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HomeMy WebLinkAbout02_Bode Merrifield Residence Coastal Development Permit_PA2018-137CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 13, 2018 Agenda Item No.2 SUBJECT: Bode/Merrifield Residence (PA2018-137) Coastal Development Permit No. CD2018-058 SITE LOCATION: 824 Via Lido Nord APPLICANT: Michael Terry OWNER: Scott Bode and Linda Merrifield PLANNER: Chelsea Crager, Associate Planner 949-644-3227, ccrager@newportbeachca.gov LAND USE AND ZONING General Plan: RS-D (Single-Unit Residential Detached) Zoning District : R-1 (Single-Unit Residential) Coastal Land Use Category: RSD-C (Single-Unit Residential Detached - (10.0 - 19.9 DU/AC) Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a two-story, 3,729-square-foot, single-family residence and attached 569-square-foot, two-car garage. The project will include hardscape, landscape and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 4). 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. CD2018-058 (Attachment No. ZA 1). 1 Bode/Merrifield Residence CDP (PA2018-137) Zoning Administrator, September 13, 2018 Page 2 DISCUSSION Land Use and Development Standards  The project is located in the R-1 Zoning District, which allows a maximum of one residential dwelling unit on a single legal lot, and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A CDP 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 legal lot containing an existing single-family residence. The neighborhood is predominantly developed with two-story, single-family residences. The design, bulk, and scale of the proposed development is consistent with the anticipated neighborhood pattern of development.  The proposed single-family residence and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below: Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (street) 4 feet 5 feet Sides 3 feet 3 feet Front (water) 10 feet 10 feet Allowable Floor Area 5,100 square feet 4,298 square feet Open Volume Area 383 square feet 664 square feet Parking 2-car garage 2-car garage Height 24 feet flat roof 29 feet sloped roof 24 feet sloped roof Hazards  The lowest finished first floor elevation of the proposed residence is 13.42 feet (NAVD88), which exceeds the minimum required 9.00-foot (NAVD88) elevation standard.  The existing development includes a private seawall/bulkhead along the waterway. A Bulkhead Condition Report prepared by PMA Consulting, Inc., dated April 29, 2018, concludes that the existing seawall wall is in good condition without noticeable evidence of distress. In order to protect the proposed new development, the report recommends that the wall be reinforced and repaired, and provides specific recommendations on how this should be accomplished. Once the wall has been reinforced and repaired, it is not anticipated that the wall will need further repair or replacement in the next 75 years. 2 Bode/Merrifield Residence CDP (PA2018-137) Zoning Administrator, September 13, 2018 Page 3  A project-specific Coastal Hazards Analysis Report was prepared by PMA Consulting, Inc., dated April 29, 2018. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the expected life of the proposed development, provided the existing seawall is reinforced and repaired as recommended.  Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction.  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  Pursuant to NBMC Section 21.35.050 (W ater Quality and Hydrology Plan), because of the project site’s proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was prepared by Forkert Engineering & Surveying, Inc., dated May 25, 2018. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low-impact development (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.  The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property.  The project includes a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site is directed to the City’s storm drain system. 3 Bode/Merrifield Residence CDP (PA2018-137) Zoning Administrator, September 13, 2018 Page 4 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. