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HomeMy WebLinkAbout02_Lumpkin Residence Coastal Development Permit_PA2017-042 @t^y COMMUNITY DEVELOPMENT DEPARTMENT U }+ PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 cy /FO R �P 949-644-3200 LN:: www.newoortbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT June 29, 2017 Agenda Item No. 2 SUBJECT: Lumpkin Residence CDP (PA2017-042) SITE LOCATION: 1519 East Bay Avenue Coastal Development Permit No. CD2017-017 APPLICANT: William Guidero Design OWNER: Keith and Lenni Lumpkin PLANNER: Makana Nova, Associate Planner 949-644-3249, mnova(a�newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • General Plan: RS-D (Single-Unit Residential Detached) • Zoning District: R-1 (Single-Unit Residential) • Coastal Land Use Category: RSD-B (Single-Unit Residential Detached — (6.0 — 9.9 DU/AC) • Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A Coastal Development Permit to demolish a 2-story single-family residence and 2-car garage and construct a new 4,069-square-foot, 3-story, single-family residence with attached 692-square-foot, 3-car garage. The design includes hardscape, drainage, and 62 square feet of landscaping. 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, because it has no potential to have a significant effect on the environment; and 1 Lumpkin Residence CDP Zoning Administrator, June 29, 2017 Page 2 3) Adopt Draft Zoning Administrator Resolution No. approving Coastal Development Permit No. CD2017-017 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single-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 located in the Appeal Area. • The property consists of one and a half legal lots, developed with a single-family residence. The neighborhood is predominantly developed with two- and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development because the project complies with all development standards. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as illustrated in Table 1 below. Table 1 —Development Standards Development Standard Standard Proposed Setbacks (min.) Front 5 feet (from abandoned 5 feet right-of-way) Sides 4 feet 7 feet and 4 feet Rear 5 feet aIle 5 feet Allowable Floor Area 5,550 square feet 4,761 square feet Allowable 3rd Floor Area 416 square feet 410 square feet Open Space 416 square feet 539 square feet Parkin 3-car garage 3-car garage Height 24 feet flat roof 24 feet flat roof 29 feet sloped roof 29 feet sloped roof Hazards • The development fronts the Newport Bay and is a private bay front parcel. The project site is protected by an existing timber bulkhead with the top of the bulkhead at elevation 8.00 feet (NAVD88). A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated March 6, 2017, for the project. The bulkhead is in good condition and is not in need of maintenance or repair at this time. However, the bay water elevation (currently maximum 7.2 NAVD88) will Tmp1t:01/17217 2 Lumpkin Residence CDP Zoning Administrator, June 29, 2017 Page 3 exceed the top of the bulkhead elevation when sea level rise is greater than 0.8 feet, which could occur approximately 61 years from now based on the minimum estimates for sea level rise provided by the National Research Council 2012 SLR estimates. Therefore, the project has been conditioned to raise or replace the bulkhead up to the City standard of 10.0 feet to protect the improvements and other properties on the Balboa Peninsula for the 75-year life of the proposed improvements. The site is also vulnerable to flooding from the adjacent street end at H Street and other low lying properties, which will need to be raised in the future. • The finish floor elevation of the proposed dwelling is 9.03 feet (NAVD 88), which complies with the minimum 9.00 feet (NAVD88) elevation required by the Zoning Code and Local Coastal Program. A waterproofing 6-inch curb is proposed be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation of 9.53 feet (NAVD88). Flood shields (sand bags and other methods) can be deployed across the openings to protect prevent flooding to the structure. The Coastal Hazard Report concludes that the bay water elevation (currently 7.2 NAVD88) will not exceed the proposed finished floor elevation (9.03 NAVD88) beyond the year 2100 using the minimum estimates for sea level rise from the National Research Council 2012 SLR estimates. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of 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 prior to building permit issuance. Water Quality • The property is located within 100 feet of coastal waters. Pursuant to 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 reviewed and approved by the City's Engineer Geologist. Construction plans and activities will be required to adhere to the approved CPPP. • Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) and Water Quality Management Plan (WQMP) are TmpIC 01/17/17 3 Lumpkin Residence CDP Zoning Administrator, June 29, 2017 Page 4 required. The WQHP/WQMP have been reviewed and approved by the City's Engineer Geologist. The WQHP/WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. Public Access • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical access to the bay front is available immediately adjacent to the project site at the intersection of H Street and East Bay Avenue where there is a small public beach with access to the water. • The project complies with the setbacks and height limitations so views will be unaffected. 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, 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 residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 4,069-square- foot single-family residence and 692-square-foot 3-car garage. 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: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Tmp1[:01/17/17 4 Lumpkin Residence CDP Zoning Administrator, June 29, 2017 Page 5 Prepared by: Maka& N a Associate Planner JWC/mkn Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Coastal Hazards Report ZA 4 Project Plans TmpIC 01/17/17 Attachment No. ZA 1 Draft Resolution RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-017 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 3-CAR GARAGE LOCATED AT 1519 EAST BAY AVENUE (PA2017-042) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by William Guidero Design, with respect to property located at 1519 East Bay Avenue, requesting approval of a Coastal Development Permit. 2. The lot at 1519 East Bay Avenue is legally described as the Easterly 1/2 of Lot 9 and Lot 10, Block 24, Balboa Tract East Side Addition. 3. The applicant proposes to demolish a 2-story single-family residence and 2-car garage and construct a new 4,069-square-foot, 3-story, single-family residence with attached 692-square-foot, 3-car garage. The design includes hardscape, drainage, and 62 square feet of landscaping. The project complies with all applicable development standards and no deviations are requested. 4. The subject property is located within the R-1 (Single-Unit Residential) Zoning District and the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached). 5. The subject properties are located within the coastal zone. The Coastal Land Use Plan category is RSD-B (Single-Unit Residential Detached — 6.0-9.9 DU/AC). 6. A public hearing was held on June 29, 2017, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. 