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HomeMy WebLinkAbout09_VanDaele Residence Coastal Development Permit and Modification Permit_PA2018-2764 �gW PORT o e� CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT u r� _ cgcr�a"`P SUBJECT: VanDaele Residence (PA2018-276) Coastal Development Permit No. CD2018-113 Modification Permit No. MD2018-009 SITE LOCATION: 3004 West Ocean Front APPLICANT: William Guidero OWNER: Mike and Linda VanDaele PLANNER: David Lee, Assistant Planner 949-644-3225, dlee@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT February 14, 2019 Agenda Item No. 9 • General Plan: RT (Two -Unit Residential) • Zoning District: R-2 (Two -Unit Residential) • Coastal Land Use Category: RT -E (Two -Unit Residential) (30.0 to 39.9 DU/AC) • Coastal Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY A coastal development permit for the demolition of an existing single-family residence and the construction of a new 2,944 -square -foot single-family residence with a 442 -square -foot attached garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. A modification permit is also requested to allow the two -car garage to be constructed with an 18 -foot interior clear width, where a width of 18 feet 6 inches is required by the Zoning Code. The proposed residence complies with all other applicable development standards including height, setbacks, and floor area limits. 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. CD2018-113 and Modification Permit No. MD2018-009 (Attachment No. ZA 1). ov12/2018 1 VanDaele Residence (PA2018-276) Zoning Administrator, February 14, 2019 Page 2 DISCUSSION Coastal Development Permit Land Use and Development Standards • The subject property is located in the R-2 Coastal Zoning District, which provides for areas appropriate for a maximum of two residential dwelling units (i.e. duplexes) located on a single legal lot and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. • The property currently consists of one single-family residence. The neighborhood is predominantly developed with two- and three-story, single-family and two -unit residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • The proposed single-family residence conforms to all applicable development standards, including floor area limit, setbacks, height, and off-street parking with the approval of the requested modification permit as evidenced by the project plans and illustrated in Table 1 below: Hazards • The development fronts the public boardwalk along West Ocean Front and is separated by the Pacific Ocean by a wide sandy beach. A portion of the lot is located within the Federal Emergency Management Agency (FEMA) VE Zone as illustrated in the FEMA preliminary flood insurance rate map (PFIRM), effective March 21, 2019, indicating that a portion of the property may be subject to flood hazards associated with high velocity wave action from storms or seismic sources. However, a Coastal Hazard Report and Wave Runup Study prepared by GeoSoils, Inc., dated January 24, 2019, provides site-specific analysis of the potential coastal Tmp1C 10/10/17 Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front 5 feet 5 feet Sides 3 feet 3 feet Rear 5 feet 5 feet Allowable Floor Area max. 4,038 square feet 3,386 square feet Open Space min. 303 square feet 412 square feet Parking 2 -car garage 2 -car garage (modification requested for width Height 24 feet flat roof 29 feet sloped roof <24 feet flat roof (guardrail) 29 feet sloped roof Hazards • The development fronts the public boardwalk along West Ocean Front and is separated by the Pacific Ocean by a wide sandy beach. A portion of the lot is located within the Federal Emergency Management Agency (FEMA) VE Zone as illustrated in the FEMA preliminary flood insurance rate map (PFIRM), effective March 21, 2019, indicating that a portion of the property may be subject to flood hazards associated with high velocity wave action from storms or seismic sources. However, a Coastal Hazard Report and Wave Runup Study prepared by GeoSoils, Inc., dated January 24, 2019, provides site-specific analysis of the potential coastal Tmp1C 10/10/17 VanDaele Residence (PA2018-276) Zoning Administrator, February 14, 2019 Page 3 hazards with the