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities.  The residential lot does not currently provide nor does it inhibit public coastal access. The proposed scope of work involves the removal and replacement of an existing single-family residence with a new single-family residence. Development will occur within the confines of private property, and existing coastal access conditions will not be affected. Coastal access is currently provided and will continue to be provided by small public beach areas on Lido Isle with access from the water.  The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a new single-family home that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence, and the construction of a new two-story, 3,729-square-foot, single-family residence and attached 569-square-foot, two-car garage in the R-1 Zoning District. 4 Bode/Merrifield Residence CDP (PA2018-137) Zoning Administrator, September 13, 2018 Page 5 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 NBMC. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director 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. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: GBR/cc 5 Bode/Merrifield Residence CDP (PA2018-137) Zoning Administrator, September 13, 2018 Page 6 Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description and Justification ZA 4 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-058 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW TWO-STORY, SINGLE-FAMILY RESIDENCE AND ATTACHED TWO-CAR GARAGE AT 824 VIA LIDO NORD (PA2018-137) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Michael Terry of Graystone Custom Builders (“Applicant”), on behalf of Scott Bode and Linda Bode Merrifield (“Owners”), with respect to property located at 824 Via Lido Nord, requesting approval of a coastal development permit. 2. The property is legally described as Lot 343 of Tract 907. 3. The applicant proposed the demolition of an existing single-family residence and construction of a two-story, 3,729-square-foot, single-family residence with an attached 569-square-foot, two-car garage. The project includes landscape, hardscape and subsurface drainage facilities. The site is protected by an existing private bulkhead that will be reinforced in conjunction with the proposed construction. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RS-D (Single-Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single-Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-C (Single-Unit Residential Detached - (10.0 - 19.9 DU/AC) and the property is located within the R-1 (Single-Unit Residential) Coastal Zone District. 6. A public hearing was held on September 13, 2018, 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 hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presen ted to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or 8 Zoning Administrator Resolution No. ZA2018-### Page 2 of 9 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and construction of a new two-story, 3,729-square-foot, single-family residence with an attached 569- square-foot, two-car garage in the R-1 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The 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 5,100 square feet and the proposed gross floor area is 4,298 square feet. b. The proposed development will provide the minimum required setbacks, which are four (4) feet along the front property line abutting Via Lido Nord, three (3) feet along each side property line, and ten (10) feet along the front property line abutting the waterway. c. The highest guardrail and the highest roof ridge are no more than 24 feet, measured from the established grade level of 12.39 feet (NAVD88), which complies with the maximum height limitation. d. The project includes enclosed garage parking for two vehicles, which complies with the minimum parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two-story, single-family residences. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and expected future development. 