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, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures). 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the 7 Zoning Administrator Resolution No. #### Page 2 of 8 demolition of one single-family residence and the construction of a new 4,069-square- foot, single-family residence and 692-square-foot, 3-car garage. SECTION 3. REQUIRED FINDINGS. In accordance with 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 5,550 square feet and the proposed floor area is 4,761 square feet. b. The proposed development provides the minimum required setbacks, which are 5 feet along the front property line abutting the waterfront, 4 feet along each side property line and 5 feet along the rear property line abutting the alley. C. The highest guardrail is less than 24 feet from established grade (9.0 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height requirements. d. The project includes garage parking for a total of three vehicles, complying with the minimum three-car garage parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development fronts the Newport Bay and is a private bay front parcel. The project site is protected by an existing bulkhead. The finish floor elevation of the proposed dwelling is 9.03 MSL (NAVD 88), which complies with the 9.00 MSL (NAVD88) elevation standard. A waterproofing 6-inch curb is proposed be constructed around the perimeter of the dwelling that would protect against flooding up to an elevation of 9.53 feet (NAVD88). Flood shields (sand bags and other methods) can be deployed across the openings to protect prevent flooding to the structure. 4. A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated March 6, 2017 for the project. The report concludes that the proposed project is 06-02-2017 8 Zoning Administrator Resolution No. #### Page 3 of 8 reasonably safe from the shoreline erosion due to lack of wave or wakes that can erode sand from the beach. However, the site requires a raised bulkhead considering a 1.25- foot sea level rise (the low range of projected sea level rise over the 75-design life of the structure based on estimates for sea level rise provided by the National Research Council 2012 SLR estimates) to protect the site and surrounding development from sea level rise. The current City standard is 10.0 feet (NAVD88) and the project has been conditioned to raise or replace the seawall to this elevation standard. 5. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of 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 prior to building permit issuance. 6. The property is located within 100 feet of coastal waters. Pursuant to Section 21.35.030 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 by construction chemicals and materials. A CPPP prepared by Civilscapes Engineering, dated March 7, 2017, has been reviewed and approved by the City's Engineer Geologist. 7. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP prepared by Civilscapes Engineering, dated March 7, 2017, has been reviewed and approved by the City's Engineer Geologist The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 8. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought tolerant and prohibits invasive species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 9. The property is not located near designated public view points or coastal view roads and will not impact public coastal 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. 06-02-2017 9 Zoning Administrator Resolution No. #### Page 4 of 8 Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical access to the bay front is available immediately adjacent to the project site at the intersection of H Street and East Bay Avenue where there is a small public beach with access to the water. 2. The project complies with the setbacks and height limitations so views will be unaffected. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-017, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. 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 in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 29TH DAY OF JUNE, 2017. Patrick J. Alford, Zoning Administrator 06-02-2017 -T Zoning Administrator Resolution No. #### Page 5 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL (project specific conditions are italicized) 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to issuance of building permits, the project plans shall be updated to reflect that a minimum 6-inch waterproofing curb will be constructed around the proposed residence as an adaptive flood protection device. Flood shields (sand bags and other methods) can be deployed across the openings to protect prevent flooding to the structure. 3. Prior to final of building permits for the new home, the existing bulkhead or similar flood protection improvement shall be raised or replaced to provide a minimum elevation of 10.0 feet NAVD88 datum or a height elevation to the satisfaction of the Public Works Department. All improvements shall occur landward of the existing bulkhead. 4. Waiver of Future Protection for Properties with Approved Bulkheads— 21.30.030.C.3(i) Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. A case is pending before the California Supreme Court (Lynch v. California Coastal Commission (2014) 229 Cal.App.4th 658), which may affect this condition. If the Court finds the California Coastal Commission is unable to limit future shoreline protection, this condition shall be null and void without further action by either party. 5. Acknowledgement of Hazards for Waterfront Development - 21.30.015.D.3(c) Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any 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. 06-02-2017 22 Zoning Administrator Resolution No. #### Page 6 of 8 6. 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, wetland or their buffers. 7. Best Management Practices (BMPs) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 8. 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. 9. 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. 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. 10. 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. 11. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 12. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 13. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 14. 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 is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 15. Prior to issuance of the 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. 16. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments 06-02-2017 12 Zoning Administrator Resolution No. ##W Page 7 of 8 for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 17. Prior to issuance of the building permits, the approved CPPP and WQMP/WQHP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQMP/WQHP and any changes could require separate review and approval by the Building Division. 18. Prior to the 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. 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. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 21. 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. 22. This Coastal Development Permit No. CD2017-017 (PA2017-042) 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. 23. