHIOPOGON JAPONICUS MONDO GRASS PITTOSPORUM CRASSIFOLIUM KARO TRACHELOSPERMUM ASIATICUM ASIATIC JASIME HAKONECHLOA MACRA JAPANESE FOREST GRASS DESIGN·POOLS·LANDSCAPE·CONSTRUCTION555 ANTON BLVD. COSTA MESA ,CA. 92626PH : 949-916-4545 FX : 949-916-4548 www.geoscape.co PLAN ISSUE DATE DESCRIPTION10/22/23 V1 STAMP SHEET INFO DRAWN BY:F.O. CHECKED: PRINTED DATE: JOB No. : PLAN ISSUE: SHEET REFERENCE: TIT L E CU S T O M E R CL A R K E R E S I D E N C E 12 7 H A R B O R I S L A N D R O A D NE W P O R T B E A C H , C A TR A C T N O . 3 2 8 3 L6.02 PL A N T I N G P L A N 0 008 - PTNOTE:1. REFER TO SHEET L1.01, L1.02 & L1.03 FOR GENERAL NOTES. 2. LANDSCAPE CONTRACTOR SHALL PROVIDE PHOTOGRAPHSOF ALL PLANT MATERIAL FOR REVIEW/APPROVAL BY THELANDSCAPE ARCHITECT PRIOR TO PURCHASE N O R T H 0 SCALE: 1/8"=1'-0" 4' 8'16'2' 52 12 5 8 101112 TYPICAL 4 2-1/2" SM 2" 2" 2" 2" S S S S S S S S S S S S S S S S 1-1/2" 14 7 9 DESIGN·POOLS·LANDSCAPE·CONSTRUCTION555 ANTON BLVD. COSTA MESA ,CA. 92626PH : 949-916-4545 FX : 949-916-4548 www.geoscape.co PLAN ISSUE DATE DESCRIPTION10/22/23 V1 STAMP SHEET INFO DRAWN BY:F.O. CHECKED: PRINTED DATE: JOB No. : PLAN ISSUE: SHEET REFERENCE: TIT L E CU S T O M E R CL A R K E R E S I D E N C E 12 7 H A R B O R I S L A N D R O A D NE W P O R T B E A C H , C A TR A C T N O . 3 2 8 3 L8.02 IR R I G A T I O N MA S T E R P L A N 0 N O R T H 0 SCALE: 1/8"=1'-0" 4' 8'16'2' EXISTING POTABLE METER BY OTHER, UNDER SEPARATE PERMIT. APPROXIMATE LOCATION OF NEW 1" SUB-METER BYTHE LANDSCAPE CONTRACTOR. APPROXIMATE LOCATION OF NEW REDUCED PRESSURE BACK FLOW DEVICE BY THE LANDSCAPE CONTRACTOR.COORDINATE ACTUAL LOCATION WITH THE PLUMBING CONTRACTOR AND OWNER'S AUTHORIZED REPRESENTATIVE. APPROXIMATE LOCATION OF OPTIONAL FERTILIZER INJECTION UNIT. COORDINATE FINAL LOCATION WITH THEELECTRICAL CONTRACTOR, LANDSCAPE ARCHITECT AND THE OWNER'S AUTHORIZED REPRESENTATIVE. APPROXIMATE LOCATION OF FILTER, MASTER VALVE AND FLOW SENSOR ASSEMBLY. COORDINATE ACTUAL LOCATIONWITH THE PLUMBING CONTRACTOR AND OWNER'S AUTHORIZED REPRESENTATIVE. ROUTING OF PRESSURE MAIN LINE IS DIAGRAMMATIC. PLACE MAIN LINE 18"+/- BEHIND CURBS AND WALKWAYS.COORDINATE ROUTING WITH ALL OTHER TRADES. NON-FERTILIZED PRESSURE MAIN LINE ONLY TO BE INSTALLED SHOULD THE FERTILIZER INJECTION UNIT BEINSTALLED. QUICK