3. The existing development includes a private seawall/bulkhead along the waterway. A Bulkhead Condition Report prepared by PMA Consulting, Inc., dated April 29, 2018, concludes that the cast-in-place wall is in good condition. In order to protect the 9 Zoning Administrator Resolution No. ZA2018-### Page 3 of 9 proposed new development, the report recommends that the wall be reinforced and repaired, and provides specific recommendations on how this should be accomplished. Once the wall has been reinforced and repaired, it is not anticipated that the wall will need further repair or replacement in the next 75 years. 4. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 5. A project-specific Coastal Hazards Analysis Report was prepared by PMA Consulting, Inc., dated April 29, 2018. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the life of the proposed development, provided the existing seawall is reinforced and repaired as recommended. 6. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the project site’s proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was prepared by Forkert Engineering & Surveying, Inc., dated May 25, 2018. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low-impact development (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. 7. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 8. New landscaping will be verified for compliance with NBMC Section 21.30.075. A condition of approval is included that requires drought-tolerant, and prohibits invasive, species (Condition of Approval No. 14). Prior to issuance of the 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 viewpoints 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 . 10 Zoning Administrator Resolution No. ZA2018-### Page 4 of 9 Facts in Support of Finding: 1. 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. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. The residential lot does not currently provide nor does it inhibit public coastal access. The proposed scope of work involves the removal and replacement of an existing single-family residence with a new single-family residence. Development will occur within the confines of private property, and existing coastal access conditions will not be affected. Coastal access is currently provided and will continue to be provided by adjacent small public beach areas with access from the water. 3. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family home with a new single-family home that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public 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. CD2018-058, 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. 11 Zoning Administrator Resolution No. ZA2018-### Page 5 of 9 PASSED, APPROVED, AND ADOPTED THIS 13TH DAY OF SEPTEMBER, 2018. _____________________________________ Patrick J. Alford, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2018-### Page 6 of 9 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. CD2018-058 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. 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 ag ainst the property owners and successors and assigns. 5. 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. 6. The existing private seawall/bulkhead shall be reinforced and repaired, in keeping with the recommendations provided in the Bulkhead Condition Report prepared by PMA Consulting, Inc., dated April 29, 2018. 7. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 8. 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. 13 Zoning Administrator Resolution No. ZA2018-### Page 7 of 9 9. 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. 10. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 11. 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. 12. 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 permit 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. 13. Prior to issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 14. 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. 