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any 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 Lumpkin Residence CDP including, but not limited to, Coastal Development Permit No. CD2017-017 (PA2017-042). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this 06-02-2017 13 Zoning Administrator Resolution No. #### Page 8 of 8 condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 06-02-2017 1� �1 Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Ib07 1509 1517515 �' 1519 JI 31 E Subject Property r Coastal Development Permit No. CD2017-017 (PA2017-042) 1519 East Bay Avenue 2� Attachment No. ZA 3 Coastal Hazards Report 17 'ls, Geotechnial •Geologic • Coastal • Environmental 5741 Palmer Way • Carlsbad, California 92010 (760)438-3155 • FAX (760)931-0915 www.geosoilsinc.com March 6, 2017 DECEIVED 6y Mr. & Mrs Lumpkin COMMUNITY c/o William Belden Guidero Design 425 30t' Street, Suite 23 MAR 15 M7. Newport Beach, CA 92663 DEVELOPMENT SCF g�PG SUBJECT: Coastal Hazard Analysis, 1519 East Bay Av@' bepwport Beach, Orange County, California. Dear Mr. & Mrs. Lumpkin: At your request, GeoSoils Inc. (GSI) is pleased to provide this letter report in response to your request for a coastal hazard analysis for the proposed new development at the subject site. The purpose of this analysis is to provide the City of Newport Beach and the California Coastal Commission (CCC)the typically requested coastal hazard information for your permit application. The site is currently occupied by a single-family residence. The proposed project is to remove the existing residence and construct a new single-family residence. The project is adjacent to Newport Bay. This type of development may be subject to future hazards from waves,flooding(including sea level rise[SLR]),and erosion. This study investigates the potential for these hazards over the next 75 years, and the estimated frequency of occurrence. SITE INFORMATION The shoreline fronting this site is located inside Newport Bay, away from the ocean entrance into the bay. Figure 1 shows the site location inside of Newport Bay and the current FEMA flood zone designation for the site,Zone X. Figure 2 is an aerial photograph of the site down loaded with permission from the California Coastal Records Project website (http://www.californiacoastline.orq/). A timber bulkhead and sand beach are at the bayward side of the residence. The bulkhead is part of a continuous bulkhead system that extends to the properties to the east. Visual inspection of the bulkhead revels that the structure is in good condition and not in need of maintenance at this time. The bulkhead is designed such that the adjacent property relies on the bulkhead being in place. The proposed project involves the construction of a new residence and other improvements. No work is proposed to the bulkhead as part of the project. The beach fronting the project site is located far enough inside Newport Bay that it will not be subject to waves from the ocean. Small wind waves may reach the shoreline fronting the site, only if the wind is coming from the north. However, the fetch is very limited and only waves on the order of inches high can be generated and reach the shoreline. Boat wakes are another source of waves that may impact the beach fronting the site. 12 2 � �R�r Via. � 1q' �• •.. y, -. Af ► ILIAP ` Allif PANEL lffi�LIIMIIII.' Iv-1 ayse 0 059C0382J ,. ' '--°re'ftI 2 i 200 a ♦ aeM ♦ G2 Pf TANNUAL CHANT E FLIC>O[l•HA?ARCI. k. A. Figure 1. Google Earth image with the FEMA flood zone overlay. Y Aff 1 _y i 1 aq Figure 2. The subject site, adjacent properties, and Newport Bay in September 2013. 19 3 The site, the bulkhead, and adjacent properties were inspected on March 3, 2017. On the western side of the property is a public street, H Street. There is no bulkhead fronting this street end and on occasion, during very high tides and strong winds, bay waters flood East Bay Avenue. The bulkhead does extend onto the property to the east and is essential to the stability of that property. The proposed new residence will have a lowest finished first floor at+9 feet NAVD88. The project includes a minimum 12-inch waterproofed curb around the building for adaptation for future sea level rise (SL over e 5 year life of the development. The curb will be discontinued at the opening for doors. The water proofing system can be installed to a higher elevation in the future, as needed. In the event that SLR is such that the potential for flooding during extreme high waters occur, flood shields (sand bags or other methods) can be deployed across the openings to prevent flooding of the structure. The existing timber bulkhead could also be increased in height to exclude bay waters. However, the site is vulnerable to flooding from the adjacent street end. Future flooding from the unprotected street end will impact not only this site but several residences in the area. Currently the City strategy being advanced to mitigate flooding hazards from SLR is thru the use of bulkheads excluding the bay water from flooding the area. These would be considered adaptive strategies as recommended in the CCC Sea-Level Rise Policy Guidance document, adopted in August 2015. HAZARD ANALYSIS There are three different potential oceanographic hazards identified at this site; shoreline erosion, flooding, and waves (wind waves, boat wakes, and tsunami). For ease of review, each of these hazards will be analyzed and discussed separately followed by a summary of the analysis including conclusions and recommendations. Erosion Hazard In an effort to determine typical changes in the shoreline position, aerial photographs from the early 1970s to 2013 were reviewed, Due to the differences in tide levels and oblique angles of the photos, it is difficult to determine the exact location of the shoreline. However, a visual comparison of the most recent Google Earth image and the oldest image, dated 1995, shows little change in the shoreline position (beach width)overthe last two decades. The beach bayward of the revetment is below Mean Higher High Water.The future shoreline changes over the next 75 years can be assumed to be the same as in the previous few decades with possibly some narrowing of the observed shoreline due to SLR. It is unlikely that there will be any significant change in Newport Bay with regards to the dredging program, the vessel traffic, and waves in the next 75 years. It should be noted that the tides or water level at the site do not erode the beach. Erosion is caused by currents and waves/wakes within the bay. A future rise in sea level will not contribute to the erosion rate for this reason. 