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HomeMy WebLinkAbout03_Hohberg Residence Coastal Development Permit_PA2018-19403/13/2018 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT October 25, 2018 Agenda Item No. 3 SUBJECT: Hohberg Residence (PA2018-194) Coastal Development Permit No. CD2018-084 SITE LOCATION: 27 Saratoga APPLICANT: Lou Spampinato OWNER: Bob Hohberg PLANNER: Melinda Whelan, Assistant Planner 949-644-3221, mwhelan@newportbeachca.gov LAND USE AND ZONING General Plan: Multiple-Unit Residential (RM) Zoning District : Bayside Village Mobile Home Park Planned Community (PC-1) Coastal Land Use Category: Multiple-Unit Residential – 10.0 – 19.9 DU/AC (RM-C) Coastal Zoning District: Bayside Village Mobile Home Park (PC -1) PROJECT SUMMARY A request for a coastal development permit (CDP) to allow the removal of an existing single-story manufactured home and the installation of a new single-story manufactured home. The development also includes a deck, hardscape and drainage. The development complies with all applicable standards and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 3). 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. CD2018-084 (Attachment No. ZA 1). 1 «ProjectName» CDP (PA2018-194) Zoning Administrator, October 25, 2018 Page 2 T mplt: 04/03/18 DISCUSSION Land Use and Development Standards  The subject site is located within the PC-1 Coastal Zoning District, which provides for development of a mobile/manufactured home park and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the site is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeals Area.  The Bayside Village Mobile Home Park is co mprised of Parcel 1 (South) containing 125 dwelling units and Parcel 2 (North) containing 143 dwelling units. The park is predominantly developed with single- and two-story, mobile/manufactured homes . The proposed design, bulk, and scale of the development is consistent with the existing pattern of development and expected future development consistent with applicable development standards.  The proposed project is the replacement of a single -story, single-family manufactured home with a new single -story, single-family manufactured home in the north parcel. There is no increase in density.  As the Bayside Village Mobile Home Park was authorized by a use permit in 1958, there is no associated development plan. Newport Beach Municipal Code (NBMC) Subsection 21.26.065(C) (Planned Communities without Development Plans) – Other Planned Communities) states that the approved site plan serves as the Planned Community Development Plan for the park. The approved site plan provides a typical lot configuration with a single parking space and outdoor living areas. The proposed manufactured home is in substantial conformance, as it will maintain a similar footprint and provides one parking space.  There are no height limits designated by the approved site plan. The General Plan, as well as the Coastal Land Use Plan designate the site as Multiple -Unit Residential (RM). Other properties with this designation maintain a height limit of 28 feet to a flat roof and 33 feet to the ridge of a sloped roof. The proposed manufactured home will be approximately 15 feet from existing grade to the ridge.  The building codes for construction and installation of a manufactured home are contained within the California Health and Safety Code. The State of California Department of Housing and C ommunity Development (HCD) issues all construction permits. The applicant has provided evidence of approval from the State, as well as the park owner. 