15. All landscape materials and irrigation systems shall be maintained in accordanc e 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 irrigatio n systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 16. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 17. 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. 14 Zoning Administrator Resolution No. ZA2018-### Page 8 of 9 18. 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. 19. 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. 20. 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. 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. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In compliance with the (MBTA), grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 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 15 Zoning Administrator Resolution No. ZA2018-### Page 9 of 9 approval of Bode/Merrifield Residence including, but not limited to, Coastal Development Permit No. CD2018-058 (PA2018-137). 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 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. 16 Attachment No. ZA 2 Vicinity Map 17 VICINITY MAP Coastal Development Permit No. CD2018-058 PA2018-137 824 Via Lido Nord Subject Property 18 Attachment No. ZA 3 Project Description and Justification 19 20 Attachment No. ZA 4 Project Plans 21 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com 824 VIA LIDO NORD, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR GRAYSTONE CUSTOM BUILDERS 3419 VIA LIDO #455 NEWPORT BEACH, CA 92660 (949) 466-0900 Date: 5/11/18 Scale: 1/8" = 1'-0" Drawn: CSH 1 OF SHEET SHEETS16 Job: 824 VIA LIDO NORD COASTAL SUBMITTAL PACKAGE5/11/18 6:39 PM 824 VIA LIDO NORD_MERRIFIELD_DESIGN PACKAGE.plnSITE PLANN 61°00'00" W 40.00'N 61°00'00" W 40.00'N 29°00'00" E 90.00' N 29°00'00" E 90.00' WM GASWVVIA LIDO NORDNA/C A/C 2'-1"ROOF4'-1" ROOF 5'-1" BLDG.2'-1"ROOF3'-1"BLDG.10'-1" BLDG.3'-1"BLDG.(1 2 . 2 9 )(12.31)(1 2 . 4 8 )(12.46)AVERAGE GRADE CALCULATION NBZC EXISTING GRADES: 12.48+ 12.31 + 12.29 + 12.46 (DIVIDE BY 4) = 12.39 REMOVE EXISTING WROUGHT IRON FENCE AND REPLACE WITH NEW CLEAR GLASS RAILING ON CONC. SEA WALL (1 2 . 2 9 ) AVERAGE CURB HT. PER LICA EXISTING GRADES: 12.29+ 12.41 (DIVIDE BY 2) = 12.35 (1 2 . 4 1 ) TRASH 20'-0" DEEP X 20'-0" WIDE PARKING AREA NEW 2 STORY SINGLE FAMILY RESIDENCE AND ATTACHED GARAGE SHEET INDEX ID 1 2 3 4 5 6 7 8 9 C1 C2 L1 L2 SW-0 SW-1 SW-2 Name SITE PLAN LOWER LEVEL FLOOR PLAN UPPER LEVEL FLOOR PLAN ROOF PLAN EXTERIOR ELEVATIONS EXTERIOR ELEVATIONS LOWER LEVEL AREA CALCULATIONS UPPER LEVEL AREA CALCULATIONS TOPOGRAPHIC SURVEY PRECISE GRADING PLAN SOILS REPORT RECOMMENDATIONS LANDSCAPE GENERAL NOTES LANDSCAPE PLAN SEAWALL PLAN GENERAL NOTES SEAWALL PLAN LAYOUT & ELEVATION SEAWALL PLAN SECTION & DETAILS 1/11/18, 6’36 AM824 Via Lido Nord - Google Maps Page 1 of 1https://www.google.com/maps/place/824+Via+Lido+Nord,+Newport+Be…dce008cfa0a299’0x7ccd0f9e3fdd8280!8m2!3d33.61085!4d-117.9111668 Map data ©2018 Google 100 ft 824 Via Lido Nord SCALE: 1/8" = 1'-0" SITE PLAN PROJECT INFORMATION CUSTOM RESIDENCE FOR Graystone Custom Builders 3419 Via Lido #455 Newport Beach, CA 92663 (949) 466-4900 JOB ADDRESS 824 Via Lido Nord Newport Beach, CA 92663 LEGAL Lot 343 Tract 907 Zoning R-1 APN: 423-271-06 SITE Lot Area 3,600 sq. ft. Buildable Area 2,584 sq. ft Maximum Buildable Area (1.7x) 4,393 sq. ft. Project Buildable Area 4,298 sq. ft. Min. Open Volume Req'd (15%) 388 sq. ft. Project Open Volume (25%) 664 sq. ft. Minimum Required Front Mass Reduction Per LICA (15%) 388 sq. ft. Project Front Mass Reduction (18%) 475 sq. ft. Gross Roof Area 2,788 sq. ft. Total Hidden/Flat Roof Area (24.4%) 680 sq. ft. RESIDENCE (5 bedrooms) Lower Floor Area 1,421 sq. ft. Upper Level Floor Area 2,308 sq. ft. Total Floor Area 3,729 sq. ft. Garage Area 569 sq. ft. Covered Porch/Patio 434 sq. ft. OCCUPANCY: R-3, U TYPE: V-B fire-sprinkled per NFPA 13D ZONING: R-1 VICINITY MAP 22 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com 824 VIA LIDO NORD, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR GRAYSTONE CUSTOM BUILDERS 3419 VIA LIDO #455 NEWPORT BEACH, CA 92660 (949) 466-0900 Date: 5/11/18 Scale: 1/8" = 