20 4 Current Flooding Hazard The current water levels (tides) within Newport Bay are well documented. The National Oceanographic and Atmospheric Administration(NOAA)National Ocean Surveytidal data station closest to the Project site is located over 1 mile away at the Newport Bay Entrance Station (NOAA, 2017). The current (last tidal epoch) elevations in feet are as follows: MEAN HIGHER HIGH WATER (MHHW) = 5.25 MEAN HIGH WATER (MHW) = 4.49 MEAN TIDE LEVEL (MTL) = 2.62 MEAN SEA LEVEL (MSL) = 2.59 MEAN LOW WATER (MLW) = 0.74 NORTH AMERICAN VERTICAL DATUM-1988 (NAVD) = 0.0 MEAN LOWER LOW WATER (MLLW) = -0.18 The maximum historical water elevation at the Newport tide station was +7.49 feet NAVD88 on January 28, 1983 during the EI Nino winter. The water elevation has a component due to wave setup as a result of the proximity of the station to the open ocean. FEMA states that wave setup is ^7% to 10% of the deep water wave height. On January 28, 1983 the deep water wave height was over 9 feet. To be conservative, the correction for the wave setup will be estimated to be 0.3 feet. With this correction, the present maximum historical water elevation at the site including EI Nino effects is -7.20 feet NAVD88. At 9 feet NAVD88, the FF elevation of the proposed single family residence will be 3.75 feet above the MHHW line and 1.8 feet above the historical EI Nino water elevation. With a recommended minimum 6-inch curb and flood shields the protected residence will be 2.3 feet above the EI Nino water elevation. As a result, the development is to be located at an elevation that would not expose it to flooding from even the highest current water levels. Future Tide Levels Due to Sea Level Rise There have been a number of recent studies that provide some estimations as to the amount of future SLR. The City of Newport Beach contracted Everest International Consultants, Inc. (EICI)to produce an assessment report on the Balboa Island seawall(s) (EICI, 2011). This report provides a comprehensive discussion of future SLR and the potential for flooding of Balboa Island, and is applicable to the project site. In addition, the U.S. Army Corps of Engineers (USACOE) has provided a guideline for incorporating sea level change in civil works projects(USACOE,2009). The 2009 U.S.Army Corps guideline provides a high, an intermediate, and a low SLR estimate. The CCC Sea-Level Rise Policy Guidance document was approved in August 2015. The CCC has adopted the National Research Council 2012 SLR estimates of 16.56 inches to 65.76 inches over the time period from 2000 to 2100. Figure 3 compares many of the current SLR estimates including the USACOE, the CA Coastal Conservancy,CA Ocean Protection Council, the predictions of leading climate scientists (Vermeer and Rahmstorf), and the NRC/CCC adopted 21 5 estimates. It should be noted that the CCC maximum SLR (the black line)curve is higher than the other SLR projections plotted at all times until the year about 2090. The CCC minimum SLR line is roughly the same as the USACE/Intermediate dashed red line. Itis clear that while there is some agreement over the next 30 years, beyond 30 years from today there is little agreement on SLR projections as evidenced by the large range of SLR in the year 2100. 74 ♦ CORCNW See Level Riu ProieRions for California(NRC 2012 O CORC lar _ TIME SOIRH OF CAPE 60 - • CA C*MUICom IWM- PERIOD' MENOOCINO USACC If KO by 2030 2-12in Vfl1CC7 Mdemn�e7e (4-30 cm) C 5-24 in $O - US=/LAW — by 2050 (12-61 an( - S Ven 3114%11%f~ by 2100 17-661n \� } MfM 4il0A�e (42-167 }$ 40 g r 70 - — Cf 20 Jf SO _ .- ._._—_. - �� .—_ • — rte_ .__. w. ... ................................. 00 ...................................... 410 7070 700 200 MSO 2060 7070 2010 MSO 2100 War Figure 3. Sea level rise prediction comparison with the CCC range estimates. The proposed finished floor is at elevation +9 feet NAVD88 with adjacent finished grades varying around +7.5 feet NAVD88. As stated before,the present maximum water elevation at the site including EI Nino effects is +7.2 feet NAVD88. Based upon the elevation of the site grade, the Newport Bay water level will exceed the height of the grade adjacent to the residence when SLR is 0.3 feet or greater. This may result in flooding of nearby public streets (some as low as elevation +6.8 feet NAVD88) and most of the Balboa Peninsula. The bay water elevation will exceed the FF elevation when SLR is greater than 1.8 feet. As depicted in Figure 3, the bay water will not exceed the FF elevation until SLR reaches 1.8 feet above present levels which, even using the most aggressive estimates, is at least 32 years from now. Figure 3 illustrates that under all SLR predictions, the FF is above the bay water elevation during the highest historical tide until approximately 2060 under the highest USACE High SLR rate. In addition, the project is safe from flooding beyond the year 2100 using the CCC low estimate. The project is recommended to include a waterproofed curb which 22 i 6 essentially will prevent any flooding of the structure for SLR less than 2.3 feet (6 inches above the FF of +9.0 feet NAVD88). Under the CCC maximum SLR scenario, the residence is safe from flooding until the year 2058. For the GCC low estimate, the project will not be subject to flooding until several decades past the year 2100. It should be noted that will not occur constantly, but rather only a few times a month, at the full moon and new moon for a period of about 1 hour. Wave Runup The potential surface gravity waves (ocean swell) to arrive at this site is nil. Boat wakes and wind waves are the only possible waves that can reach the beach fronting the site. Both of these types of waves are dampened by the moored vessels and dock systems that are located in front of, and adjacent to, the site. In addition, there is an existing bulkhead fronting the site that prevents waves generated from any source from running up onto the site. If the bulkhead were not in place, then waves can runup onto the site. Boat wakes are small due to speed restrictions and wind waves will be less than 0.75 feet in height with periods of less than 4 seconds. Wave runup and overtopping for the site is calculated using the USACOE Automated Coastal Engineering System, ACES. ACES is an interactive computer-based design and analysis system in the field of coastal engineering. The methods to calculate wave runup and overtopping implemented within this ACES application are discussed in greater detail in the 2004 Coastal Engineering Manual. A 0.75 foot high wave was used in the ACES wave runup and overtopping analysis with a water level of+7.2 feet NAVD88 and a beach/site elevation of 8 feet NAVD88. This combination of wave and water level represents an approximate 100-year recurrence interval oceanographic condition under current sea level. Table I below is the computed output from the ACES program for the wave runup analysis. TABLE FES Made: Single Case Functional Area: Wave - Structure Interaction plication Wave Runup and Overtopping an Impermeable Structures Item Unit Value Smooth Slope -- ---- --- Runup and Incident Wave Height Hi: ft 0.750 overtopping Wave Period T: sec 3.500 COMM of Mearshore Slope COT(o): 20.e0(1 Water Depth at Structure Toe ds: ft 7.200 COMM of Structure Slope COT(0): 10.000 1 1 East Height Above Toe hs: ft 8.000 Bay Ave Wave Runup R: ft 0.687 Wake Runup Onshore Wind Velocity U: ft/sec 16.878 Deepwater Wave Height He: ft 0.813 Relative Height ds/HO: 8.860 lIave Steepness HO/(grz): 0.002062 Overtopping Coefficient a: 0.070000 Overtopping Coefficient Qstare: 0.070000 overtopping Rate Q: I ft"3rs-ft 0.000 _ 23 i 7 The calculated maximum wave runup under the current 100-year recurrence interval conditions is just about 7 inches above the 100-year water level. This is below the elevation of the back of the beach and site grade. Any wake/wave runup waters that reaches this elevation will have a low velocity, no energy, and no erosion capacity. It should be noted that under future SLR conditions the wake/wave runup will be about the same 7 inches above the higher water elevation. Tsunami Tsunami are waves generated by submarine earthquakes, landslides, or volcanic action. Lander, et al. (1993) discusses