HomeMy WebLinkAbout05_Greubel Residence_PA2017-259o�"""OpoR o CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
a
January 25, 2018
r'9CFppNP Agenda Item No. 5
SUBJECT: Greubel Residence (PA2017-259)
Coastal Development Permit No. CD2017-110
SITE LOCATION: 800 West Ocean Front
APPLICANT: Jerome Greubel
OWNER: Jerome Greubel
PLANNER: David S. Lee, Planning Technician
949-644-3225, dlee@newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
• Coastal Land Use Category: Single -Unit Residential Detached — (10.0 - 19.9 DU/AC)
(RSD -C)
• Coastal Zoning District: Single -Unit Residential (R-1)
• General Plan Land Use Category: Single -Unit Residential (RS -D)
• Zoning District: Single -Unit Residential (R-1)
PROJECT SUMMARY
A request for a coastal development permit to allow the demolition of an existing single-
family residence and the construction of a new 2,187 -square -foot single-family residence
with a 431 -square -foot attached garage. The proposed development also includes
additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and
landscaping.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the
environment; and
3) Adopt Draft Zoning Administrator Resolution No. approving Coastal Development
Permit No. CD2017-110 (Attachment No. ZA 1).
1
Greubel Residence
Zoning Administrator, January 25, 2018
Page 2
Land Use and Development Standards
The 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 Land Use Category, and Zoning Code. These designations provide for single -unit
residential development. The property is located within the appeal area providing the
possibility for a final action to be appealed to the California Coastal Commission.
Additionally, a Waiver for De Minimis development cannot be issued because the site is
within the Appeal Area.
• Consistent with Municipal Code Section 21.30.110.C, the Director approved Staff
Approval SA2017-012 on December 7, 2017, redefining the location of the rear
setback to 5 feet.
• The property is developed with a single -unit residence on a lot designated for residential
development. The design, bulk, and scale of the development is consistent with the
existing neighborhood pattern of development and expected future development.
• The proposed single-family residence and accessory structures conform to all applicable
development standards including floor area limit, setbacks, height, 9.0 feet (NAVD88)
minimum finished floor elevation, and off-street parking as illustrated in Table 1 below:
Hazards
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 permit. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
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2
Table 1 — Development Standards
Development Standard
Standard
Proposed
Setbacks min.
Front
T-0"
T-0"
Sides
3'-0"
3'-0"
Rear
5-0"
5'-0"
Allowable Floor Area
2,787 sq. ft.
2,618 sq. ft.
Allowable 3rd Floor Area
209 sq. ft.
208 sq. ft.
Open Space
209 sq. ft.
210 sq. ft.
Parking
2 -car garage
2 -car garage
Height
24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
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 permit. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
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2
Greubel Residence
Zoning Administrator, January 25, 2018
Page 3
• The development is set back approximately 560 feet from the mean high water line.
Due to the large distance from coastal waters, a Water Quality Management Plan
(WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A
post -construction drainage system will be installed that includes drainage and
percolation features designed to retain dry weather and minor rain run-off on-site to
ensure the project does not impact water quality. Any water not retained on-site is
directed to the City's storm drain system.
Public Access
• The project site is not located between the nearest public road and the sea or shoreline
and the proposed project will not affect public recreation, access or 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, Chapter 3, because it has no
potential to have a significant effect on the environment. The Class 3 exemption includes
the construction of limited numbers of new, small structures, including one single-family
residence. The proposed project is a new single-family residence located in the R-1 Coastal
Zoning District.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners of
property and residential occupants 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 that 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.
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3
Prepared by:
David S. Lee, fanning Technician
JM/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
T.pl[: 01/12/17
Greubel Residence
Zoning Administrator, January 25, 2018
Page 4
0
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-110 FOR A NEW SINGLE-
FAMILY RESIDENCE LOCATED AT 800 WEST OCEAN FRONT
(PA2017-259)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Jerome Greubel, with respect to property located at 800 West
Ocean Front, and legally described as a portion of Lots 4 and 5 of Block 7, requesting
approval of a Coastal Development Permit.
2. The applicant proposes the demolition of an existing single-family residence and the
construction of a new 2,187 -square -foot duplex with a 431 -square -foot attached garage
and two covered carports. The proposed development also includes additional
appurtenances such as walls, fences, patios, hardscape, drainage devices, and
landscaping.
3. The subject property is located within the Single -Unit Residential (R-1) Zoning District and
the General Plan Land Use Element category is Single -Unit Residential Detached (RS-
D).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single Unit Residential Detached — (10.0 - 19.9 DU/AC) (RSD -C) and the
Coastal Zoning District is Single -Unit Residential (R-1).