1'-0" Drawn: CSH 2 OF SHEET SHEETS16 Job: 824 VIA LIDO NORD COASTAL SUBMITTAL PACKAGE5/11/18 6:39 PM 824 VIA LIDO NORD_MERRIFIELD_DESIGN PACKAGE.plnLOWER LEVEL FLOOR PLAND W A/C A/C 9'-1"27'-10"3'-1"5'-1"64'-10"10'-0"10'-1" 20'-0"9'-10"4'-0"16'-6"12'-6"24"9'-0"12"6"4'-0"24"6'-4"2'-8"4'-4"11'-6"3'-0"3'-1"33'-10"3'-1"3'-0"27'-10"3'-0"23"24'-0"23"3'-4"9'-4"2'-6"9'-4"3'-4"3'-1"6'-0"5'-1"64'-10"10'-0"10'-1" 13'-0"7'-6"12'-8"31'-8"9'-0"12"6" 12"6'-6"8'-2"21'-6"24" 6'-0"10'-0"5'-6" 8'-8"4'-8"3'-6"4'-6"4'-8"6'-10"3'-0"12"4'-0"12"6"8'-10"6" ELEVATOR UP W/CLAVPOWDER CLG. 96 MUD ROOM CLG. 96 VENT BROOMLAUNDRY CLG. 96 SHELVESSHELVES KITCHEN CLG. 96 RANGE SINK K N E E S P A C E DWPANTRY CLG. 86 DINING CLG. 96 OVENSREFR.FRZR.POCKETPOCKETLIVING CLG. 96 PATIO CLG. 96 WATER HEATER GARAGE CLG. 96 ENTRY CLG. 96 PORCH CLG. 96 MECH. ROOM TRASH SINK50" F.P. VENTS SCALE: 1/4" = 1'-0" LOWER LEVEL FLOOR PLAN 23 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com 824 VIA LIDO NORD, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR GRAYSTONE CUSTOM BUILDERS 3419 VIA LIDO #455 NEWPORT BEACH, CA 92660 (949) 466-0900 Date: 5/11/18 Scale: 1/8" = 1'-0" Drawn: CSH 3 OF SHEET SHEETS16 Job: 824 VIA LIDO NORD COASTAL SUBMITTAL PACKAGE5/11/18 6:39 PM 824 VIA LIDO NORD_MERRIFIELD_DESIGN PACKAGE.plnUPPER LEVEL FLOOR PLAN5'-1"74'-10"10'-1"3'-1"33'-10"3'-1"12'-4"24"11'-2"8'-4"6'-0"6'-4"5'-1"24"72'-10"10'-1" 24"9'-0"61'-10"6"3'-1"33'-10"3'-1"24"24"12'-10"12'-4"4'-8"5'-10"8'-4"12'-4"14'-6"6" 14'-8"5'-6"8'-2"8'-6"3'-6"7'-0"14'-6"4'-2"4'-2"12'-6"2'-10"4'-0"14'-6"36" 36"36"36"4'-0"3'-8" 5'-10"8'-0"16'-11"16'-11"4'-10"7'-6"8'-6"8'-5"8'-5"8'-6"6'-8"6'-8"6'-8"6'-8"24"24"24"24"SHOWER BENCH TUB LAV DN. LAV LAV ELEVATOR W/CLAVW/CSHOWER BENCHSHELF & POLESHELF & POLESHELF & POLE DRESSER SHELF & POLEDRESSER SHELF & POLESHELF & POLE SHELF & POLE LAVW/CSHOWER BENCHLAVDRESSERLAVW/C SHOWERBENCH SHELF & POLE SHELF & POLE SHELF & POLE W/CLINEN SHOWER BENCH HIS MASTER BEDROOM CLG. 98 HER MASTER BEDROOM CLG. 98 HER MASTER BATH CLG. 90 HIS MASTER BATH CLG. 90 CLOSET CLG. 90DRESSERCLOSET CLG. 90 BATH 5 CLG. 90 BEDROOM 5 CLG. 90 BEDROOM 3 CLG. 90 BATH 3 CLG. 90 BEDROOM 4 CLG. 90 BATH 4 CLG. 90 CLOSET CLOSET FAUFAU CLG. 90 CLG. 90 CLG. 90 CLG. 90 CLG. 90 CLG. 90 SKYLIGHT ABOVE SKYLIGHT ABOVE +42" RAILING 36" F.P. 36" F.P. SCALE: 1/4" = 1'-0" UPPER LEVEL FLOOR PLAN 24 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com 824 VIA LIDO NORD, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR GRAYSTONE CUSTOM BUILDERS 3419 VIA LIDO #455 NEWPORT BEACH, CA 92660 (949) 466-0900 Date: 5/11/18 Scale: 1/8" = 1'-0" Drawn: CSH 4 OF SHEET SHEETS16 Job: 824 VIA LIDO NORD COASTAL SUBMITTAL PACKAGE5/11/18 6:39 PM 824 VIA LIDO NORD_MERRIFIELD_DESIGN PACKAGE.plnROOF PLANRIDGE 3:123:12 3:12RIDGERIDGERIDGERIDGERIDGERIDGERIDGE RIDGEVALLEYVALLEYHIPHIPVALLEYHIPVALLEYHIPHIPHIPHIPVALLEYHIPVALLEYVALLEYVALLEYHIP3:12 HIPVALLEY2% SLOPE 2% SLOPE3:123:12 3:123:123:12 3:123:123:123:12 3:12 3:123:12 3:123:12 36.35 36.35 36.35 36.3536.35 36.3536.3536.3536.35 3:123:123:123:123:123:12RIDGE 36.35 2% SLOPE2% SLOPE3'-6"9'-4"12"3'-6"9'-4"12"2'-1"12"9'-4"3'-6"9'-4"9'-4"9'-4"9'-4"12"12"12" 12"12"4'-1"12"12"12"12"12"12"3'-6"9'-4"DOWNSPOUT LOCATIONS TYPICAL. CONNECT TO STORM DRAIN R. DECK DRAIN SCALE: 1/4" = 1'-0" ROOF PLAN 25 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com 824 VIA LIDO NORD, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR GRAYSTONE CUSTOM BUILDERS 3419 VIA LIDO #455 NEWPORT BEACH, CA 92660 (949) 466-0900 Date: 5/11/18 Scale: 1/8" = 1'-0" Drawn: CSH 5 OF SHEET SHEETS16 Job: 824 VIA LIDO NORD COASTAL SUBMITTAL PACKAGE5/11/18 6:39 PM 824 VIA LIDO NORD_MERRIFIELD_DESIGN PACKAGE.plnEXTERIOR ELEVATIONS24'-0"9'-6"9'-0"3 12 CLEAR TEMPERED GLASS PANELS CLEAR TEMPERED GLASS PANELS RIDGE 36.35 F.F. 13.42 AVG. GRADE 12.39 AVG. CURB HT. PER LICA 12.35 **HEIGHT CERTIFICATION REQUIRED 24'-0"9'-6"9'-0"3 12 RIDGE 36.35 F.F. 13.42 AVG. GRADE 12.39 AVG. CURB HT. PER LICA 12.35 SECTIONAL ROLL UP DOORS WITH RECESSED PANELS AND TRUE DIVIDED LITES WITH ENAMEL PAINT TO MATCH TRIM OPEN- NO GATE **HEIGHT CERTIFICATION REQUIRED