proposed development, including wave action. The likely range of sea level rise projection for year 2100 (exceeding 75 year life of structure) is projected between 1.3 and 3.2 feet, resulting in a future water elevation of between 9.0 feet and 10.9 feet based on the North American Vertical Datum of 1988 (NAVD88). The finish floor elevation of the proposed dwelling is 14.0 feet NAVD88, which exceeds the minimum 9.0 -foot (NAVD88) elevation standard for new structures and is 3.1 feet above the 10.9 -foot future sea level rise projection. Furthermore, the site is currently more than 400 feet from the shoreline. Using a conservative analysis of shoreline erosion, the shoreline would retreat 150 feet over the 75 -year life of the development, resulting in a distance of approximately 250 feet between the site and the shoreline. This is recognized as a safe distance to protect the site from extreme events. Applying a more conservative 5.1 -foot sea level rise projection, wave bore would travel approximately 130 feet from the shoreline before it dissipates; therefore, the overtopping of waves over the next 75 years most likely will not reach the subject site, even under extreme conditions. • Pursuant to Newport Beach Municipal Code (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 a 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. Water Quality • 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. TmpIC 10/10/17 VanDaele Residence (PA2018-276) Zoning Administrator, February 14, 2019 Page 4 Public Access and Views • The project site is located in West Newport between the nearest public road and the sea. Implementation Plan Section 21.30A.040 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 located on an inland lot 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. • Vertical access to the beach is available near the site on 30th Street and 31 st Street, where there is a public beach with access to the water. Lateral access and views of the ocean are also available along an existing 6 -foot -wide public sidewalk (Ocean Front Boardwalk) in front of the project site. • Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project will replace an existing single-family home with a new single-family home that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing 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. Modification Permit • The neighborhood is predominantly comprised of two-story and three-story single- family residences and duplexes located on 25 -foot -wide lots. The Modification Permit will allow a new single-family residence with an attached two -car garage which is substandard in width. Although the Zoning Code requires a garage that is 18 feet 6 inches wide for lots 35 -feet in width, the proposed 18 -foot wide garage is wide enough to accommodate two vehicles and exceeds the minimum garage width of 17 feet 6 inches required for 25 -foot -wide lots common in the neighborhood. The property is uniquely shaped as a result of a lot line adjustment approved in 1996 (Lot Line Adjustment No. 96-1) where the southwesterly 58 feet of the lot has a lot width of 35 feet, while the northwesterly 32 feet of the lot has a lot width of 25 feet. • The Zoning Code defines lot width as the horizontal distance between the side lot lines, measured at right angles to the line that defines the lot depth at a point midway between the front and rear lot lines. Per the Zoning Code's definition, the lot width of the subject property is 35 feet, which requires a two -car garage to be TmpIC 10/10/17 .y. VanDaele Residence (PA2018-276) Zoning Administrator, February 14, 2019 Page 5 18 feet 6 inches in clear interior width despite the narrower lot width where the garage would logically be sited. The subject lot is located on West Ocean Front, and abuts a boardwalk along the beach. Due to its location, a garage can only be constructed on the narrower northwesterly rear of the property that abuts the alley. The 25 -foot lot width at the northwesterly portion of the lot, combined with the required 3 -foot side yard setbacks, results in a situation where it is impossible to construct a Code -compliant garage without setting back the garage a minimum of 32 feet from the rear property line. The strict