5. A public hearing was held on January 25, 2018, in the Corona del Mar Conference Room
(Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place, and
purpose of the hearing 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 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 15315, 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), because it has no potential to have a significant effect
on the environment.
2. Class 3 exempts the construction of limited numbers of new, small structures, including
one single-family residence. The proposed project is a new single-family residence
located in the R-1 Coastal Zoning District.
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Zoning Administrator Resolution No. ZA2018-###
Paqe 2 of 5
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (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:
Consistent with Municipal Code Section 21.30.110.C, the Director approved Staff
Approval SA2017-012 on December 7, 2017, redefining the location of the rear setback
to 5 feet.
2. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 2,787 square feet and the proposed floor
area is 2,618 square feet.
b. The proposed development complies with the required setbacks, which are 7 feet
along the property line abutting West Ocean Front, 3 feet along each side
property line, and 5 feet along the rear property line.
The highest guardrail/parapet is 24 feet from established grade and the highest
ridge is 29 feet from established grade. The proposed development complies with
all height requirements.
The proposed development provides a two -car garage, meeting the minimum
garage requirement for a single-family residence.
e. The proposed development exceeds the minimum 9.0 (NAVD88) top of slab
elevation requirement for interior living areas of new structures.
3. 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.
4. The development is set back approximately 560 feet from the mean high water line. Due
to the large distance from coastal waters, a Water Quality Management Plan (WQMP)
and a Construction Pollution Prevention Plan (CPPP) are not required. A post -
construction drainage system will be installed that includes drainage and percolation
features designed to retain dry weather and minor rain run-off on-site to ensure the project
does not impact water quality. Any water not retained on-site is directed to the City's storm
drain system.
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)
01-03-17
Zoning Administrator Resolution No. ZA2018-###
Page 3 of 5
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.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
Fact in Support of Finding:
1. The project site is not located between the nearest public road and the sea or shoreline
and the proposed project will not affect public recreation, access or views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-110, 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 25TH DAY OF JANUARY, 2018.
Patrick J. Alford, Zoning Administrator
01-03-17
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Zoning Administrator Resolution No. ZA2018-###
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
3. Coastal Development Permit No. CD2017-110 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.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. 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.
6. 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.
7. 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.
8. 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
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.
9. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
10. 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.
01-03-17
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Zoning Administrator Resolution No. ZA2018-###
Paqe 5 of 5
11. 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 either the
current business owner, property owner, or the leasing agent.
12. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach
Municipal Code.
13. 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 Greubel Residence Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2017-110 (PA2017-259). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attomeys' 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 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.
01-03-17
10
Attachment No. ZA 2
Vicinity Map
11
Greubel Residence
Zoning Administrator, January 25, 2018
Page 7
VICINITY MAP
Coastal Development No. CD2017-110
PA2017-259
800 West Ocean Front
TmpIC 01/12217
12
Attachment No. ZA 3
Project Plans
13
GENERAL NOTES:
1. THE SCOPE OF SERVICES UNDER THIS CONTRACT IS LIMITED TO PROVIDING A "BUILDER'S SET"
OF PLANS. THIS SET OF PLANS IS SUFFICIENT TO OBTAIN A BUILDING PERMIT; HOWEVER, ALL
MATERIALS AND METHODS OF CONSTRUCTION NECESSARY TO COMPLETE THE PROJECT ARE
NOT NECESSARILY DESCRIBED IN THIS "BUILDER'S SET". THE IMPLEMENTATION OF THE PLANS
REQUIRES A CLIENT/CONTRACTOR (GENERAL CONTRACTOR AND SUBCONTRACTORS)
THOROUGHLY KNOWLEDGEABLE WITH THE APPLICABLE BUILDING CODES AND METHODS OF
CONSTRUCTION. THE PLANS DELINEATE AND DESCRIBE ONLY LOCATIONS, DIMENSIONS,
TYPES OF MATERIALS AND GENERAL METHODS OF ASSEMBLING OR FASTENING. THEY ARE
NOT INTENDED TO SPECIFY PARTICULAR PRODUCTS OR OTHER METHODS OF MATERIAL
INSTALLATION.
2. ALL WORK SHALL COMPLY WITH THE MOST STRINGENT REQUIREMENTS OF ALL APPLICABLE
CITY, COUNTY, STATE AND GENERAL LAWS, RULES, CODES, ORDINANCES OR REGULATIONS.