BORAL SAXONY 900 HARTFORD SLATE "CHARCOAL COLOR"24'-0"9'-6"9'-6"9'-0"9'-0"10'-9 1/8"GARAGE PLATE3 12 3 12 F.F. 13.42 312 RIDGE 36.35 F.F. 13.42 AVG. GRADE 12.39 AVG. CURB HT. PER LICA 12.35 OPEN SCALE: 1/4" = 1'-0" REAR ELEVATION SCALE: 1/4" = 1'-0" FRONT SIDE ELEVATION SCALE: 1/4" = 1'-0" RIGHT SIDE ELEVATION 26 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com 824 VIA LIDO NORD, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR GRAYSTONE CUSTOM BUILDERS 3419 VIA LIDO #455 NEWPORT BEACH, CA 92660 (949) 466-0900 Date: 5/11/18 Scale: 1/8" = 1'-0" Drawn: CSH 6 OF SHEET SHEETS16 Job: 824 VIA LIDO NORD COASTAL SUBMITTAL PACKAGE5/11/18 6:39 PM 824 VIA LIDO NORD_MERRIFIELD_DESIGN PACKAGE.plnEXTERIOR ELEVATIONS24'-0"9'-6"9'-6"9'-0"9'-0"3 12 3 12 F.F. 13.42 RIDGE 36.35 F.F. 13.42 AVG. GRADE 12.39 AVG. CURB HT. PER LICA 12.35 OPEN 4 12 SCALE: 1/4" = 1'-0" LEFT SIDE ELEVATION 27 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com 824 VIA LIDO NORD, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR GRAYSTONE CUSTOM BUILDERS 3419 VIA LIDO #455 NEWPORT BEACH, CA 92660 (949) 466-0900 Date: 5/11/18 Scale: 1/8" = 1'-0" Drawn: CSH 7 OF SHEET SHEETS16 Job: 824 VIA LIDO NORD COASTAL SUBMITTAL PACKAGE5/11/18 6:39 PM 824 VIA LIDO NORD_MERRIFIELD_DESIGN PACKAGE.plnLOWER LEVEL AREA CALCULATIONSD W A/C A/C 9'-1"27'-10"3'-1"5'-1"64'-10"10'-0"10'-1" 20'-0"9'-10"4'-0"16'-6"12'-6"24"9'-0"12"6"4'-0"24"6'-4"2'-8"4'-4"11'-6"3'-0"3'-1"33'-10"3'-1"3'-0"27'-10"3'-0"23"24'-0"23"3'-4"9'-4"2'-6"9'-4"3'-4"3'-1"6'-0"5'-1"64'-10"10'-0"10'-1" 13'-0"7'-6"12'-8"31'-8"9'-0"12"6" 12"6'-6"8'-2"21'-6"24" 6'-0"10'-0"5'-6" 8'-8"4'-8"3'-6"4'-6"4'-8"6'-10"3'-0"12"4'-0"12"6"8'-10"6" ELEVATOR UP W/CLAVPOWDER CLG. 96 MUD ROOM CLG. 96 VENT BROOMLAUNDRY CLG. 96 SHELVESSHELVES KITCHEN CLG. 96 RANGE SINK K N E E S P A C E DWPANTRY CLG. 86 DINING CLG. 96 OVENSREFR.FRZR.POCKETPOCKETLIVING CLG. 96 PATIO CLG. 96 WATER HEATER GARAGE CLG. 96 ENTRY CLG. 96 PORCH CLG. 96 MECH. ROOM TRASH SINK50" F.P. VENTS 20'-0" x 3'-0" 60.0 SF 24'-10" x 20'-6" 509.0 SF 9'-4" x 26'-10" 250.4 SF 35'-0" x 29'-10" 1044.2 SF 31'-8" x 4'-0" 126.6 SF 10'-0" x 33'-10" 338 SF LOWER LIVING SF A: 1,421 sq ft REAR PATIO SF A: 338 sq ft FRONT PORCH SF A: 96 sq ft GARAGE SF A: 569 sq ft LICA FRONT OS SF A: 213 sq ft SCALE: 1/4" = 1'-0" LOWER LEVEL AREA CALCULATIONS 28 CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com 824 VIA LIDO NORD, NEWPORT BEACH, CALIFORNIA CUSTOM RESIDENCE FOR GRAYSTONE CUSTOM BUILDERS 3419 VIA LIDO #455 NEWPORT BEACH, CA 92660 (949) 466-0900 Date: 5/11/18 Scale: 1/8" = 1'-0" Drawn: CSH 8 OF SHEET SHEETS16 Job: 824 VIA LIDO NORD COASTAL SUBMITTAL PACKAGE5/11/18 6:39 PM 824 VIA LIDO NORD_MERRIFIELD_DESIGN PACKAGE.plnUPPER LEVEL AREA CALCULATIONS5'-1"74'-10"10'-1"3'-1"33'-10"3'-1"12'-4"24"11'-2"8'-4"6'-0"6'-4"5'-1"24"72'-10"10'-1" 24"9'-0"61'-10"6"3'-1"33'-10"3'-1"24"24"12'-10"12'-4"4'-8"5'-10"8'-4"12'-4"14'-6"6" 14'-8"5'-6"8'-2"8'-6"3'-6"7'-0"14'-6"4'-2"4'-2"12'-6"2'-10"4'-0"14'-6"36" 36"36"36"4'-0"3'-8" 5'-10"8'-0"16'-11"16'-11"4'-10"7'-6"8'-6"8'-5"8'-5"8'-6"6'-8"6'-8"6'-8"6'-8"24"24"24"24"SHOWER BENCH TUB LAV DN. LAV LAV ELEVATOR W/CLAVW/CSHOWER BENCHSHELF & POLESHELF & POLESHELF & POLE DRESSER SHELF & POLEDRESSER SHELF & POLESHELF & POLE SHELF & POLE LAVW/CSHOWER BENCHLAVDRESSERLAVW/C SHOWERBENCH SHELF & POLE SHELF & POLE SHELF & POLE W/CLINEN SHOWER BENCH HIS MASTER BEDROOM CLG. 98 HER MASTER BEDROOM CLG. 98 HER MASTER BATH CLG. 90 HIS MASTER BATH CLG. 90 CLOSET CLG. 90DRESSERCLOSET CLG. 90 BATH 5 CLG. 90 BEDROOM 5 CLG. 90 BEDROOM 3 CLG. 90 BATH 3 CLG. 90 BEDROOM 4 CLG. 90 BATH 4 CLG. 90 CLOSET CLOSET FAUFAU CLG. 90 CLG. 90 CLG. 90 CLG. 90 CLG. 90 CLG. 90 SKYLIGHT ABOVE SKYLIGHT ABOVE +42" RAILING 36" F.P. 36" F.P. 9'-0" x 21'-6" 193.5 SF 2'-0" x 11'-2" 22.33 SF 61'-10" x 33'-10" 2092 SF UPPER LIVING SF A: 2,308 sq ft LICA FRONT OS SF A: 262 sq ft SCALE: 1/4" = 1'-0" UPPER LEVEL AREA CALCULATIONS 29 5/11/18 6:39 PM 824 VIA LIDO NORD_MERRIFIELD_DESIGN PACKAGE.pln9 OF SHEET SHEETS16COASTAL SUBMITTAL PACKAGE30 C1 OF SHEET SHEETS16COASTAL SUBMITTAL PACKAGE31 C2 OF SHEET