application of the Zoning Code will result in a smaller buildable area due to the need for the garage to be located inside the center of the 35 -foot wide portion of the lot, and a large portion of the lot's buildable area would be required to be dedicated as a driveway for the Code -compliant garage. This would significantly impact the applicant's ability to construct a residence that is in parity with the surrounding development in terms of footprint and floor area. The garage on the existing development encroaches into both side yard setbacks and has not been proven to be detrimental to the occupants of the property or the neighborhood. The proposed garage would maintain all required setbacks and will provide adequate protection for light, air, and privacy. The new single-family residence, including the garage, will be consistent with the scale with other dwellings in the neighborhood. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of a new 3,386 -square -foot single-family residence, which qualifies for a Class 3 exemption. The exceptions to the Class 3 exemption do not apply in this case as noted under Section 15300.2 of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. The property is located on an interior parcel that is not located in a particularly sensitive environment where the project may impact an environmental resource, cumulative impacts are not anticipated from the scope of work, and significant effects on the environment are not anticipated. Additionally, the project will not result in damage to scenic resources, the site is not listed as a hazardous waste site, and the site is not designated as a historic resource. Tmpl[: 10/10/17 J� VanDaele Residence (PA2018-276) Zoning Administrator, February 14, 2019 Page 6 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: David S. Le , Assistant Planner ALLIGII Attachments Tmp1C. 10/10/17 ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans W Attachment No. ZA 1 Draft Resolution 01/12/2018 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-113 AND MODIFICATION PERMIT NO. MD2018-009 TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE WITH AN ATTACHED TWO -CAR GARAGE WHICH DEVIATES FROM THE MINIMUM GARAGE WIDTH STANDARDS LOCATED AT 3004 WEST OCEAN FRONT (PA2018-276) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by William Guidero, with respect to property located at 3004 West Ocean Front, and legally described as Parcel 1 of Block 30, requesting approval of a Coastal Development Permit and a Modification Permit. 2. The applicant proposes a coastal development permit for the demolition of an existing single-family residence and the construction of a new 2,944 -square -foot single-family residence with a 442 -square -foot attached garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. A modification permit is also requested to allow the two -car garage to be constructed with an 18 -foot interior clear width, where a width of 18 feet 6 inches is required by the Zoning Code. The proposed residence complies with all other applicable development standards including height, setbacks, and floor area limits. 3. The subject property is located within the Two -Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two -Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two -Unit Residential (RT -E) and the Coastal Zoning District is Two -Unit Residential (R-2). 5. A public hearing was held on February 14, 2019, 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 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or 2 Zoning Administrator Resolution No. ZA2019-### Paqe 2 of 12 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-2 Coastal Zoning District. 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 Surwort of Finding: 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 4,038 square feet and the proposed floor area is 3,386 square feet. b. The proposed development complies with the required setbacks, which are 5 feet along the property line abutting West Ocean Front, 3 feet along each side property line, and 5 feet along the rear property line abutting West Ocean Front Alley. c. The highest guardrail/parapet is less than 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 -foot (NAVD88) top of slab elevation requirement for interior living areas of new structures. 