2 «ProjectName» CDP (PA2018-194) Zoning Administrator, October 25, 2018 Page 3 T mplt: 04/03/18 Hazards  The project site is located in the first row of mobile homes along the Newport Bay within the north parcel, approximately 30 feet from the Bay. However, the site is separated from the Newport Bay by the approximately 20-foot-wide marina access walkway that runs the entire water-front perimeter of the mobile home park. The project site is at an approximate elevation between 11 feet and 12 feet based on the North American Vertical Datum of 1988 (NAVD88). The walkway is below the project site elevation at approximately 8 feet NAVD88. Water Quality  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 d rain system. Public Access  The project site is located between the nearest public road and the sea or shoreline, and the existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determ ination 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 sing le -family manufactured home on an interior site located within an existing mobile/manufactured home park with a new single -family manufactured home. 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.  Bayside Drive bisects the north and south parcels of the Bayside Village Mobile Home Park and provides access to the Newport Dunes, which houses several coastal recreational opportunities for the public’s use.  The mobile/manufactured home park abuts Coast Highway, a public coastal view road. The park is separated from the public right-of-way by an existing site wall that is approximately seven feet tall and provides for limited views across the p ark. 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 manufactured home with a new single -family manufactured home that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing pattern of development. Therefore, 3 «ProjectName» CDP (PA2018-194) Zoning Administrator, October 25, 2018 Page 4 T mplt: 04/03/18 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 significa nt effect on the environment. Class 3 exempts the demolition of up to three single -family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the removal of one single-family manufactured home and the installation of a new single- family manufactured home. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing , consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD : 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: JM/msw 4 «ProjectName» CDP (PA2018-194) Zoning Administrator, October 25, 2018 Page 5 T mplt: 04/03/18 Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 03/13/2018 Attachment No. ZA 1 Draft Resolution 6 02-22-2018 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-084 TO REMOVE AN EXISTING SINGLE-STORY MANUFACTURED HOME AND INSTALL A NEW ONE-STORY MANUFACTURED HOME AND ATTACHED DECK LOCATED AT 27 SARATOGA (PA2018-194) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Lou Spampinato (“Applicant”) on behalf of Bob Hohberg (“Manufactured Home Owner”), with respect to a manufactured home site located at 27 Saratogo, requesting approval of a coastal development permit. 2. The site is located within Bayside Village Mobile Home Park, legally described as Parcel 2 of Resubdivision No. 0995. 3. The Applicant proposes the removal of an existing single -story manufactured home and the installation of a new single-story manufactured home. The develo pment also includes a deck, hardscape and drainage. The development complies with all applicable standards and no deviations are requested. 4. The subject property is designated Multiple-Unit Residential ("RM") by the General Plan Land Use Element and is located within the Bayside Village Mobile Home Park Planned Community ("PC-1") Zoning District. 5. The subject site is located within the coastal zone. The Coastal Land Use Plan category is Multiple-Unit Residential – 10.0 – 19.9 DU/AC (“RM-C”) and it is located within the Bayside Village Mobile Home Park ("PC-1") Coastal Zone District. 6. A public hearing was held on October 25, 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 presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303 , 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. 