IF THE GENERAL CONTRACTOR OR ANY SUBCONTRACTOR PERFORMS ANY WORK IN CONFLICT
WITH THE ABOVE - MENTIONED LAWS, RULES, CODES, ORDINANCES AND REGULATIONS, THEN
THE CONTRACTOR IN VIOLATION SHALL BEAR ALL COSTS AND REPAIRS ARISING FROM THE
NON - CONFORMING WORK.
3. ALL MATERIALS, WORKMANSHIP AND DETAILS SHALL COMPLY WITH 2016 CALIFORNIA
BUILDING CODE, 2016 CALIFORNIA MECHANICAL CODE, 2016 CALIFORNIA PLUMBING CODE
AND 2016 CALIFORNIA ELECTRICAL CODES.
4. CONTRACTOR TO VERIFY ALL CONDITIONS AND DIMENSIONS AT SITE. ALL INCONSISTENCIES
SHALL BE BROUGHT TO THE ATTENTION OF THE DEVELOPER AND THE ARCHITECT PRIOR TO
PROCEEDING WITH ANY WORK.
5. ANY ERROR OR OMISSIONS FOUND IN THESE DRAWINGS SHALL BE BROUGHT TO THE
ATTENTION OF THE DEVELOPER AND ARCHITECT IMMEDIATELY.
6. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED
DIMENSIONS.
7. ALL GRADING AND EXCAVATION FOR STRUCTURAL COMPONENTS SHALL CONFORM TO THE
PROJECT SOILS REPORT.
8. OWNER SHALL RECONSTRUCT EXISTING DAMAGED SIDEWALK/CURB/GUTTER, EXTENT
DETERMINED BY PUBLIC WORKS INSPECTOR.
9. ROOF AND GROUND MOUNTED MECHANICAL EQUIPMENT TO BE SCREENED FROM PUBLIC
VIEW AND THE VIEW OF ADJACENT RESIDENCES.
10. WITHIN THE REQUIRED FRONT SETBACK NO FENCE, HEDGE, RETAINING WALL, GUARDRAIL
OR ANY COMBINATION THEREOF MAY EXCEED 42" FROM EXISTING GRADE PRIOR TO
CONSTRUCTION.
11. ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL BE ISSUED AT THE SAME TIME, OR
SEPARATE PLANS AND PLAN REVIEW WILL BE REQUIRED FOR ITEMS NOT ISSUED WITH THIS
REVIEW. PROVIDE ADDITIONAL PERMIT WORKSHEETS FOR THE FOLLOWING.
A. ACCESSORY STRUCTURES, DETACHED PATIO COVERS AND TRELLISES.
B. DETACHED OR FREE STANDING TRASH ENCLOSURES.
C. MASONRY OR CONCRETE FENCES OVER 3.5 FEET HIGH.
D. RETAINING WALLS OVER 4 FOOT HIGH FROM THE BOTTOM OF
THE FOUNDATION TO THE TOP OF THE WALL.
12. ALL MECHANICAL AND ELECTRICAL EQUIPMENT, INCLUDING DUCTS TO BE AT OR ABOVE BASE
FLOOD ELEVATION OF 9.0 MSL. (NAVD 88).
13. WASTE LINES IN WALLS AT FIRST FLOOR TO BE CAST IRON.
PUBLIC WORKS NOTES
1. DRIVEWAY APPROACH MUST BE A MINIMUM OF 5' FROM ANY TREE, FIRE HYDRANT, LIGHT POLE OR ANY OTHER
OBSTRUCTION.
2. DRIVEWAY MUST BE A MINIMUM OF 6" RISE FROM THE STREET FLOW LINE PLUS 2% IN ACCORDANCE WITH THE CITY
DRIVEWAY STANDARD.
3. ALL PRIVATE IRRIGATION SPRINKLER HEADS TO BE INSTALLED & POSITIONED IN A MANNER THAT WILL NOT CAUSE WATER
OVER SPRAY ONTO THE PUBLIC RIGHT OF WAY
4. IF THE WATER METER IS LOCATED IN THE DRIVEWAY APRON, THE BOX MUST BE REPLACED WITH ONE HAVING A STEEL
LID TRAFFIC GRADE.
5. AN ENCROACHMENT PERMIT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY.
ALL NON-STANDARD IMPROVEMENTS TO COMPLY W/ CITY COUNCIL POLICY L-6 & L-18. IT IS THE RESPONSIBILITY OF THE
CONTRACTOR AND /OR OWNER TO OBTAIN SUCH PERMITS FROM THE PUBLIC WORKS DEPARTMENT.