2. The neighborhood is predominantly developed with two- and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development fronts the public boardwalk along West Ocean Front and is separated by the Pacific Ocean by a wide sandy beach. A portion of the lot is located within the Federal Emergency Management Agency (FEMA) VE Zone as illustrated in the FEMA preliminary flood insurance rate map (PFIRM), effective March 21, 2019, indicating that a portion of the property may be subject to flood hazards associated with high velocity wave action from storms or seismic sources. However, a Coastal Hazard Report and 01-03-17 9 Zoning Administrator Resolution No. ZA2019-### Paqe 3 of 12 Wave Runup Study prepared by GeoSoils, Inc., dated January 24, 2019, provides site- specific analysis of the potential coastal hazards with the proposed development, including wave action. The likely range of sea level rise projection for year 2100 (exceeding 75 year life of structure) is projected between 1.3 and 3.2 feet, resulting in a future water elevation of between 9.0 feet and 10.9 feet based on the North American Vertical Datum of 1988 (NAVD88). The finish floor elevation of the proposed dwelling is 14.0 feet NAVD88, which exceeds the minimum 9.0 -foot (NAVD88) elevation standard for new structures and is 3.1 feet above the 10.9 -foot future sea level rise projection. Furthermore, the site is currently more than 400 feet from the shoreline. Using a conservative analysis of shoreline erosion, the shoreline would retreat 150 feet over the 75 -year life of the development, resulting in a distance of approximately 250 feet between the site and the shoreline. This is recognized as a safe distance to protect the site from extreme events. Applying a more conservative 5.1 -foot sea level rise projection, wave bore would travel approximately 130 feet from the shoreline before it dissipates; therefore, the overtopping of waves over the next 75 years most likely will not reach the subject site, even under extreme conditions. 4. Although the site is concluded to be safe from coastal hazards over the design life of the development, in the unlikely event the shoreline is eroded back near the site, and wave overtopping reaches the site, a 3 -foot -high privacy wall along the seaward property line would afford wave flooding from reaching the site. Furthermore, the project incorporates building materials (concrete and other waterproof materials) that are resilient to temporary flooding and can be adapted for additional waterproofing in the future if needed. Future adaption could include new waterproof composite materials (plastic/fiberglass) siding to the entire building, or available flood dam systems to exclude water from entering the site. 5. 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. 6. 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. 7. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 01-03-17 10 Zoning Administrator Resolution No. ZA2019-### Paqe 4 of 12 8. 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. 9. The property fronts a public boardwalk and public beach, with views oriented towards the Pacific Ocean. An investigation of the project site and surrounding area did not identify any other public view opportunities. The project will replace an existing single-family home with a new single-family home that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing 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. 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: The project site is located in West Newport between the nearest public road and the sea. Implementation Plan Section 21.30A.040 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 located on an inland lot 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. Vertical access to the beach is available near the site on 30th Street and 31st Street, where there is a public beach with access to the water. Lateral access and views of the ocean are also available along an existing 6 -foot -wide public sidewalk (Ocean Front Boardwalk) in front of the project site. In accordance with Section 20.52.050.E (Modification Permits — Required Findings) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: C. The requested modification will be compatible with existing development in the neighborhood. 