7 Zoning Administrator Resolution No. ZA2018-043 Page 2 of 6 12-21-2017 2. Class 3 exempts the demolition of up to three single -family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the removal of one single -family manufactured home and the installation of a new single - family manufactured home. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code (“NBMC”) Section 21.52.015 (Coastal Development Permits, Findings and Decision), 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 development standards identified by the PC -1 Development Plan and the proposed design is in substantial conformance with the approved site plan. a. The Project is within the confines of the manufactured home site lines. b. The Project has been reviewed and approved by the Mobile Home Park Owner, as evidenced by the Application for Permit to Construct included with the application. c. The Project includes a parking area for one vehicle, complying with the minimum parking requirement per site. 2. The Bayside Village Mobile Home Park is predominantly developed with single - and two-story, mobile/manufactured homes. The proposed design, bulk, and scale of the development i s consistent with the existing pattern of development and expected future development consistent with applicable development standards. 3. The Bayside Village Mobile Home Park is compris ed of Parcel 1 (South) and Parcel 2 (North) of Parcel Map No. 93 -111. The project site is located in the first row of mobile homes along the Newport Bay within the north parcel, approximately 30 feet from the Bay. However, the site is separated from the Newport Bay by the approximately 20 -foot-wide marina access walkway that runs the entire water-front perimeter of the mobile home park. The project site is at an approximate elevation between 11 feet and 12 feet based on the North American Vertical Datum of 1988 (NAVD88). The walkway is below the project site elevation at approximately 8 feet NAVD88. 4. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features 8 Zoning Administrator Resolution No. ZA2018-043 Page 3 of 6 12-21-2017 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. 5. The building codes for construction and installation of a manufactured home are contained within the California Health and Safety Code. The State of California Departme nt of Housing and Community Development (HCD) issues all construction permits. The applicant has provided evidence of approval from the State, as well as the park owner. 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 located between the nearest public road and the sea or shoreline, and the existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recre ation 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 manufactured on an existing mobile/manufactured home park with a new single -family manufactured home. 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. 2. Bayside Drive bisects the north and south parcels of the Bayside Village Mobile Home Park and provides access to the Newport Dunes, which houses several coastal recreational opportunities for the public’s use. 3. The mobile/manufactured home park abuts Coast Highway, a public coastal view road. The park is separated from the public right-of-way by an existing site wall that is approximately seven feet tall and provides for limited views across the park. 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 manufactured home with a new single-family manufactured home that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coa stal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 9 Zoning Administrator Resolution No. ZA2018-043 Page 4 of 6 12-21-2017 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-084, 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 appea l 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 Commis sion 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 OCTOBER , 2018. ___________________________________ Patrick J. Alford, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2018-043 Page 5 of 6 12-21-2017 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. 