the frequency and magnitude of recorded or observed tsunami in the southern California area. James Houston (1980)predicts a tsunami of less than 5 feet for a 500-year recurrence interval for this area. Legg, et al. (2002) examined the potential tsunami wave runup in southern California. While this study is not specific to the site, it provides a first order analysis for the area. The Legg, et al. (2002) report determined a maximum open ocean tsunami height of less than 2 meters. The maximum tsunami runup in the Newport Beach open coast area is less than 1 meters in height. Any wave, including a tsunami, that approaches the site in will be refracted, modified, and reduced in height by the Newport jetties, and as it travels into the bay. Due to the infrequent nature and the relatively low 500-year recurrence interval tsunami wave height, and the elevation of the proposed improvements, the site is reasonably safe from tsunami hazards. It should be noted that the site is mapped within the limits of the California Office of Emergency Services tsunami innundation map, Newport Beach Quadrangle (State of California, 2009). The tsunami inundation maps are very specific as to their use. Their use is for evacuation planning only. The limitation on the use of the maps is clearly stated in the PURPOSE OF THIS MAP on every quadrangle of California coastline. In addition,the following two paragraphs were taken from the CalOES Local Planning Guidance on Tsunami Response concerning the use of the tsunami inundation maps. In order to avoid the conflict over tsunami origin,inundation projections are based on worst-case scenarios. Since the inundation projections are intended for emergency and evacuation planning, flooding is based on the highest projection of inundation regardless of the tsunami origin. As such, projections are not an assessment of the probability of reaching the projected height (probabilistic hazard assessment) but only a planning tool. Inundation projections and resultingplanning maps are to be usedfor emergency planningpurposes only. They are not based on a specific earthquake and tsunami. Areas actually inundated by a specific tsunami can vary from those predicted. The inundation maps are not a prediction of'the performance, in an earthquake or tsunami, of'any structure within or outside of the projected inundation area. 24 8 The City of Newport Beach and County of Orange have clearly marked tsunami evacuation routes for the entire Balboa Peninsula. CCC SLR GUIDANCE INFORMATION Step 1. Establish the projected sea level rise range for the proposed project's planning horizon using the best available science, which is currently the 2012 NRC Report. Using the CCC SLR estimate over the project 75-year design life, the range in the year 2092 is between 1.25 feet and 4.5 feet. This is the sea level rise range for the proposed project. This SLR range would account for future extreme bay water levels in the range of 8.45 feet NAVD88 (7.2 feet NAVD88 + 1.25 feet SLR) and 11.7 feet NAVD88 (7.2 feet NAVD88 + 4.5 feet SLR). Step 2. Determine how physical impacts from sea level rise may constrain the project site, including erosion, structural and geologic stability, flooding, and inundation. The discussion herein explains that it is very unlikely that any type of wake/wave will reach the site even with 4.5 feet of SLR. The proposed finished floor elevation of about+9.0 feet NAVD88 is above the maximum SLR estimate until about the year 2048 (32 years from today). The elevation of the streets are 1.5 feet or more below the proposed finished floor. The public streets will flood due to SLR long before the residence will be subject to flooding. The proposed project is reasonably safe from shoreline erosion due to the lack of wave or wakes than can erode the sand. In addition, there is only a beach fronting the bulkhead a lower tidal elevations. Step 3. Determine how the project may impact coastal resources, considering the influence of future sea level rise upon the landscape as well as potential impacts of sea level rise adaptation strategies that may be used over the lifetime of the project. The project will not impact coastal resources considering sea level rise. To adapt to SLR, the bulkhead fronting the site can be increased in height to +12 feet NAVD88 in the future. In addition, the bay water can be excluded by a bulkhead at the terminus of H Street. It is important to point out that SLR will not impact this property alone. It will impact the entire Balboa Peninsula and Newport Bay area. The public streets on Balboa Peninsula will flood with lower SLR well before the residences flood. It is very likely that the community will adopt SLR adaptation strategies. These strategies will likely involve raising the bulkheads that surround Balboa Peninsula. The proposed residence has a minimum 6 inches of waterproofing above the lowest finished floor elevation of +9.0 feet NAVD88. The waterproofing can be installed to a higher elevation as needed in the future. Bay waters can be excluded at the patio adjacent to the house with a low height privacy wall. Bay waters impacting the site are excluded by the proposed wall along H Street. These are site specific adaptation strategies. Recent Coastal Commission approval for new residential 25 9 development on Newport Bay has included waterproofing the lower minimum 6 inches of the lowest floor such that water is excluded to an elevation at or above +9.5 feet NAVD88. Step 4.Identify alternatives to avoid resource impacts and minimize risks throughout the expected life of the development. The project does not impact resources and minimizes flood risk through the project design and future implementation of community and site specific SLR adaptation strategies. Step 5. Finalize project design and submit CDP application. The project architect will incorporate this report in the design. CITY OF NEWPORT BEACH INFORMATION Bulkhead condition report shall include (NBMC 21.30.15.E.3): L A statement of the preparer's qualifications; Mr. Skelly is Vice President and Principal Engineer for GeoSoils, Inc. (GSI). He has worked with GSI for several decades on numerous land development projects throughout California. Mr. Skelly has over 40 years experience in coastal engineering. Prior to joining the GSI team, he worked as a research engineer at the Center for Coastal Studies at Scripps Institution of Oceanography for 17 years. Mr. Skelly has extensive experience in shoreline erosion, bluff erosion, soils engineering, and the design, permitting, and construction of shore protection devices. Projects include levee engineering and design in San Francisco Bay, seawall and marina engineering in Baja California Sur, coastal boardwalk design and protection in Pacifica, and seawall projects throughout southern California. ii.An analysis of the condition of any existing bulkhead including whether the top elevation meets current City standards, the conditions of the sheetpiles or panels, the condition of existing tiebacks and/or deadmen or similar, and any other relevant conditions; The bulkhead has been inspected by the undersigned and it is in significant conformance with the City bulkhead standards. No maintenacne of the bulkhead is needed at this time. iii. Recommendations regarding the need for repair, augmentation or replacement of the bulkhead or any parts thereof; No maintenance recommendations are needed. 