01-03-17 11 Zoning Administrator Resolution No. ZA2019-### Paqe 5 of 12 Facts in Support of Finding: 1. The neighborhood is predominantly comprised of two-story and three-story single-family residences and duplexes located on 25 -foot -wide lots. The Modification Permit will allow a new single-family residence with an attached two -car garage which is substandard in width. Although the Zoning Code requires a garage that is 18 feet 6 inches wide for lots 35 -feet in width, the proposed 18 -foot wide garage is wide enough to accommodate two vehicles and exceeds the minimum garage width of 17 feet 6 inches required for 25 - foot -wide lots common in the neighborhood. 2. The proposed single-family residence is 3,386 square feet (including the 442 -square - foot garage), where the maximum floor area limit is 4,038 square feet. Also, the proposed residence is two stories, where the Zoning Code allows for three stories. The proposed residence is equal or less than the bulk and scale of the other single -unit and two -unit dwellings within the neighborhood. 3. The existing development on the property is a single-family residence. Therefore, there is no change to the density as a result of the proposed new single-family residence. Finding: D. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use. Facts in Support of Finding: 1. 3004 West Ocean Front was previously described as Lot 3 of Block 30, and had lot dimensions of 25 feet wide by 90 feet deep. A lot line adjustment was approved in 1996 (Lot Line Adjustment No. 96-1) which combined Lot 3 with the northwesterly 10 feet of the southwesterly 58 feet of Lot 2, Block 30. This created a uniquely shaped lot where the southwesterly 58 feet of the lot has a lot width of 35 feet, while the northwesterly 32 feet of the lot has a lot width of 25 feet. 2. The Zoning Code defines lot width as the horizontal distance between the side lot lines, measured at right angles to the line that defines the lot depth at a point midway between the front and rear lot lines. Per the Zoning Code's definition, the lot width of the subject property is 35 feet, which requires a two -car garage to be 18 feet 6 inches in clear interior width despite the narrower lot width where the garage would logically be sited. 3. The subject lot is located on West Ocean Front, and abuts a boardwalk along the beach. Due to its location, a garage can only be constructed on the narrower northwesterly rear of the property that abuts the alley. As previously mentioned, the northwesterly 32 feet of the lot that abuts the alley has a lot width of 25 feet, which limits the width of a structure on that portion of the lot. 4. A 25 -foot wide lot requires a two -car garage that is 17 feet 6 inches wide (interior clear). The proposed garage, which is located on the 25 -foot wide portion of the lot, is 18 feet 01-03-17 12 Zoning Administrator Resolution No. ZA2019-### Paqe 6 of 12 wide (interior clear). The garage is proposed to be constructed at the maximum possible width while still maintaining the required 3 -foot side yard setbacks on each side. The garage proposes a depth of 21 feet 3 inches, where the Zoning Code requires 19 feet. Finding: E. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code. Facts in Support of Finding: 1. The strict application of the Zoning Code to construct a compliant garage will result in an excessive setback for the garage. The Zoning Code requires a 3 -foot side yard setback on both sides resulting in a maximum garage width of 19 feet (including exterior finishes) that can be constructed. A Code -compliant garage exceeds that width and therefore cannot be constructed in the northwesterly 25 -foot -wide portion of the lot. A Code -compliant garage can only be constructed on the portion of the lot where the lot width increases to 35 feet, which would result in an excessive setback of 32 feet for the garage from the rear property line, where the Zoning Code only requires a 5 -foot rear setback. 