SHEETS16COASTAL SUBMITTAL PACKAGE32 P.O. BOX 7326 NEWPORT BEACH, CA 92658 714.975.1434 RYAN@RYANDBURRESS.COM LIC# 946479 CLIENT GRAYSTONE CUSTOM BUILDERS 3419 VIA LIDO #455 NEWPORT BEACH, CA 92663 949-466-4900 RYAN BURRESS LOT# 85 TRACT# 7223 NOTICE TO CONTRACTORS: �CONTRACTORS SHALL NOTIFY RYAN BURRESS INC. OF ANY ERRORS, OMISSIONS, DISCREPANCIES, OR SPECIFICATIONS SO THAT RYAN BURRESS INC CAN CORRECT PRIOR TO COMMENCEMENT OF CONSTRUCTION. �ALL WORK SHALL BE DONE IN COMPLIANCE OF LOCAL CODES AND STANDARD INDUSTRY PRACTICE. �ALL WORKMANSHIP SHALL BE OF QUALITY TO PASS INSPECTIONS BY APPLICABLE LOCAL AUTHORITIES. �THE CONTRACTOR SHALL SUBMIT ALL "SUBSTITUTIONS OR EQUALS" FOR APPROVAL TO RYAN BURRESS INC �DO NOT SCALE DRAWINGS L-00 COVER SHEET L-01 CONSTRUCTION PLAN PROJECT DESCRIPTION SHEET INDEXLANDSCAPE DESIGNER 824 VIS LIDO NORD WILL BE A NEW LANDSCAPE BUILD. THE DESIGN OF THE HOME WILL BE TRADITIONAL IN STYLE, AND WILL COMPLIMENT THE COASTAL ENVIRONMENT. ALL LANDSCAPE WILL ADHERE TO CITY AND STATE REGULATIONS REGARDING DROUGHT TOLERANT PLANTING, AND WATERING RESTRICTIONS. LANDSCAPE AREA TOTALS �TOTAL LOT AREA = 3,600 �TOTAL HOUSE FOOTPRINT (INCLUDING GARAGE & COVERED PATIO(S) = 2424 sqft �TOTAL IMPERVIOUS AREA = 901 sqft �TOTAL PERMIABLE AREA =275 sqft GRAYSTONE- 824 VIA LIDO VICINITY MAP RYAN@RYANDBURRESS.COM 714-975-1434 LIC# 946479 May 11, 2018 L1 OF SHEET SHEETS16COASTAL SUBMITTAL PACKAGE33 GRAYSTONE CUSTOM BUILDERSMay 11, 2018 824 VIA LIDO NORD, NEWPORT BEACH, CA 01LCONSTRUCTION PLANSCALE - 1/4" = 1' APPENDIX H PRESCRIPTIVE COMPLIANCE OPTION (A) This appendix contains prescriptive requirements which may be used as a compliance option to the Ordinance. (B) Compliance with the following items is mandatory and must be documented in a landscape plan in order to use the prescriptive compliance option: (1) Submit a Landscape Documentation Package which includes the following elements: (a) Date (b) Project applicant (c) Project address (if available, parcel and/or lot number (s)) (d) Total landscape area (square feet), including a breakdown of turf and plant material (e) Project type (e.g., new, rehabilitated, public, private, cemetery, homeowner- installed) (f) Water supply type (e.g., potable, recycled, well) and identify the local retail water purveyor if the applicant is not served by a private well (g) Contact information for the project applicant and property owner (h) Applicant signature and date with statement, “I agree to comply with the requirements of the prescriptive compliance option to the MWELO” (2) Incorporate compost at a rate of at least four cubic yards per 1,000 square feet to a depth of six inches into landscape area (unless contra-indicated by a soil test); (3) Plant material shall comply with all of the following: (a) For residential areas, install climate adapted plants that require occasional, little or no summer water (average WUCOLS plan factor 0.3) for 75% of the plant area excluding edibles and areas using recycled water; For non-residential areas, install climate adapted plants that require occasional, little or no summer water 38 (average WUCOLS plan factor 0.3) for 100% of the plant area excluding edibles and areas using recycled water; (b) A minimum three inch (3”) layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. (4) Turf shall comply with all of the following: (a) Turf shall not exceed 25% of the landscape area in residential areas, and turf shall not be planted in non-residential areas (b) Turf shall not be planted on sloped areas which exceed a slope of 1 foot vertical elevation change for every 4 feet of horizontal length; (c) Turf is prohibited in parkways less than 10 feet wide, unless the parkway is adjacent to a parking strip and used to enter and exit vehicles. Any turf in parkways must be irrigated by sub-surface irrigation, or by other technology that creates no overspray or runoff. (5) Irrigation systems shall comply with the following: (a) Automatic irrigation controllers are required and must use evapotranspiration or soil moisture sensor data (b) Irrigation controllers shall