6. THE SEWER LATERAL SHALL BE REPLACED AND BROUGHT UP TO CURRENT CITY STANDARDS AND A CLEAN OUT SHALL
BE INSTALLED PER CITY STANDARD #406-L ADJACENT TO THE PROPERTY IN THE PUBLIC R.O.W.
7. A NEW SEWER CLEANOUT SHALL BE INSTALLED AT THE EXPENSE OF THE DEVELOPER. THE SEWER LATERAL SHALL BE
REPLACED FROM THE SEWER MAIN TO THE PROPERTY LINE, WHERE A CLEAN - OUT SHALL BE INSTALLED. INSTALL PER
STD - 406 - L WITH A TRAFFIC - GRADE BOX AND COVER, ADJACENT TO THE PROPERTY LINE IN THE ALLEY RIGHT - OF -
WAY.
8. ADDITIONAL SURFACING REQUIREMENTS MAY BE SPECIFIED BY THE PUBLIC WORKS DEPARTMENT WHEN TRENCHING
WORK OCCURS WITHIN PAVEMENTS LESS THAN FIVE YEARS OLD.
9. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MANNER THAT WILL NOT
CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT OF WAY.
10. ALL UTILITY SERVICE CONNECTIONS SERVING THIS DEVELOPMENT SHALL BE MADE UNDERGROUND.
11. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT
PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING
PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND
ALLEY/ STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED
SUBSTANDARD, A NEW 1" WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT W/ BOX & LID
WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER. (MUNICIPAL CODES 14.24.020
AND 14.08.030). WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER. SAID
DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS
INSPECTOR.
12. ALL LANDSCAPING IN THE FRONT SETBACK AREA TO HAVE A MAX. GROWTH CHARACTERISTIC OF 36" IN HEIGHT
13. A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT IT TO THE BUILDING DEPARTMENT
INSPECTOR DURING FINAL INSPECTION.
14. BUILDING SITE IS LOCATED IN A SPECIAL FLOOD ZONE. TOP OF SLAB OF FIRST FLOOR TO BE AT
OR ABOVE ELEVATION 9.0 MSL (NORTH AMERICAN VERTICAL DATUM) (NATIONAL GEODETIC VERTICAL DATUM) (NAVD 88)
NGVD = NAVD - 2.4' N.B.M.C. 15.50.200 (c)
WE/I ACKNOWLEDGE THAT THE DEVELOPMENT AT 800 W. OCEANFRONT IN NEWPORT BEACH, CA.
MAY BE SUBJECT TO HAZARDS ASSOCIATED WITH FLOODING, STORMS AND SEA LEVEL RISE. WE/I
AGREE TO CONFORM TO PRESENT CODES AND REGULATIONS
ASSOCIATED WITH SUCH HAZARDS.
------------
Mr. Jerry Greubel
Date:
NOTE:
ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES
NOT RELIEVED APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE
COVENANTS, CONDITIONS AND 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.
I
1 r% Ir% no 1
SITE PLAN
THIS PLAN IS FOR SETBACK PURPOSES ONLY
SCALE: 1 /4" = 1'- 0"
JOB NORTH
ALK
GOVERNING CODES
CALIFORNIA BUILDING CODE
2016 CBC
CALIFORNIA RESIDENTIAL CODE
2016 CRC
CALIFORNIA ELECTRICAL CODE
2016 CEC
CALIFORNIA MECHANICAL CODE
2016 CMC
CALIFORNIA PLUMBING CODE
2016 CPC
CALIFORNIA FIRE CODE
2016 CFC
CALIFORNIA ENERGY CODE
2016 BEES
CALIFORNIA GREEN BUILDING STANDARD CODE, CAL GREEN
2016 CGC
CHAPTER 15 N.B.M.C.