2. The strict application of the Zoning Code will result in a smaller buildable area due to the need for the garage to be located inside the center of the 35 -foot wide portion of the lot. Since the Zoning Code requires access to the garage directly from the adjoining alley, a large portion of the lot's buildable area would be required to be dedicated as a driveway for the Code -compliant garage. This would significantly impact the applicant's ability to construct a residence that is in parity with the surrounding development in terms of footprint and floor area. Finding: F. There are no alternatives to the modification permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. Fact in Support of Finding: 1. The 25 -foot lot width at the northwesterly portion of the lot, combined with the required 3 -foot side yard setbacks, results in a situation where it is impossible to construct a Code -compliant garage without setting back the garage a minimum of 32 feet. This alternative does not provide similar benefits to the applicant, who is requesting to construct an 18 -foot wide garage (interior clear), where the Zoning Code requires 18 feet 6 inches. The existing garage provides two usable garage spaces only slightly less than the required width and fulfills the intent of the Zoning Code by providing adequate parking on-site. 01-03-17 13 Zoning Administrator Resolution No. ZA2019-### Paqe 7 of 12 Finding: G. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Facts in Support of Finding: 1. The garage on the existing development encroaches into both side yard setbacks and has not been proven to be detrimental to the occupants of the property or the neighborhood. The proposed garage would maintain all required setbacks and will provide adequate protection for light, air, and privacy. The new single-family residence, including the garage, will be consistent with the scale with other dwellings in the neighborhood. 2. The proposed garage is located on the 25 -foot wide portion of the uniquely -shaped lot. A typical 25 -foot wide lot requires an interior garage width of 17 feet 6 inches. The proposed garage exceeds that requirement and provides 18 feet of interior garage width. The proposed garage is adequate in width to park two vehicles and minimizes impacts to on -street parking in the neighborhood. 3. The existing development on the property is a single-family residence. Therefore, there is no change to the density as a result of the proposed new single-family residence. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-113 and Modification Permit MD2018-009, 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 20 (Zoning Code) and Title 21 (Local Coastal Program 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. 01-03-17 7 Zoning Administrator Resolution No. ZA2019-### Paqe 8 of 12 PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF FEBRUARY, 2019. Patrick J. Alford, Zoning Administrator 01-03-17 25 Zoning Administrator Resolution No. ZA2019-### Paqe 9 of 12 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. CD2018-113 and Modification Permit No. MD2018-009 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 to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 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. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. 7. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 8. This Coastal Development Permit does not authorize any development seaward of the private property. 01-03-17 10 Zoning Administrator Resolution No. ZA2019-### Paqe 10 of 12 9. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 10. 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. 11. 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. 12. 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. 13. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 14. 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. 15. 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. 16. Prior to issuance of 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. 17. Prior to the 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. 18. All existing encroachments into the West Ocean Front right-of-way shall be removed. 01-03-17 27 Zoning Administrator Resolution No. ZA2019-### Paqe 11 of 12 19. 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. 