be of a type which does not lose programming data in the event the primary power source is interrupted. (c) Pressure regulators shall be installed on the irrigation system to ensure the dynamic pressure of the system is within the manufacturers recommended pressure range. (d) Manual shut-off valves (such as a gate valve, ball valve, or butterfly valve) shall be installed as close as possible to the point of connection of the water supply. (e) All irrigation emission devices must meet the requirements set in the ANSI standard, ASABE/ICC802-2014. “Landscape irrigation Sprinkler and Emitter Standard.” All Sprinkler heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014. (C) At the time of final inspection, the permit applicant must provide the 39 owner of the property with a certificate of completion, certificate of installation, irrigation schedule and a schedule of landscape and irrigation maintenance BY SIGNING BELOW I AGREE TO ALL PROVISIONS PROVIDED IN THE APENDIX "H" OF THE NEWPORT BEACH LANDSCAPE ORDINANCE SIGN___________________________________ DATE___________________________________ AG AGAVE ATTENUATA AGAVE ATTENUATA 'BLUE GLOW'5 15 GAL .2 2' AZ AZALEA AZALEA WHITE 21 5 GAL .2 2' BT BUNNY TAIL GRASS Pennisetum alopecuroides 'Little Bunny'60 1 GAL .2 2' EV ECHEVERIA Echeveria 'Afterglow'Afterglow Echeveria 19 1 GAL .2 .25' WP WAX LEAF PRIVET LEGUSTRUM TEXANIUM 24 15 GAL .2 4' MS MARJORIE SHANNON MARJORIE CHANNON 2 15 GAL .2 7' CR COAST ROSEMARY WESTRINGIA FRUTICOSA 'WHITE'6 5 GAL .2 3' BW BOXWOOD BUXUS WINTERGEM 'SPHERE'15 5 GAL .2 2' RESIDENCE RYAN D BURRESS RYAN D. BURRESS 4-15-18 STANDARD GRAY CONCRETE WITH TOPCAST 3 FINISH BBQ COUNTER TO BE 39" FROM FINISH FLOOR VENEER WILL STONE, SAME AS HOUSE STONE VENEER. COUNTERTOP TO BE NEOLITH. COLOR TO CONTRAST W/ STONE. PROVIDE 1" GAS STUB, AND 3 GFI OULETS. NEOLITH COUNTERTOP TO HAVE 2.5" SKIRT GATES TO BE 6" TALL STYLE TO MATCH HOME GATES TO BE 6" TALL STYLE TO MATCH HOME BLUESTONE WALKWAY TO BE INSTALLED ON TOP CONCRETE SUB BASE. STONE TO BE FULL RANGE ASHLAR PATTERN. BLUESTONE PATIOTO BE INSTALLED ON TOP CONCRETE SUB BASE. STONE TO BE FULL RANGE ASHLAR PATTERN. STANDARD GRAY CONCRETE WITH TOPCAST 3 FINISH BLACK METAL DRAIN GRATE PER CITY DETAIL IRRIGATION INFORMATION 1) WATER SUPPLY IS A POTABLE WATER SOURCE ON THIS SITE 2) A RACHIO 18 STATION CONTROLLER WILL BE INSTALLED. THIS CONTROLLER COMPLIES WITH ALL STATE AND CITY ORDINANCES 3) A RAIN SENSOR WILL BE INSTALLED TO COMPLY WITH CHAPTER 14.17 4) ALL VALVES WILL BE 3/4" ANTI-SIPHON VALVES. THIS COMPLIES WITH CITY ORDINANCE 5) MAIN SHUT OFF VALVES WILL BE INSTALLED AT MAIN CONNECTION AND EACH MANIFOLD LOCATION 6) STATIC WATER PRESSURE IS 60PSI 7) AVAILABLE WATER GPM ARE 16-18 8) I HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFECIENT LANDSCAPE ORDINANCE AND DESIGN STANDARDS, AND HAVE APPLIED THEM FOR THE EFFECIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN X_________________________________________________ SYMBOL COMMON NAME BOTANICAL NAME QUANTITY SIZE PLANTING LEGEND PF HEIGHT AT MAT. (ft) ADDITIONAL NOTES 1) INCORPORATE COMPOST AT A RATE OF AT LEAST 4 CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF 6 INCHES INTO LANDSCAPE AREA (UNLESS CONTRA-INDICATED BY A SOIL TEST) 2) A MINIMUM 3 INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDEING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. 3) TURF DOES NOT EXCEED 25% OF THE LANDSCSAPE AREA AND TURF WILL NOT BE PLANTED IN NON-RESIDENTIAL AREAS 4) PRIOR TO PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED TO A FRIABLE CONDITION. ON ENGINEERED SLOPES, ONLY AMENDED PLANTING HOLES NEED TO MEET THIS REQUIREMENT. LIGHTING SCHEDULE MODEL# TOP-UL-148 (TOP LIGHTS)LED MODEL# TOP-PL-414 (TOP LIGHTS)LED MODEL# TOP-SL-564 (TOP LIGHTS)LED ALL LIGHTS NEED TO BE LED WARM BULBS. MUST REQUEST THIS UPON ORDER FROM TOP LIGHTS. TRANSFORMER NEEDS TO BE MODEL# TOP-GL- 100-SS. MAKE SURE YOU PURCHASE LED DRIVER! ONE TRANS FORMER FOR FRONT, AND ONE FOR BACK. L2 OF SHEET SHEETS16COASTAL SUBMITTAL PACKAGE34 COASTAL SUBMITTAL PACKAGE35 COASTAL SUBMITTAL PACKAGE36 37