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 st orm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 3. Best Management Practices (BMP’s) and Good Housekeeping Practices (GHP’s) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 4. 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. 5. 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. 6. 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 i n adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. 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. 10. 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. 11 Zoning Administrator Resolution No. ZA2018-043 Page 6 of 6 12-21-2017 11. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free o f weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 12. 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. 13. This Coastal Development Permit No. CD2018-084 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. 14. To the fullest extent permitted by law, appli cant 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 Hohberg Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2018-084 (PA2018-194). 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. 12 03/13/2018 Attachment No. ZA 2 Vicinity Map 13 03/13/2018 VICINITY MAP Coastal Development Permit No. CD2018-084 PA2018-194 27 Saratoga Subject Property 14 03/13/2018 Attachment No. ZA 3 Plans 15 REVISIONS DRAWDATE:DRAWNBY:REVISIONDATE:REVISIONBY:(DIVISION-31) G:\Engineering\Specials\18-200-299\18-263H\18-263H.dwg 8/13/2018 7:19 AMDRAWING TITLE:CUSTOM18-263H----MODEL NO.SHEET NO.REF NO.----MODELREV.DAPIAREV.DCS5-23-18AL-101SCALE: 1/8" = 1'-0"16 REVISIONS DRAWDATE:DRAWNBY:REVISIONDATE:REVISIONBY:(DIVISION-31) G:\Engineering\Specials\18-200-299\18-263H\18-263H.dwg 8/13/2018 7:19 AMDRAWING TITLE:CUSTOM18-263H----MODEL NO.SHEET NO.REF NO.----MODELREV.DAPIAREV.DCS4-14-17AE-10117 REVISIONS DRAWDATE:DRAWNBY:REVISIONDATE:REVISIONBY:(DIVISION-31) G:\Engineering\Specials\18-200-299\18-263H\18-263H.dwg 8/13/2018 7:19 AMDRAWING TITLE:CUSTOM18-263H----MODEL NO.SHEET NO.REF NO.----MODELREV.DAPIAREV.DCS4-14-17AS-10118 THE INFORMATION CONTAINED HEREIN IS CONSIDERED PROPRIETARY. TRANSMITTAL TO UNAUTHORIZED PARTIES WITHOUT EXPLICIT PERMISSION OF THE AUTHORING PARTY IS NOT PERMITTED. PAGE 1 OF 1 DRAWN BY: STEVE ALMQUIST (714) 392-9665 REV. 08/14/18 SCALE: 1" = 8' COASTLINE CONSTRUCTION & AWNING CO., INC. 5742 RESEARCH DR., HUNTINGTON BEACH, CA 92647 PHONE: 714-891-9798 WWW.COASTLINECA.COM BAYSIDE VILLAGE 27 SARATOGA PLOT PLAN 12” OVERHANG 12” OVERHANG12” EAVE12” EAVEADJACENT METAL AWNING 18” FROM PROPERTY LINE STREET ADJACENT HOME AWNING 4’ FROM PROPERTY LINE SEWER, GAS, WATER DUAL PEDESTAL, SPACE 27/28, 50 AMP PARKING AREA 20' 0" P L3' 6" PL57' 11" PL43' 0" PL 54' 3" PL14' 9" PL EXISTING WALL ` CONCRETE CONCRETECONCRETE3' 0" STEPS 24’ 0” X 47’ 4”/50’ 0” SKYLINE HOME 277 SQ FT TREX DECK LOT = 2219.8 ft² HOME WITH EAVES = 1311.5 ft² DECK (NOT UNDER EAVE) = 267.5 ft² TOTAL STRUCTURES = 1579 ft² 1579 ÷ 2219.8 = .71 LOT COVERAGE = 71%TAPER PORCH TO FOLLOW PROPERTY LINE4' 4" 4' 0" 12” OVERHANG 4' 0" 3' 5" 5' 0" 14' 0" 4' 0" 9' 0" 7' 0" 4' 5" 7' 0"12” EAVE12” EAVE4' 0" NO STRUCTURES WITHIN 6 FEET 47' 4" 50' 0" 24' 0" EXISTING STEPS 19 1,258 SF 27 SARATOGA APN 440-132-60 PRE-FAB MODULAR (PORTION OF - SITU ADDRESS)HOMESITE LINELOT LINEHOMESITE LINE LOT LINE WEST BAY ACCESS ROAD HOMESITE #25 - N.A.P. - HOMESITE #28 STRAW BIOROLL (TYP) Exp. 12-31-18 ET P O ATRGERSETSI GEDV INLFOC RIFO EENIEGBA No. 11092 R ARH C NGF E R O SE S L ANOI EA V II LC Call PLANS PREPARED BY:CITY OF NEWPORT BEACH BUILDING AND SAFETY 4 3 2 1 NO.DATE REVISIONS 7 6 5 04/02/18 ENGINEERS © SURVEYORS © GEOTECHNICAL P RIORITY E NGINEERING 335 E. BLUERIDGE AVE. ORANGE, CA 92865 Voice: 949-391-8200 Call before you Dig Avoid cutting underground utility lines. It's costly. 