COUPLING VALVES ARE SHOWN INSTALLED ON THE PRESSURE MAIN LINE. SHOULD THE FERTILIZER INJECTIONUNIT AND THE NON-FERTILIZED MAIN LINE BE INSTALLED, THESE QUICK COUPLERS SHALL BE INSTALLED ON THENON-FERTILIZED MAIN LINE. PRELIMINARY LOCATION OF CONTROLLER. COORDINATE FINAL LOCATION WITH THE ELECTRICAL CONTRACTOR,LANDSCAPE ARCHITECT AND THE OWNER'S AUTHORIZED REPRESENTATIVE. ELECTRICAL CONTRACTOR TO PROVIDE117 VOLT POWER TO EACH CONTROLLER WITH FINAL CONNECTION BY THE LANDSCAPE CONTRACTOR'S LICENSEDELECTRICIAN. ALL VALVE BOXES SHALL BE PLACED WITHIN THE NEAREST GROUND COVER/SHRUB AREA AND PERPENDICULAR TOCURBS OR WALKS. DO NOT PLACE VALVE BOXES WITHIN HEDGE ROWS. VALVE BOXES SHALL NOT BE PLACED WITHINTURF AREAS. PRESSURE MAIN LINE AND LATERALS BENEATH WALKS AND ROADWAYS SHALL BE ENCLOSED IN SCH. 40 PVC SLEEVES.CONTROL AND COMMON WIRE SHALL BE ENCLOSED IN SEPARATE SCH. 40 ELECTRICAL CONDUIT WITH SWEEPS. TREES SHALL BE IRRIGATED WITH RAIN BIRD 1400 SERIES BUBBLERS. SHRUBS SHALL BE IRRIGATED WITH RAIN BIRD XFDCV SERIES DRIPLINE. TURF SHALL BE IRRIGATED USING RAIN BIRD ROTORS AND/OR HE-VAN HIGH EFFICIENCY NOZZLES. IRRIGATION MASTER PLAN CONSTRUCTION NOTES: 3 6 5 4 1 2 7 8 9 10 11 CLARKE 12 13 POC NOTES:1. STATIC WATER PRESSURE TO BE CONFIRMED WITH CIVILENGINEER. 53 SEE SITE PLAN FOR LOCATION SHEET: 102 54 SHEET: 103 SEE DRAINAGE PLAN C1-C5 55 5( , 1 ) 2 5 & , 1 * 7 + ( ( ; , 6 7 , 1 * 6 ( $ : $ / / /2 & $ 7 ( ' $ 7 + $ 5 % 2 5 , 6 / $ 1 ' 5 2 $ ' 1( : 3 2 5 7 % ( $ & + & $ -$ 0 ( 6 & / $ 5 . + $ 5 % 2 5 , 6 / $ 1 ' 5 2 $ ' 1( : 3 2 5 7 % ( & + & $ 35(/,0,1$5<)25&'335 ( / , 0 , 1 $ 5 < ) 2 5 & ' 3 6: 56 NOTE : +$5%25,6/$1'52$' 5( , 1 ) 2 5 & , 1 * 7 + ( ( ; , 6 7 , 1 * 6 ( $ : $ / / /2 & $ 7 ( ' $ 7 + $ 5 % 2 5 , 6 / $ 1 ' 5 2 $ ' 1( : 3 2 5 7 % ( $ & + & $ -$ 0 ( 6 & / $ 5 . + $ 5 % 2 5 , 6 / $ 1 ' 5 2 $ ' 1( : 3 2 5 7 % ( & + & $ 35(/,0,1$5<)25&'335 ( / , 0 , 1 $ 5 < ) 2 5 & ' 3 6: 57 NOTE :NOTE : PREPARATION FOR FIELD CUT BARS: COUPLER INSTALLATION PROCEDURE NOTE: NOTE:NOTE: SECTION PLAN A 5( , 1 ) 2 5 & , 1 * 7 + ( ( ; , 6 7 , 1 * 6 ( $ : $ / / /2 & $ 7 ( ' $ 7 + $ 5 % 2 5 , 6 / $ 1 ' 5 2 $ ' 1( : 3 2 5 7 % ( $ & + & $ -$ 0 ( 6 & / $ 5 . + $ 5 % 2 5 , 6 / $ 1 ' 5 2 $ ' 1( : 3 2 5 7 % ( & + & $ 35(/,0,1$5<)25&'335 ( / , 0 , 1 $ 5 < ) 2 5 & ' 3 6: $ 58