20 10 iv. If augmentation or replacement in the existing alignment is necessary, recommendations that will avoid seaward encroachment of the bulkhead; In the future, if augmentation is needed as part of the regional SLR adaptation program, the bulkhead can be increased in height without any bayward encroachment. v. If replacement is necessary and the existing bulkhead is not in alignment with adjacent bulkheads, recommended alternatives that will relocate the bulkhead in as much in alignment with adjacent bulkheads and as far landward, as possible. Replacement is not necessary. Coastal Hazards Report shall include (NBMC 21.30.15.E.2): I. A statement of the preparer's qualifications; Mr. Skelly is Vice President and Principal Engineer for GeoSoils, Inc. (GSI). He has worked with GSI for several decades on numerous land development projects throughout California. Mr. Skelly has over 40 years experience in coastal engineering. Prior to joining the GSI team, he worked as a research engineer at the Center for Coastal Studies at Scripps Institution of Oceanography for 17 years. During his tenure at Scripps, Mr. Skelly worked on coastal erosion problems throughout the world. He has written numerous technical reports and published papers on these projects. He was a co-author of a major Coast of California Storm and Tidal Wave Study report. He has extensive experience with coastal processes in southern California. Mr, Skelly also performs wave shoring and uprush analysis for coastal development, and analyzes coastal processes, wave forces, water elevation, longshore transport of sand, and coastal erosion. ii. Identification of costal hazards affecting the site; As stated in our referenced hazard analysis, the typical coastal hazards to consider are shoreline erosion, flooding, and wave/wake impacts. There is no usable beach fronting the site and boat wakes are too small, even with sea level rise (SLR), to impact the development over the next 75 years. Therefore, the only potential coastal hazard is flooding. ill. An analysis of the following conditions: 1. A seasonally eroded beach combined with long-term (75 year) erosion factoring in sea level rise; There is no usable or shoreline fronting the site. 2j 11 2. High tide conditions, combined with long-term (75 year) projections for sea level rise; Using the CCC SLR estimate over the project 75-year design life, the range in the year 2092 is between 1.25 feet and 4.5 feet. This is the sea level rise range for the proposed project. This SLR range would account for future extreme bay water levels in the range of 8.45 feet NAVD88 (7.2 feet NAVD88 + 1.25 feet SLR) and 11.7 feet NAVD88 (7.2 feet NAVD88 + 4.5 feet SLR). 3. Storm waves from a one hundred year event or storm that compares to the 1982/83 EI Nino event; No ocean waves can reach the site. The analysis herein shows that boat wakes will not impact the site. 4. An analysis of bluff stability; a quantitative slope stability analysis that shows either that the bluff currently possesses a factor of safety against sliding of all least 1.5 under static conditions, and 1.1 under seismic (pseudostatic conditions); or the distance from the bluff edge needed to achieve these factors of safety; and There is no bluff fronting the site. This condition does not occur at the site. 5. Demonstration that development will be sited such that it maintains a factor of safety against sliding of at least 1.5 under static conditions and 1.1 under seismic (pseudostatic) conditions for its economic life (generally 75 years). This generally means that that setback necessary to achieve a factor of safety of 1.5 (static) and 1.1 (pseudostatic) today must be added to the expected amount of bluff erosion over the economic life of the development (generally 75 years); There is no bluff fronting the site. There is no potential for sliding. This condition does not occur at the site. iv. On sites with an existing bulkhead, a determination as to whether the existing bulkhead can be removed and/or the existing or a replacement bulkhead is required to protect existing principal structures and adjacent development or public facilities on the site or in the surrounding areas; and There is a bulkhead fronting the site. The bulkhead cannot be removed in that it is part of a continuous bulkhead system that prevents flooding of most properties and public streets in the area. The bulkhead is required to protect existing development, both public and private. 2g i 12 v. Identification of necessary mitigation measures to address current hazardous conditions such as siting development away from hazardous areas and elevating the finished floor of structures to be at or above the base floor elevation including measures that may be required in the future to address increased erosion and flooding due to sea level rise such as waterproofing, flood shields, watertight doors, moveable floodwalls,partitions,water-resistive sealant devices,sandbagging and other similar flood-proofing techniques. The project mitigates the coastal hazard of flooding by elevating the finished floor well above the flow line of the adjacent streets. To adapt to SLR, the bulkhead can be increased in height from +8 feet NAVD88 to +12 feet NAVD88 in the future. It is important to point out that SLR will not impact this property alone. It will impact all of the Newport Bay low lying areas. The public streets throughout the Newport Beach coastal area, including the Balboa Peninsula, will flood with lower SLR well before the residence floods. It is very likely that the community will adopt SLR adaptation strategies that are currently being considered by the City of Newport Beach. These strategies involve raising/replacing the bulkheads, beaches and walkways that surround the bay. This is a site specific adaptation strategy. Finally, in the future if necessary, the residence can be retrofitted with waterproofing to an elevation above the flooding potential elevation along with flood shields and other flood proofing techniques. CONCLUSIONS • A review of aerial photographs over the last several decades shows no shoreline retreat in front of the site. No shoreline erosion is expected in the future. • The site has not been subject to flooding, erosion damage, or wave runup attack in the past. • The proposed improvements are above any potential coastal hazard including a 2.3-foot sea level rise over the next minimum 43 years. • No additional protective devices will be necessary to protect the proposed development from any existing or anticipated future coastal hazards far the next 75 years or more provided the elevation of the existing bulkhead is raised to—+12 feet NAVD88 in the future. RECOMMENDATIONS Based upon the analysis and discussion herein, the proposed development is reasonably safe from coastal hazards for the next 75 years including shoreline movement, waves and 2J° 13 wave runup, and flooding with future SLR for the next 45 years. The inclusion of the waterproofed curb will allow for adaptation to SLR. An increase in the height of the bulkhead will also prevent flooding in the future. It should be noted that future flooding hazards due to SLR are shared by all development on Newport Bay. The public roads for access to the Balboa Peninsula will be impassable due to ocean flooding long before the flood water level exceeds the FF of the development. SLR impacts