20. Prior to the issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the WQHP/WQMP and any changes could require separate review and approval by the Building Division. 21. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 22. 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. 23. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 24. Each parking space within the garage shall be permanently available and maintained for parking purposes. The interior dimensions (18 feet wide by 21 feet 3 inches deep) shall be kept clear of obstructions including cabinets, laundry facilities, shelving, or similar that may impact the ability to adequately park two (2) vehicles. 25. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal laws 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, 01-03-17 Zg Zoning Administrator Resolution No. ZA2019-### Paqe 12 of 12 one or two shortfollow-up surveys will be necessaryto check on the nest and determine when the nest is no longer active. 26. 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. 27. 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. 28. 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. 29. 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 the City's approval of VanDaele Residence Coastal Development Permit and Modification Permit including, but not limited to, Coastal Development Permit No. CD2018-113 and Modification Permit No. MD2018-009 (PA2018-276). 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. 01-03-17 29 Attachment No. ZA 2 Vicinity Map 01/12/2018 20 VICINITY MAP Coastal Development Permit No. CD2018-113 and Modification Permit No. MD2018-009 (PA2018-276) 3004 West Ocean Front 01/12/2018 21 Attachment No. ZA 3 Project Plans 01/12/2018 22 I ' I I� 4A AREA CAl=�ULATIONS: LOT AREA: = 2,821 .31 / SETBACK BUILDABLE LOT AREA: = 2,0Iq.26 �•� FT. oj0 _. EXISTING ��� SO. ���o MAX. SQUARE FOOTAGE ALLOWABLE: = 4,058.52 50. FT. LOWER FLOOR LIVING: = 1,26q 50. FT. MAIN FLOOR LIVING: = 1,675 PN FT. OPEN SPAGE PROVIDED: = 412 ---------- FT. \ p❑ — -----------1- /4J � I �- — — i H16H - WALL TO FLOATING HEARTH I I LINED= FLOOR DN - DRAIN ELOW ' I Y LL' Q ABOVE S v IL— AREA CAl=�ULATIONS: LOT AREA: = 2,821 .31 SO. FT. BUILDABLE LOT AREA: = 2,0Iq.26 50. FT. UPPER FLOOR COVERED DECK AREA: x 2 SO. FT. MAX. SQUARE FOOTAGE ALLOWABLE: = 4,058.52 50. FT. LOWER FLOOR LIVING: = 1,26q 50. FT. MAIN FLOOR LIVING: = 1,675 SO. FT. TOTAL LIVING AREA: = 2,g44 S0. FT. GARAGE: = 442 50. FT. TOTAL BUILDING AREA: = 5,586 50. FT. COVERED FRONT PORCH AREA: = Iq2 50. FT. UPPER FLOOR COVERED DECK AREA: = 220 SO. FT. OPEN SPACE REQUIREMENT: = 2,0Iq.26 SO. FT. x 1.5 MINIMUM OPEN SPAGE REQUIRED: = 302.88 50. FT. OPEN SPAGE PROVIDED: = 412 SO. FT. LE6AL DES�RITION: LOT 5, BLOCK 30 OF NEWPORT BEACH, IN THE CITY OF NEWPORT BEACH, GOUNTY OF ORANGE, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 5, PAGES 26 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. T06ETHER WITH THE NORTHWESTERLY 10.00 FEET OF THE SOUTHWESTERLY 55.00 FEET OF LOT 2, BLOGK 50 OF SAID MAP OF NEWPORT BEACH I 6'-O" HIGH GUEST NOOD GATE POWDER BATH wooD �roNE 25'-8" GLR. - GUEST 1 IIIL-------- FAMILY-----------� BEDROOM 0 I WOOD _I wooD 1 cL6. 2 GAR GARAGE I - SLOPE II� �— U cq Q \� �l. FGATINGA------- SEAT I I = FLOORF —-ANKLESS W/ III ABovF IIIIII IIII EL? ;si18)GLR. 5 0,-U a COVERED 1/4 IIL-----------------=------J L N 1 LL ' ip 9`I PORCH I II -----1—------ owOooDG - — �sTAIRs 4.00, \! I EN(s)1_. —T T — ABOVE --------------- _ _ ____ IIL o � I m- _ I,I T� o. SLAB 4.00 I R T.�. 5 AB Z 5 n7 I- I--- - T.P SLA ISI W IIL--------------- — 1 1 1 ----- / y I I � I -f--_ REFp 5 SHOWER r- l N — L-------- — l -------------------FULL-OUT1 N 530 45 l9" ��.a�0' I - I L - - - �' 1 I—I-1 DW o o�' 6 -0i H16H 'f New E INN RY TRA5H KITGH€N �ALL 1 DING w 1 OOD IN 10' O" GLC. 10'-0 CLC,. O Q 1 WALL Tp 1 I— RAN&_ / OVFN DRAIN Low o7 DN ON (3)R (2)R �� rn EXISTING O O O p WALL EXISTING- 6NNALL lE�� jA SIDE - - � AUERAOE NATURAL ORAE �ALr.,U=ATI0N5 (4) CORNERS ------ 13.31' ------ 13.2q' ------ IL51' ------ 11.41' 4q.52' / 4 = 12.38' AVERAGE NATURAL GRADE �5 I TE / L0V�ER FLOOR FLAN NORTH SCALE: 1/4" = I'-0" - M - AFF IIANGE - _ 0\-7 - - - E \ - - /4J �- — — HIGH H16H - - - - v FLOOR DN IND W WINDOW - Y LL' Q ABOVE S v z J (� Lu L EXISTING- 6NNALL lE�� jA SIDE - - � AUERAOE