E.1
SHEET INDEX
1
TITLE SHEET/SITE PLAN
2
SLAB EDGE PLAN
3
FIRST AND SECOND FLOOR PLANS
4
THIRD FLOOR PLAN/ROOF PLAN
5
DOOR/WINDOW SCHEDULES/NOTES
6
BUILDING SECTIONS
7
EXTERIOR ELEVATIONS
8
STAIR PLANS 8r SECTION
E.1
FIRST, SECOND AND THIRD FLOOR ELECTRICAL PLANS
D.1
ARCHITECTURAL DETAILS
D.2
ARCHITECTURAL DETAILS
D.3
ARCHITECTURAL DETAILS
D.4
ARCHITECTURAL DETAILS
GN.1
SPECIFICATIONS
GN.2
SPECIFICATIONS
GN.3
SPECIFICATIONS
SFA1
SQUARE FOOTAGE ANALYSIS
RMR
RESIDENTIAL MINIMUM REQUIREMENTS
S.C.S
STRUCTURAL COVER SHEET
SN -1
GENERAL NOTES
SN -2
GENERAL NOTES
SN -3
GENERAL NOTES
S.1
FOUNDATION PLAN
S.2
SECOND FLOOR FRAMING PLAN
S.3
THIRD FLOOR FRAMING PLAN
S.4
ROOF FRAMING PLAN
SD -1
FOUNDATION DETAILS
SD -2
GENERAL DETAILS
SD -3
FLOOR FRAMING DETAILS
SD -4
ROOF DETAILS
SD -5
MISCELLANEOUS DETAILS
SSW -1
SIMPSON STEEL STRONG WALL DETAILS
SSW -2
SIMPSON STEEL STRONG WALL DETAILS
T-24.1
TITLE 24 ENERGY REQUIREMENTS
T-24.2
TITLE 24 ENERGY REQUIREMENTS
C.1
GRADING TITLE SHEET/GENERAL NOTES
C.2
PRECISE GRADING PLAN
C.3
EROSION CONTROL PLAN/SITE SECTION
C.4
ISOILS REPORT
C.5
ITOPOGRAPHICAL SURVEY
LEGAL DESCRIPTION
A TRACT EAST NEWPORT LOT 4, BLOCK 7 A.P.N. 047-282-15
OCCUPANCY : R-3 / U CONSTRUCTION TYPE: V B - SPRINKLERED
AUTOMATIC FULLY SPRINKLERED SYSTEM PER (N.F.P.A. 13D)
SPRINKLER DRAWINGS AND HYDRAULIC CALCULATIONS TO BE SUBMITTED TO
PLAN CHECK AN APPROVED PRIOR TO ISSUING A BUILDING PERMIT. OBTAIN FIRE
SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION.
PROJECT DESCRIPTION
A NEW THREE STORY RESIDENCE WITH ROOF DECK
AREA CALCULATIONS
LOT AREA: (35'x 60.05') 2,107.7 S.F.
BUILDABLE AREA: (29'x 48.05') 1,393.4 S.F.
MAXIMUM ENCLOSED AREA: (1,393.4 x 2) 2,786.9 S.F.
F.A.R.: (2,786.9/2,107.7) 1.32
OPEN SPACE AREA MIN. REQUIRED:
1,393.4 x 15% = 209 S.F.
OPEN SPACE AREA PROVIDED:
212.3 S.F.
FOOTPRINT:
= 1,266.5 S.F.
FIRST FLOOR LIVING AREA:
= 828.4 S.F.
SECOND FLOOR LIVING AREA:
= 1,140.5 S.F.
THIRD FLOOR LIVING:
= 208.1 S.F.
TOTAL LIVING AREA:
= 2,177.0 S.F.
GARAGE AREA:
= 437.8 S.F.
TOTAL ENCLOSED AREA:
= 2,614.8 S.F.
CONSULTANTS
STRUCTURAL ENGINEER
RIGHT ENGINEERING, INC.
RAED GHOULI
26040 ACERO, SUITE 100
MISSION VIEJO , CA 92691
TEL: (949) 855-2300
SURVEYOR
RDM SURVEYING
RON MEDEIMA
23016 LAKE FOREST DR.
LAGUNA HILLS, CA 92653
TEL: (714) 858-2924
OWNER
ENERGY CONSULTANT
SOUTHLAND ENERGY
PAUL KANDARIAN
1491 GLENNEYRE ST.
LAGUNA BEACH, CA 92651
TEL: (949) 497-3591
SOILS ENGINEER
E.G.A. CONSULTANTS
375 MONTE VISTA, SUITE C
COSTA MESA, CA. 92627
TEL: (949) 642-9309
MR. JERRY GREUBEL - 800 W. OCEANFRONT, NEWPORT BEACH, CA.
VICINITY MAP
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PROJECT NO.
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SLAB EDGE PLAN
THIS PLAN IS FOR DIMENSIONAL PURPOSES ONLY
SCALE: 1/4" = 1'- 0"
SLAB EDGE PLAN NOTES:
A. THIS DRAWING IS FOR DIMENSIONAL PURPOSES ONLY.
B. REFER TO STRUCTURAL DRAWINGS FOR HOLDOWNS,
FOOTING DETAILS AND INFORMATION NOT SHOWN ON
THIS PLAN.