will be a regional problem and only solved by a regional management plan. The proposed development will neither create nor contribute significantly to erosion, geologic instability, or destruction of the site or adjacent area. The opportunity to be of service is sincerely appreciated. If you should have any questions, please do not hesitate to contact me. Respectfully submitted, 7 No.RCE 47857 � it Exp.li-31 �} {� s ciwO- �\`e �9reoFC?, FAQ GeoSoils, Inc. David W. Skelly MS, PE RCE#47857 REFERENCES Everest International Consultants, Inc.,2011,Assessment ofseawall structure integrity and potential for seawall over-topping for Balboa Island and Little Balboa Island, main report, No Project No., dated April 21. NOAA, 2013, Web Site, Maps http://anchor.ncd.noaa.gov/states/ca.htm Tidal Datums http://www.opsd.nos.noaa.gov/cgi-bin/websql/ftp/query_new.pi State of California, County of Orange, 2009, "Tsunami Inundation Map for Emergency Planning, Newport Beach Quadrangle," 1:24,000 scale, dated March 15 U.S. Army Corps of Engineers, 2009, Water resources policies and authorities incorporating sea-level change considerations in civil works programs. 30 Attachment No. ZA 4 Project Plans 31 SITE FLAN NOTES : AREA CALCULATIONS : I. A SEPARATE PERMIT IS REQUIRED FOR EACH BUILDING OR STRUCTURE, LOT AREA: = 8,5g5.65 SO. FT. I.E. :POOL, SPA, RETAINING WALLS, PATIO GONERS AND MASONRY OR BUILDABLE LOT AREA: = 2,777.00' SO. FT. GONGRETE FENCES OVER S' HIGH, WOOD FENCES OVER 6' HIGH. x 2 2. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS MAX. SQUARE FOOTAGE ALLOWABLE: = 5,554.00 SO. FT. OR ANY GOMBINATION THEREOF SHALL NOT EXCEED 42" FROM EXISTING GRADE LOWER FLOOR LIVING: = 1,700 SO. FT. PRIOR TO GONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA. MAIN FLOOR LIVING: = I,g5q SO. FT. UPPER FLOOR LIVING: = 410 50. FT. TOTAL LIVING AREA: = 4,06q SO. FT. 6ARA&E: = 6q2 SO. FT. TOTAL AREA: = 4,761 SO. FT. - C LANDSGAPE AREA: = 62 SO. FT. � ecE—� OPEN SPAGE REQUIREMENT: _® BUILDABLE LOT AREA 2,777 SO. FT, X 155o = 416.5' SO. FT. MIN. - e OPEN SPAGE PROVIDED: 205 + 534 = 55q SO. FT. ADJACENT RESIDENCE UPPER FLOOR AREA LIMIT: _ BUILDABLE LOT AREA 2,177 SO. FT. X I55?o = 416.5' SO. FT. MAX. ALLOWABLE ADJACENT RESIDENCE UPPER FLOOR AREA PROVIDED = 410 SO. FT. 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I Q�zr ...... iCt- I- . ..... -14........ it if It It ............. �Zil i Z�l .............. it .......... if it It it, J t I,T-1-11 "I i3 it it a- it If i,t"'� I I; �T Ir- , 'q m It -Itt,, �g t� if zmgl t-4 wt�, FV zivn 17 It i3 .. ...... It t2, it tt-m,- ittifft .......... fItIft.......... tift----------- .......... ............ itifIf ........ ....... t.......... ........... Itt-.......... ....... ....... .... ........... fitt AREA CALCULATIONS : LOT AREA: = 6,5g5.65 50. FT. BUILDABLE LOT AREA: = 2,777.00' SO. FT. x 2 MAX. SQUARE FOOTAGE ALLOWABLE: = 5,554.00 SO. FT. LOWER FLOOR LIVING: = 1,700 50. FT. MAIN FLOOR LIVING: = I,g5q 50. FT. UPPER FLOOR LIVING: = 410 50. FT. TOTAL LIVING AREA: = 4,06q SO. FT. 6ARA&E: = 6q2 50. FT. TOTAL AREA: = 4,761 50. FT. - eE OPEN SFAGE REQUIREMENT: _® BUILDABLE LOT AREA 2,777 SO. FT, X 15% = 416.5' 50. FT. MIN. - e OFEN SFAGE FROVIDED: 205 + 534 = 55q 50. FT. UFFER FLOOR AREA LIMIT: _ BUILDABLE LOT AREA 2,177 SO. FT. X I55?o = 416.5' 30. FT. MAX. ALLOWABLE UFFER FLOOR AREA PROVIDED = 410 SO. FT. rl O O opol M 18'-7" ol cO 46 SO . FT . �� o To Q L N z .J Z S o 'a 2D 6 w � 1 � 50 . FTo 00 SO , Te N LU F - - LU — — — — — — — — — — — — — — — — — — — DATE 21'-I" 24'-q" 2q'-I" —21-2016 5-26-2017 LONER FLOOR AREA G LGUL TION FLAN 0DR HN BY: SCALE: 1/4" = I '-0" B.R. • 37 22'-0" (V N 6 r � i m � I I N 50 o TTo e� 565 5G . FT . 0 50 . FT . OFEN , J E < Nr--7 N F 1 E 0 7-1 F C 0 _I �) 22'-0" ior UFFER FLOOR AREA C., ALC.,ULATION FLAN v J 3 SCALE: 1/4" = I '-0" o z 6'-2" 6'-6" q'-O" 28'-3" 5'-I" J Z 2 S o Ll > cr Fm� � 1 rl I I Ll Z- � I C 1� 51� SO . FT . SO . TTo DL DL 0 OL LU E DATE 7-21-2016 C 0 5-26-2017 DRAWN BY: B.R. 3'-q" 13'-8" 13'-O" 6'-2" 22'-1" 0, 5'-192" �1A IN FLOOR AREA C., L( lUL TION FLAB SCALE: I/4" = I '—O" se GENERAL NOTES: CONSTRUCTION NOTES: 4" PERFORATED PIPE ABBREVIATIONS 1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS O CONSTRUCT 6" MIN CONCRETE DRIVEWAY. 6" MIN WIDE PEDESTRIAN SAFE C.O. CLEAN OUT DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDINGDIMENSIONS DETERMINED BY FRAME & GRATE 3 8"SLOT 6" TOPSOIL MIN DS DOWNSPOUT THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET O CONSTRUCT 4" MIN CONCRETE WALK, STD WORKS OR EQUAL (800) 874-4100 ED EXTRA DEPTH FOOTING GREY ONLY IN PUBLIC R/W. GRATE FRAME DIMENSIONS, OPENING. EAST JORDAN IRON EX EXISTING USE FRAME AS FORM PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE O3 INSTALL 4" FLAT GRATE DRAIN #(�4 FD FOUND ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER f0P REBAR& BOTTOM 4"0 FRENCH DRAIN FL FLOWLINE ®INSTALL 4" ATRIUM GRATE DRAIN 'o PERFORATION ® BOTTOM FF FINISH FLOOR LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL o A: 3/4"CRUSHED ROCK FP FINISH PAD s' BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID O5 INSTALL TRENCH DRAIN PER DETAIL SHEET C2. . FS FINISH SURFACE DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION ;D f ` ."' EXTEND 20 MIL FILTER CLOTH FG FINISH GRADE MEMBRANE 6' LAP 12" ® TOP GB GRADE BREAK OF THE PUBLIC WORKS INSPECTOR. ©INSTALL 8" CATCH BASIN WITH FILTER INSERT PER DETAIL SHEET C2. BELOW BoTToM 24" GBP GARAGE FINISH PAD 7 INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN FILL THIS PORTION W CRUSHED HP HIGH POINT 2. SEPARATE PERMIT FOR FENCES AND WALLS SHALL BE OBTAINED AT THE SAME TIME AS THE O ROCK AFTER POURIN�GRATE PERFORATED DRAIN/ I.P. IRON PIPE BUILDING PERMIT. ®INSTALL PERFORATED DRAIN/TRENCH PER DETAIL SHEET C2. SUPPORT CURB. g IE INVERT ELEVATION CRUSHED ROCK Wl 24" TRENCH DETAIL PA PLANTER AREA FILTER CLO PROP PROPOSED 3. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY Og CONSTRUCT 3"0 DRAIN THRU CURB PER CNB STD NTS PLAN 184-L L&T LEAD AND TACK A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING MON. MONUMENT CONTRACTOR. 10 INSTALL 8" CATCH BASIN A- DIG A 24" WIDE X 18" DEEP TRENCH N NEW B- PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE R/W RIGHT OF WAY C- FILL BOTTOM 8" OF THE TRENCH WCRUSHED ROCK SDWK SIDEWALK 4. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 D- FORM AND POUR PERIMETER CONC ETE CURB T.B.M. TEMPORARY BENCHMARK LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR E- FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH TC TOP OF CURB TRENCH DRAIN TF TOP OF FOOTING 5. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE n TG TOP OF GRATE NTS TS TOP OF SEAL APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND TW TOP OF WALL RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT 6. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE GRATE PUBLIC RIGHT-OF-WAY FS 8" CONCRETE DRAIN BOX EARTHWORK INVERT RAW CUT: 0 CY I� PER PLAN TRITON ADF FILTER 8" MIN BY REM INC. RAW FILL: 50 CY PROJECT 1' MIN HEIGHT PROPERTY ��-. - - CATCH BASIN 2 BAGS MIN. 6 EXISTING GROUND WITH FILTER INSERT NTS PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET GRAVEL BAG DETAIL CONSTRUCTION ENTRANCE NTS NTS 1 I 1 I I I I I RIDGE 7 BUIWIDISTING I W BUILDIBG DJACENT RESIDENCE Z J pOO Gi"�O4 J I 1>_nl (8.07) - - - - - - - - - -J- FL Fs 4 a� 3 3 3 4 - - 3 11.00 TW I I I w E w w cD(a�Fs L 0 cD NEW 3'-6" HIGH (a.is)� oo - ~ - w 12" X 12" w w �---� (7.85) Fs O - �� ,� EXIST 6'-0" HIGH BLOCK WALL NO I cnry „T „� v) ,� o o Ni N'> PLANTER o O) o O 1 NDF I 00 ^ N00' 00' 00"E 190.97' m ^ 06 n -- 00 BLOCK WALL w WATER -IL ... ^ O ----- ----- ----- ----- --- - - - - -- - - - - - - - - - - - - - - - - - - - I o � a0 � eD ao r U U IIMm pnll 796 El 8.05 TG L6396. - - - - - - - - - - - - BBIIQ 1.. \ TSW I 7.25-IE - - - "llzzssee�� TURF .8.84 4C-SAND NG�SAND I EVT 2 I Fs 2 SEPARATE-� I d 8x55" 8x65 ' Fs IL-L PERMIT 'F$°s"'°r.