1-800-227-2600 OR SHEET OF 127 SARATOGA, NEWPORT BEACH GEORGE BACH PREPARED UNDER THE SUPERVISION OF: R.C.E. NO. 11092 EXP. DATE: 12-31-18 DRAWN BY: DESIGNED BY: CHECKED BY: DB DB RC EROSION CONTROL PLAN WATER & SEWER DATE 1 NAME DATE REVIEWED BY: BUILDING DEPARTMENT DATE PLANNING DEPARTMENT DATE FIRE AUTHORITY DATE NAME DATE TITLE SHEET GENERAL NOTES, VICINITY MAP, LEGEND 1 HOMESITE BOUNDARY BLDG OUTLINE LEGEND OWNER/APPLICANT BOB HOHBERG 27 SARATOGA NEWPORT BEACH, CA 92660 ENGINEER/SURVEYOR PRIORITY ENGINEERING 335 E. BLUERIDGE AVENUE ORANGE, CA. 92865 CONTACT: RICHARD CHAMBRONE GEORGE BACH, RCE 11902 EXP. 12-31-18 (949) 391-8200 LEGAL DESCRIPTION T MHP DEANZA MSP 027 MSH CBCONV LOT 60, OF PARCEL 3 OF ASSESSOR'S MAP BOOK 440, PAGE 13 ASSESSORS NUMBER: 440-132-60 VICINITY MAP SCALE 1" = 2,000' PROJECT SITE PROJECT DATA RESIDENTIAL (MODULAR) 1,250 SQUARE FEET 2 BEDROOMS 1 BATH CITY OF NEWPORT BEACH, STATE OF CALIFORNIA 27 SARATOGA EROSION CONTROL PLAN EROSION CONTROL GENERAL NOTES 1.TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2.EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. 3.BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT 4.TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. 5.INSTALL ALL EROSION CONTROL MEASURES PRIOR TO ANY EXCAVATION. 6.MAINTAIN THROUGHOUT CONSTRUCTION. 7.SWEEP STREETS IF SEDIMENT TRACKING OCCURS. NPDES GENERAL NOTES 1.SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING INDUSTRY ACCEPTED BEST MANAGEMENT PRACTICES (BMPS). THESE BMPS SHALL BE INSTALLED PRIOR TO ANY CONSTRUCTION ACTIVITY SUCH AS GRADING THAT MAY CAUSE SOIL DISTURBANCE. THESE BMPS ARE TO BE MAINTAINED YEAR-ROUND OR UNTIL ALL LOOSE SEDIMENT HAS BEEN STABILIZED. 2.STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES AND ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND. STOCKPILED MATERIAL SHALL BE NO MORE THAN 8 FEET IN HEIGHT AND SHALL BE COMPLETELY COVERED WITH A SECURE IMPERMEABLE COVER AT THE END OF EACH WORK DAY. ALL STOCKPILES SHALL BE LOCATED AWAY FROM ANY STORM DRAIN INLETS AND AWAY FROM ANY STORM WATER CONVEYANCE STRUCTURES. AT NO TIME SHALL ANY RAW MATERIAL BE STAGED OR STOCKPILED ON CITY STREETS, SIDEWALKS, AND/OR GUTTERS WITHOUT A VALID OBSTRUCTION PERMIT. 3.APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, AND ADJOINING PROPERTY BY WIND OR RUNOFF. 4.RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED ON THE CONSTRUCTION SITE AND SHALL NOT BE DISCHARGED TO RECEIVING WATERS OR TO THE STORM DRAIN SYSTEM. 5.CONCRETE WASH OUT WATER SHALL BE CONTAINED IN A WATER-TIGHT DEVICE TO PREVENT CEMENT DEPOSITION ONTO THE GROUND AND RUNOFF INTO STREETS, DRAINAGE FACILITIES, AND RECEIVING WATERS. 6.ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF THE REQUIRED BMPS AND GOOD HOUSEKEEPING MEASURES FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS. 7.AT THE END OF EACH WORK DAY, ALL CONSTRUCTION DEBRIS AND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN COVERED TRASH OR RECYCLE BINS. 8.CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT STORMWATER DOES NOT CARRY WASTES OR POLLUTANTS OFF THE SITE. DISCHARGES OF MATERIALS OTHER THAN STORMWATER (NON-STORMWATER DISCHARGES) ARE PROHIBITED EXCEPT AS AUTHORIZED BY AN INDIVIDUAL NPDES PERMIT OR THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. 9.ALL UNPAVED CONSTRUCTION ENTRANCES AND EXITS SHALL BE PROTECTED USING AN EFFECTIVE COMBINATION OF TRACKING CONTROL BMPS TO MINIMIZE AND/OR ELIMINATE OFF-SITE TRACKING OF SEDIMENT. THESE BMPS SHALL BE MAINTAINED AND INSPECTED DAILY. 