C. PLUMBING FIXTURES, CONDUITS, THRU SLAB VENT
LOCATIONS, ECT. ARE APPROXIMATE UNLESS
DIMENSIONED. BUILDER TO VERIFY LOCATIONS.
D. SLOPE ALL PORCHES, PATIOS, STOOPS AND
HARDSCAPE MATERIAL AWAY FROM BUILDING.
MIN. 114" / FT. TYP..
E. ALL WOOD SILLS AND SLEEPERS IN CONTACT WITH
CONCRETE TO BE PRESSURE TREATED.
F. SOILS ENGINEER TO INSPECT AND CERTIFY THE
FOLLOWING PRIOR TO POURING CONCRETE:
1. FOOTING EXCAVATION AND AND DESIGN BEARING
PRESSURE.
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PROJECT NO.
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15
SECOND FLOOR PLAN
SCALE: 114" = 1'-0"
FIRST FLOOR PLAN
SCALE: 114" = 1'-0"
OFLOOR PLAN REFERENCE NOTES:
1. 48" REFRIGERATOR/FREEZER SPACE. (SELECTION BY OWNER)
2. 36" HOOD, LIGHT AND 600 CFM EXHAUST FAN.
3. 36" WIDE RANGE/OVEN. (SELECTION BY OWNER)
4. KITCHEN SINK (SELECTION BY OWNER)
S. 24" WIDE DISHWASHER. (SELECTION BY OWNER)
6. TRASH STORAGE DRAWER LOCATED IN CABINET BY "REV -A -SHELF" OR EQUAL
7. 22" DP. x 36" HT. PAINT GRADE CABINET W/MARBLE TOP AND SPLASH.
8. 24" DP. x 36" HT. PAINT GRADE CABINET W/MARBLE TOP AND SPLASH.
9. PANTRY W/15" DP. x FULL HEIGHT BUILT - IN PAINT GRADE SHELVES.
10. 12" DP. PAINT GRADE UPPER CABINETS.
11. 15" DP. PAINT GRADE UPPER CABINETS AT LAUNDRY o/ WASHER AND DRYER.
12. 48" W. x 108" L. x 36" HT. PAINT GRADE ISLAND CABINET W/MARBLE TOP.
13. 24" DP, x 36" W. x 36" HT. PAINT GRADE CABINET W/WOOD TOP.
14. KOHLER TOILET 1.28 GAL. PER FLUSH. (SELECTION BY OWNER)
15. KOHLER BATH SINK 1.5 GAL. PER MIN. (SELECTION BY OWNER)
16. KOHLER PEDESTAL BATH SINK 1.5 GAL. PER MIN. (KOHLER K-2258-8)
17. 56" x 45" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS PANEL
W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.
PROVIDE LINEAR DRAIN.
18. 37" x 62" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS PANEL
W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.
PROVIDE LINEAR DRAIN.
19. 56" x 45" I.D. SHOWER W/ 3/8" THK. CLEAR FRAMELESS TEMPERED GLASS PANEL
W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.
PROVIDE LINEAR DRAIN.
20. 56" x 45" I.D. SHOWER W/ 3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING DOOR
W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE.
21. TOWEL BAR, PROVIDE BACKING AS NEEDED.
22. TOILET PAPER HOLDER, PROVIDE BACKING AS NEEDED.
23. RECESSED WATER BOX.
24. (2 LAYERS) 5/8" TYPE "X" GYP. BD. FOR 1 -HR. CONSTRUCTION AS PER C.R.C. TABLE R302.6 SHALL
BE INSTALLED ON WALLS AND CEILINGS ADJACENT TO LIVING SPACE AND ALL WALLS AND POSTS
SUPPORTING THE HORIZONTAL PORTION OF THE 1 -HR. OCCUPANCY SEPARATION.
25. 5/8" TYPE "X" GYP. BD. SHALL BE INSTALLED THROUGHOUT THE UNDERSIDE OF THE STAIR AT
ALL ACCESSIBLE/ USEABLE AREAS BENEATH THE STAIR. (1 - HOUR CONSTRUCTION) CBC 1003.3.3.9
26. LINE OF CEILING HEIGHT CHANGE.
27. 4" DIA. DRYER VENT W/BACKFLAP TO OUTSIDE AIR. USE "DRYER BOX" MODEL NO. DB -425 BY
IN-0-VATE TECHNOLOGIES INC. REFER TO X/D.X
28. A/C CONDENSER BY CARRIER OR APPROVED EQUAL.
29. FORCED AIR UNIT ON +18" PLATFORM, CENTRAL HEATING FURNACE SHALL BE OF THE DIRECT VENT
TYPE ( N. F. P. A. 54:103.1).