-r ,. NI, F$.,. ^. FS pg.'. -'' 8:90 . 8.901 ZINEP ERTY ° FS HP G A7 I RAVEL FS FS ' I �� I PLACE G AVEL BAGS SG8 (eo Nt ' FG Nf.... 1 POR. LOT 9 -� I (8.62) TOPREY NT RUNOFF I I 7 9.5 TC 1 ro FROM SIT (TYP) 8.78 8 70 PLACE GRAVEL BAGS. GN 9.9-47FS I FS:. , FS 1 1 TO PREVENT RUNOFF 7.98 I C t ( ) Fs - �- - - - I 8.8 X8.94 I -I- - - - I 1 FROM SITE (TYP) Tsw I NEWPORT BAY ro t -FG- - FS - - - - - - - - L NG�SAND I n � � , I � I I 7 74 IE' `i IFs 8 55 TG NG-SAND I F�\ 7.68 ICTD18) LAFF=9.00° FP=8.085'CONCRETE �2'SAND w wN t _ 01.5% 0 4"ROCK7RAMINLINE D 3 t 1 00 8"CATCH BASIN )J �ui 5.08, OVERFLOW ®T 103"DRAINTO CURBCLEANOUT m I �t INVERT :jr I . . (7.97) I z It PER PLAN N �i'-�'.a�'.a�'.a�'.a�'.. =�'Ta�' �W (7.82) LI..I ' 3 10 8"CATCH BASIN m 10 I I - - - - - - NG�SAND I x Pit FFG F W w I Fs I ro I I 0 0 v o a s Fs I f I Docl .17 6i it - - - - - - - - - - - - - - - - -- - - - - - � - - - - - - - - -00-n_ `°- -- Il 8.26 FS 5 9.5 TC FS 4� ` - - - - 1- 11 7.50 TG 6 I FS/ � : SEAT WALL 6.63 IE I ""'� _ .` - �/ .. - 10 00 TW' .. Fs EXIST DOCK 8.70 N Nl :8.81 8.05 / .. 2'` BS FS DS isej GRAVEL /.: / Ps. .. PAS PA •� FS 0 7.90 TG FS .. .': .. ._:._ X93 $G ^ - 7.07 1E00 Fs II -.. ... 0:5% .. .. a 3:2% PLANTER F6 7.76 N. �- . .. '�T . -� "..1-Y-rTr- TT ' 44XNfffKXfKS' � :W.CfiK[k!{44G[l••••••••••'•�������• -���������uviiiiiui iiiniii-; .. -pmiiiiiiiwiiiiimiiiiivviiiii�//l//.%/rY.%/////l//////H///////////////H/////////////// %L/////////rY/'/////�////////////////H/ /////////////////////L'%/G%...•%///////////////////////////////////////////e 1 W N0000'00"W 790.97' I �) z \ '' / 7.80 13.44 TW ` z z w 5. TRLL NEW 6'-0" HIGH F`, 13.44 TW / T10.75 TW - - - - ( y) I I ro FS --f�ea� -R o wnu BLOCK WALL 1111777---44s�Fss)))------777 W 3'-6" HIGH LOCK WALL NG-SAND TD I I p NG-SAND I P NT FALLS Q ,(n 3 \ I IN WATER b !)4t1 7 \\ CURB I 7.27 7.a2 Tv FL fL 7.24 FL (7.70)TC Z (B.Sa)FL I I of ow I �� I m o M" N �\ U ^ NG�SAND I �/ 6REE7 H STREET 9 NG�SAND � (6.68)FL I I - - - - - - - - - - --� - - - z I I I I SCALE: 1"=6' DESIGNED: ARCHITECT: OWNER/DEVELOPER: PREPARED BY: OFESB) SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: eR °kv PRECISE GRADING PLAN WILLIAM GUIDERO KEITH AND LEONI LUMPKIN THOMAS M. RUIZ ���O�p5 M, R7<2 OCS BENCHMARK NO: NB1-4-71 SEE SHEET Cl CIVIL ENGINEER z z 1519 E BAY AVENUE C2 425 30TH ST, STE 23 1519 E. BAY AVE ti DRAWN: PA 11 THORNBIRD c3 NEWPORT BEACH, CA 92663 NEWPORT BEACH CA 92661 NO. 58627 ELEVATION: 7.828 FEET (NAVD88) (949) 675-2626 ALISO VIEJO, CA 92656 � EXP. 12-31-18 A CHCK'D: TR 714-580-7455 it * YEAR LEVELED 2015 NEWPORT BEACH, CALIFORNIA NO. DATE R E V S I 0 N S DATE: 6/1/17 sTgTF OF CtA�)FO �1F THOMAS M. RUIZ RCE 58627 39 LEGEND o TITLE REPORT/EASEMENT NOTES LEGAL DESCRIPTION o ® - BLOCK WALL 1519 E. BAY AVENUE ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE COUNTY OF ORANGE, STATE OF ¢ °' - BRICK SURFACE NEWPORT BEACH, CA 92661 CALIFORNIA, DESCRIBED AS FOLLOWS: -0--0-0- - WOOD FENCE (WDF) (APN: 048-182-23) CATV - CABLE TELEVISION BOX PARCEL 1: a a a NO TITLE REPORT PROVIDED EAST BAY AVENUE q - CENTERLINE °Q Qa Q CONCRETE SURFACE THE EAST HALF OF LOT 9 AND ALL OF LOT 10 IN BLOCK 24 OF EAST SIDE ADDITION TO THE I EVT - ELECTRICAL VAULT BALBOA TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, FF - FINISHED FLOOR AS SHOWN ON A MAP RECORDED IN BOOK 4 PAGE 20 OF MISCELLANEOUS MAPS, RECORDS OF SITE FFG - FINISHED FLOOR GARAGE BENCHMARK INFORMATION ORANGE COUNTY, CALIFORNIA FL - FLOWLINE PARCEL 2: � � ALLEY z BENCHMARK NO: NB1-4-71 FS - FINISHED SURFACE U) 07 U) 0 GM - GAS METER DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM THE EAST HALF OF LOT 9 AND ALL OF LOT 10 IN BLOCK "O" OF BAY FRONT SECTION OF THE _ _ BALBOA TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, NG - NATURAL GROUND BENCHMARK DISK STAMPED "N131-4-71", SET IN THE TOP OF A AS SHOWN ON A MAP RECORDED IN BOOK 6 PAGE 15 OF MISCELLANEOUS MAPS, RECORDS OF EAST BALBOA BLVD SCO - SEWER CLEAN-OUT 4 IN. BY 4 IN. CONCRETE. MONUMENT IS LOCATED IN THE ORANGE COUNTY, CALIFORNIA SOUTHEAST CORNER OF THE INTERSECTION OF F STREET SMH - SEWER MANHOLE AND BALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OF THE PARCEL 3: TC - TOP OF CURB CENTERLINE OF F STREET AND 27.3 FT. NORTHEASTERLY OF TD - TOP OF DOCK THE CENTERLINE OF BALBOA BOULEVARD. MONUMENT IS BEGINNING AT THE NORTHEAST CORNER OF LOT 10 IN BLOCK "0" OF BAY FRONT SECTION OF M I RAMAR SET LEVEL WITH THE SIDEWALK. THE BALBOA TRACT, AS SHOWN ON A MAP RECORDED IN BOOK 6, PAGE 15 OF MISCELLANEOUS TS - TOP STEP DRIVE z MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. THENCE WESTERLY ALONG THE TSW - TOP OF SEAWALL ELEVATION: 7.828 FEET (NAVD88), YEAR LEVELED 2015I NORTHERLY LINE OF SAID BLOCK "O" TO THE NORTHWEST CORNER OF LOT 9 IN SAID BLOCK"O"; � I WDF - WOOD FENCE THENCE NORTHERLY ALONG THE NORTHERLY PROLONGATION OF THE WESTERLY LINE OF SAIDLOT 9 TO IT'S INTERSECTION THE LINE OF ORDINARY HIGH TIDE OF THE WM - WATER METER NEWPORT AY, AS DESCRIBED NHDECREE OF THE SUPERIOR OURT OF ORANGEICO COUNTY OCEAN IN OCFgN oR/ o ( ) - EXISTING ELEVATION DATED JULY 30, 1928, A CERTIFIED COPY OF WHICH WAS RECORDED AUGUST 14, 1928, IN BOOK - FOUND MONUMENT, AS NOTED BELOW 183 PAGE 175, OFFICIAL RECORDS; THENCE EASTERLY ALONG SAID TIDE LINE TO IT'S O a -r BASIS OF BEARINGS INTERSECTION WITH THE NORTHERLY PROLONGATION OF THE EASTERLY LINE OF SAID LOT 10; Z O - SEARCHED, FOUND NOTHING; TO BE THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE THENCE SOUTHERLY ALONG A STRAIGHT LINE TO THE POINT OF BEGINNING, EXCEPT THE VICINITY MAP MONUMENTED PRIOR TO GRADING OF BALBOA BOULEVARD ( AS SHOWN AS CENTRAL AVENUE PER M.M. 4/20) WESTERLY 15 FEET THEREOF. NO SCALE T.B.M. - TEMPORARY BENCHMARK HAVING A BEARING OF N90000'00"E PER M.M. 4/20. PARCEL 4: SET ON CABLE TV BOX(CATV). ELEVATION = 7.85 FEET THAT PORTION OF BAY AVENUE BOUNDED WESTERLY BY THE NORTHERLY PROLONGATION OF THE WEST LINE OF THE EAST HALF OF LOT 9 IN BLOCK 24 OF THE EAST SIDE ADDITION THE J BALBOA TRACT, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA,F J/ i AS SHOWN ON A MAP RECORDED IN BOOK 4 PAGE 20 OF MISCELLANEOUS MAPS, IN THE OFFICE SURVEYOR'S NOTES OF THE COUNTY RECORDER OF SAID COUNTY, AND BOUNDED EASTERLY BY THE NORTHERLY PROLONGATION OF THE EAST LINE OF LOT 10 IN SAID BLOCK 24, AS ABANDONED BY LINE DATA 1. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, A COPY OF WHICH WAS LINE BEARING DISTANCE CORNERS OR OFFSETS BEFORE STARTING GRADING. RECORDED MARCH 4, 1957 IN BOOK 3825 PAGE 352 OF OFFICIAL RECORDS. L1 N00°00'00"E 5.00' GRAPHIC SCALE It It PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. 4 Q 2 4 8 1,6 mm Qm m ( IN FEET ) z It 0 1 INCH = 8 FT. a U ❑ �. Q � � U tJ O U 29.48 I Mao Q m z RIDGE w m 5 (29,46) EXISTING I I oo M J BUILDIBG N EXISTING z 1 w (7.71 ) It IL 8.07 N, EXISTING . 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