10.ALL TEMPORARY PORTABLE RESTROOMS MUST HAVE A CATCHMENT PAN AND MUST BE LOCATED AT LEAST 50 FEET AWAY FROM ANY STORM DRAIN INLETS. 11.POLLUTANTS ARE ANY SUBSTANCES INTRODUCED INTO THE ENVIRONMENT THAT ADVERSELY AFFECTS THE USEFULNESS OF A RESOURCE. POTENTIAL POLLUTANTS INCLUDE, BUT ARE NOT LIMITED TO: SEDIMENT; SOLID OR LIQUID CHEMICALS SUCH AS: PAINTS, STAINS, SEALANTS, SOLVENTS, DETERGENTS, GLUES, LIME, PESTICIDE, HERBICIDE, FERTILIZERS, WOOD PRESERVATIVES AND ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; CONCRETE, AND RELATED CUTTING OR CURING RESIDUES; FLOATABLE WASTES; WASTES FROM ENGINE / EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING; WASTES FROM STREET CLEANING; AND SUPER-CHLORINATED POTABLE WATER FROM LINE FLUSHINGS AND TESTING. 12.DURING CONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED MANNER. A DESIGNATED TEMPORARY AREA ON-SITE SHALL BE PHYSICALLY SEPARATED FROM POTENTIAL STORMWATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS. 13.DISCHARGING CONTAMINATED GROUNDWATER, PRODUCED BY DEWATERING GROUNDWATER THAT HAS INFILTRATED INTO THE CONSTRUCTION SITE Ip S PROHIBITED. DISCHARGING OF CONTAMINATED SOILS VIA SURFACE EROSION IS ALSO PROHIBITED. DISCHARGING NON-CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING ACTIVITIES REQUIRES A NATIONAL POLLUTANTS DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD. 14.DISCHARGES OF STORM WATER FROM CONSTRUCTION SITES SHALL NOT BE LADEN WITH SEDIMENT. ALL STORM WATER DISCHARGES MUST BE RELATIVELY FREE OF SEDIMENT. 15.ALL CONTRACTORS AND CONSTRUCTION PERSONNEL SHALL MEET THE REGULATORY CONSTRUCTION REQUIREMENTS ON THE PROJECT SITE IN COMPLIANCE WITH THE CITY’S GRADING AND EXCAVATION CODE (MUNI CODE 17.05). CITY OF NEWPORT BEACH STANDARD NOTES FOR CONSTRUCTION PRIVATE ENGINEER'S NOTICE TO CONTRACTOR THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITY PIPES OR STRUCTURES SHOWN ON THIS PLAN ARE OBTAINED BY A SEARCH OF AVAILABLE RECORDS. TO THE BEST OF OUR KNOWLEDGE THERE ARE NO EXISTING UTILITIES EXCEPT AS SHOWN ON THESE PLANS. THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARY METHODS TO PROTECT THE UTILITIES SHOWN AND OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS. ALL CONTRACTORS AND SUBCONTRACTORS PERFORMING WORK SHOWN ON OR RELATED TO THESE PLANS SHALL CONDUCT THEIR OPERATIONS SO THAT ALL EMPLOYEES ARE PROVIDED A SAFE PLACE TO WORK AND THE PUBLIC IS PROTECTED. ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLY WITH THE "OCCUPATIONAL SAFETY AND HEALTH REGULATION" OF THE U.S. DEPARTMENT OF LABOR, AND WITH THE STATE OF CALIFORNIA DEPARTMENT OF INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS." THE CIVIL ENGINEER SHALL NOT BE RESPONSIBLE IN ANY WAY FOR THE CONTRACTOR'S AND SUBCONTRACTOR'S COMPLIANCE WITH THE "OCCUPATIONAL SAFETY AND HEALTH REGULATIONS" OF THE U.S. DEPARTMENT OF LABOR OR WITH THE STATE OF CALIFORNIA DEPARTMENT OF INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS." CONTRACTOR FURTHER AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR ENGINEER. 27 SARATOGA GRAPHIC SCALE SCALE: 1"=20' 20 200 40 60 EROSION CONTROL PLAN SCALE 1" = 20'' INSTALL ONE ROW STRAW BIOROLL SE-5, ALONG PROPERT BOUNDARY PER PER DETAIL SE-5 SHOWN HEREON. 1 DESCRIPTION UNITQTY 175 LF FIBER ROLLS NOT TO SCALESE-5 STRAW BIOROLL 2" DEEP TRENCH 1' TYP 2"STRAW BIOROLL 1 2" x 2" x 16" LONG WOOD STAKES @ 1' SPACING FLOW NOTE: ·BIOROLL STAKED INTO THE GROUND WITH WOOD STAKES. ·WOOD STAKES ARE MINIMUM 1 2" x 2" x 16" LONG AND PLACED EVERY 1' UNLESS PRECLUDED BY PAVED SURFACE OR ROCK. ·WOOD STAKES DRIVEN THROUGH BACK HALF OF BIOROLL OR COMPOST LOG AT AN APPROXIMATE 45° ANGLE WITH TOP OF STAKE POINTING UPSTREAM. ·WHEN MORE THAN 1 BIOROLL/COMPOST LOG IS NEEDED, OVERLAP ENDS A MINIMUM 6" AND STAKE. ENTRENCHMENT DETAIL STRAW BIOROLL BMP EROSION CONTROL AND QUANTITIES 20