30. WATER HEATER, REFER TO TITLE 24 REPORT FOR SIZE.
31. SHELF AND POLE. ALL CLOSET SYSTEMS TO BE BY "CALIFORNIA CLOSETS" OR EQUAL.
32. SHELF AND DOUBLE POLE. ALL CLOSET SYSTEMS TO BE BY "CALIFORNIA CLOSETS" OR EQUAL.
33. WASHER SPACE. (SELECTION BY OWNER)
34. DRYER SPACE. (SELECTION BY OWNER)
35. STAIRWAY - REFER TO 1/2" SCALE PLAN ON SHEET #7.
36. +36" HANDRAIL.
37. +42" GUARDRAIL.
38. +42" LOW WALL/GUARDRAIL W/WOOD CAP RAIL.
39. 1/2" THK. +42" TEMPERED GLASS GUARDRAILING.
40. CLASS "A" ELASTOMERIC DECKING MATERIAL "MERKOTE" I.C.C./E.S.R. #1661
41. 4" DIA. ZURN DECK DRAIN W/OVERFLOW SCUPPER IN WALL, OR APPROVED EQUAL.
42. DROPPED BEAM ABOVE.
43. DUCT CHASE, VERIFY SIZE AND LOCATION W/SUBCONTRACTOR.
44. 1" THICK BRICK VENEER. (SELECTION BY OWNER)
REFER TO DETAIL X/D.X FOR VENEER MATERIAL, BACKING AND ANCHORING.
45. 12" DP. PAINT GRADE WOOD SHELVES.
46. DOWNSPOUT LOCATED IN WALL.
47. ELEVATOR EQUIPMENT LOCATION.
48. ELEVATOR BY CALIFORNIA CUSTOM LIFT CO. (VERIFY W/OWNER). SHALL
COMPLY W/ASTM A17,1 PER SECTION R321.1.
49. THIS AREA DESIGNATED FOR FUTURE SPA LOCATION.
50. MAIL/PACKAGE DELIVERY DOOR. (SELECTION BY OWNER)
51. EXPOSED STRUCTURAL STEEL MEMBER.
JOB NORTH
SYMBOLS LEGEND:
O--- WINDOW ( SEE SCHEDULE SHEET # 4 )
O--- DOOR ( SEE SCHEDULE SHEET # 4 )
O--- REFERENCE NOTES ( SEE SHEET # 2 )
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SLOPE SLOPE
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LINE OF THIRD FLOOR BELOW 19 ROOF DECK 119
CLASS "A" ELASTOMERIC D.1
DECKING MATERIAL
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ROOF PLAN
SCALE: 114" = 1'- 0"
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OFLOOR PLAN REFERENCE NOTES:
JOB NORTH
SYMBOLS LEGEND:
O--- WINDOW ( SEE SCHEDULE SHEET # 4 )
O--- DOOR ( SEE SCHEDULE SHEET # 4 )
O--- REFERENCE NOTES ( SEE SHEET # 2 )
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PROJECT NO.
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ADJUST HEADER HEIGHT
10.6_4'
ESTABLISHED (
c
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- _ TOP OF BEAM v
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- - COVERED VE ANDA RETREAT / DECK i W)
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SEE GRADING PLAN SD.I
BUILDING SECTION
SCALE: 114" = l'-0"
BUILDING SECTION
TOP OF RIDGE
TOP OF BEAM.4_
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TOP PLATE_
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- TOP PLATE
TOP OF CURB
_10.64' _
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p \� ____________OVER EXCAVATIO_N_________________J/
SEE GRADING PLAN
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BUILDING SECTION
SCALE: 1 /4" = 1'-0"
El BUILDING SECTION NOTES:
1. CLASS W RATED ROOFING, SEE ROOF PLAN NOTES FOR TYPE.
2. PLYWOOD 5/8" THK. MIN. ROOF SHEATHING, REFER TO STRUCTURAL PLANS.
PROVIDE RADIANT BARRIER W/FOIL ONE SIDE, FACING ATTIC TYPICAL AT
ROOF SHEATHING.
3. 2 x ROOF RAFTERS, REFER TO STRUCTURAL PLANS.
4. RIDGE BEAM, REFER TO STRUCTURAL PLANS.
5. 2 x WOOD DOUBLE TOP PLATE.
6. 2 x WOOD SILL PLATE.
7. 2 x WOOD SOLE PLATE.
8. 2 x WOOD STUDS AT 16" O.C.
9. WOOD HEADER, REFER TO STRUCTURAL PLANS.
10. WOOD BEAM, REFER TO STRUCTURAL PLANS.
11. FIBERBATT INSULATION PER TITLE - 24 ENERGY CALCULATIONS.
12. 7/8" THICK EXTERIOR PLASTER.
13. 5/8" THICK TYPE "X" GYP. BOARD.
14. 5/8"" THICK GYP. BOARD.
15. CONCRETE SLAB, REFER TO STRUCTURAL PLANS.
16. 1 1/8" THK. PLYWOOD FLOOR SHEATHING, REFER TO STRUCTURAL PLANS.
17. 2 x DECK JOISTS, REFER TO STRUCTURAL PLANS.
18. (2 LAYERS) 5/8" TYPE "X" GYP. BD. FOR 1 -HR. CONSTRUCTION AS
PER C.R.C. TABLE R302.6 SHALL BE INSTALLED ON WALLS AND
CEILINGS ADJACENT TO LIVING SPACE AND ALL WALLS AND
POSTS SUPPORTING THE HORIZONTAL PORTION OF THE 1 -HR.
OCCUPANCY SEPARATION.
19. ALL WALLS, CEILINGS, WRAPPED BEAMS & COLUMNS IN GARAGE
AND USEABLE SPACES UNDERNEATH STAIRWAYS SHALL HAVE 5/8"
TYPE'X' DRYWALL C.R.C. TABLE R302.6
20. 2 x WOOD FLOOR JOISTS.
21. 2 x CEILING JOISTS, REFER TO STRUCTURAL PLAN.
22. 2 x WOOD BLOCKING.
23. CLASS "A" ELASTOMERIC DECKING MATERIAL, "MERKOTE" I.C.C./E.S.R. #1661.
24. GUARD RAILING AT +42" O.A.
25. EXTERIOR SIDING, REFER TO EXTERIOR ELEVATIONS.
26. 2 x ROOF JOISTS, REFER TO STRUCTURAL PLANS.
27. 2 x 4 CLEAT.
28. 2 x 6 V - JOINT TONGUE AND GROOVE.
29. FURR CEILING DOWN AS NEEDED TO ALLOW FOR INSULATION.
30. 3/4" THK. PLYWOOD DECK SHEATHING, REFER TO STRUCTURAL PLANS.
31. 20 OZ. COPPER FLASHING W/ HEMMED EDGE.
32. BLOWN - IN HIGH DENSITY FOAM INSULATION W/NO AIR GAPS.
33. 1 x 6 V - JOINT TONGUE AND GROOVE.
1.64'_
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DATE
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PROJECT NO.
SHEET NO.
6
+1
Zoning Administrator -January 25, 2018
ITEM NO. 5a -ADDITIONAL MATERIALS RECEIVED
Greubel Residence Coastal Development Permit
(PA2017-259)
Greubel Residence
Zoning Administrator, January 25, 2018
Page 3
The development is set back approximately 560 feet from the mean high water line.
Due to the large distance from coastal waters, a Water Quality Management Plan
(WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A
post -construction drainage system will be installed that includes drainage and
percolation features designed to retain dry weather and minor rain run-off on-site to
ensure the project does not impact water quality. Any water not retained on-site is
directed to the City's storm drain system.
Public Access
• The project site is Pet -located between the nearest public road and the sea or shoreline.
and- Adequate vertical access to the sea exists on 8th Street. In addition, lateral public _ — Formatted: suwrwdPe
access is provided by the Ocean Front boardwalk and the beach. The proposed project
will not affect public recreation, access or 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, Chapter 3, because it has no
potential to have a significant effect on the environment. The Class 3 exemption includes
the construction of limited numbers of new, small structures, including one single-family
residence. The proposed project is a new single-family residence located in the R-1 Coastal
Zoning District.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners of
property and residential occupants 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 that 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.
Tm ft: 01/M7
Zoning Administrator -January 25, 2018
ITEM NO. 5a -ADDITIONAL MATERIALS RECEIVED
Greubel Residence Coastal Development Permit
(PA2017-259)
Zoning Administrator Resolution No. ZA2018-###
Page 3 of 5
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.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
Fact in Support of Finding:
1. The project site is net -located between the nearest public road and the sea or shoreline.
and Adeouate vertical access to the sea exists on 8_^ Street. In addition, lateral public _- . Formanea: suw�npt
access is Provided by the Ocean Front boardwalk and the beach. The proposed project
will not affect public recreation, access or views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-110, 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 25TH DAY OF JANUARY, 2018.
Patrick J. Alford, Zoning Administrator
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