NATURAL ORAE �ALr.,U=ATI0N5 (4) CORNERS ------ 13.31' ------ 13.2q' ------ IL51' ------ 11.41' 4q.52' / 4 = 12.38' AVERAGE NATURAL GRADE �5 I TE / L0V�ER FLOOR FLAN NORTH SCALE: 1/4" = I'-0" DATE 12-1-2015 DRAWN BY: B.R. 23 M /4J �- C C U S v z J L o 6 0 0 O 0 M DATE 12-1-2015 DRAWN BY: B.R. 23 F 5 I 5'-O" SETBAGK ROOF - ABOVE MASTER DECK m \ \ I=LOATIN6 HEARTH //� I --- — \iv 1 MA5I ER I BED,RQoM 1 W+o D VOL LL6. I II I II I I 1 I II I II r^�\ D.S: CLOSET #3 WOOD BEDROOM #3 WOOD I I �I I� MASTER 1 CLOSET WOOD �I I� DRESSER SOFFIT I MASTER I HALL I WOGD ❑ MASTER BATH STONE VOL. GLC. ------------------- T .S. T---------- v II II II II II '� II II ISI II II ZTH#3 CLOSET #4 I �E LC. I BUNK (ROOM I I I I VOL�I oPl. I I I I �1 I I I I I II I i� II II II II II 25.25DN A2Q 'or z T 1 (4) R Y� O. F.F. W L ---1-----1--- ---- ----Lio—"--i-1-------I�--�— T GL6. J~ i'r 'bF_F_ 7-I 17 77 �I ;- I_ —STAIR P �L--L_I BEaM i- I I 1 I 11 I I I I HALL —WOOD I I� I I I I I I I I I Q,?EN TO Low OFFICE DRE INO #4 BAT #4 I r— I I wooD I wo D 11 s N I� oL. GLC. T;� soFF1T L_ LAUNDRY STONE 10'-0" GL6. .5. X_: 3'-O" SIDE SETBACK NOTE: SFAGES GREATER THAN SIX FEET HIGH !OT TO CONTAIN ANY AIR RESISTERS, TRGAL OUTLETS, OR LIGHTING OTHER THAN :�UIRED 5Y CODE, ALSO NOT TO GONTAIN �SULATION, DRYWALL OR SIMILAR INTERIOR FINISHING MATERIAL. TH 50ALE: 1/4" = I'-0" 5'-O" SETBACK F 5 NORTH Z OL LL LL ILIA � DATE 12-1-2015 DRAWN BY: B.R. 2 24 M 4� t� �-- C C U 3 � S v z J L Q Ell 6 v N M Z OL LL LL ILIA � DATE 12-1-2015 DRAWN BY: B.R. 2 24 �-'a A -_Ldu!�sr _ SIN llvems e� Ci+ it - - - - • J ♦ 4 . -- ---�—--------- - .. �. 7- ALJ ,AVM {{ - � it z LLI -j LU DATE M a� t � v S V L y 6 V Q -L� M � it z LLI -j LU DATE 9 To M ac _ F=[ !�I-E A(11�-;T (/4-�-LLP,7Y I L'I�'III U LU DATE M CS c o C t � 3 � S �z �Z 6 o� V -V 0 0 M I L'I�'III U LU DATE c it C n c C n C a c I COVERED DESK I�2 50. FT. COVERED FRONT FORC.H AREA C AALGULATICNS LOT AREA: = 2,8211.31 SO. FT. BUILDABLE LOT AREA: = 2,0111.26 SO. FT. x 2 MAX. SQUARE FOOTAGE ALLOWABLE: = 4,058.52 50. FT. LOWER FLOOR LIVING: MAIN FLOOR LIVING: = 1,26q SO. FT. 1,675 SO. FT TOTAL LIVING AREA: = 2,1144 SO, FT. GARAGE: = 442 SO. FT. TOTAL BUILDING AREA: COVERED FRONT FORCH AREA: UFFER FLOOR COVERED DECK AREA: OPEN SFACE REQUIREMENT: MINIMUM OPEN SFACE ALLOWED OPEN SFACE PROVIDED: MAIN FLOOR AREA � LUL TION FLAN ^ A I Gu SCALE: 1/4" = 1'-0" CXLATION FLAN SOALE: 1/4" = I'-0" 5,586 SO. FT. = 1112 SO. FT. = 220 SO. FT. = 2,0111.26 SO. FT. x 1.5 = 502.88 SO. FT. = 406 50. FT. Lu DATE 12—Ii-2018 flC.1 27 VN BY: B.R. M 4� CS- S v z J Z z Q Ell 6 0 0 0 M Lu DATE 12—Ii-2018 flC.1 27 VN BY: B.R. CONSTRUCTION NOTES: O CONSTRUCT 6" MIN CONCRETE DRIVEWAY. O CONSTRUCT 4" MIN CONCRETE WALK. O3 INSTALL 4" FLAT GRATE DRAIN ® INSTALL 4" ATRIUM GRATE DRAIN OINSTALL 3" CHANNEL DRAIN © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN O7 INSTALL TRENCH DRAIN PER DETAIL SHEET C2. ® CONSTRUCT CONCRETE CURB EARTHWORK RAW CUT: 11 CY RAW FILL: 22 CY 11.23 FS 4"PERFORATED PIPE 6" MIN WIDE PEDESTRIAN SAFE DIMENSIONS DETERMINED BY FRAME & GRATE 3 8"SLOT GRATE FRAME DIMENSIONS, OPENING. EAST JORDAN IRON USE FRAME AS FORM 3" WORKS OR EQUAL (800) 874-4100 I�'I N4 REBAR ��� ��. TOP & BOTTOM 0 0 FILL THIS PORTION W/ CRUSHED ROCK AFTER POURING GRATE SUPPORT CURB. CRUSHED ROCK Wf 24" FILTER CLO�Ihril A- DIG A 24" WIDE X 18" DEEP TRENCH B- PLACE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE C- FILL BOTTOM 8" OF THE TRENCH W/ CRUSHED ROCK D- FORM AND POUR PERIMETER CONCRETE CURB E- FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH n TRENCH DRAIN NTS EXIS IING BUILDING /I I d 6 d04 4 j �_ f CHIMNEY TOP 3 ADJACENT RESIDENCE J I FLLLLL/_/��111111111LL�Q11111LLLL�/_/��111111111LL L/_/���11111111LLLL�/_/���11111111LLLL�/_/��11� 00 = II N 1n 11.40 TG I It N (11.92) 5' TALL 10.57 IE I FS N 53' 39' 56" E 90.00' FS WALL _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ o -o ABBREVIATIONS C.O. DS EX ED FD FL FF FP FS FG GB GFP HP I.P. IE PA PROP L&T MON. N R/W SDWK T.B.M. TC TF TG TOS TS TW .. I ....... GPo1. I . 2 I .-... 1< I I' I _ A U. C . N I'� < }3.29 13..92 .. (i13?8.4 �e--s-�1 a 13.05 1:..19 Z d2:05 : ri 1.1,89 j < 11.60 o .0. i. ;_I ( } --- -- FS-• tI _FS. • �• -- ---- - -- -- -FS- --- --- --FS-- - - �3 - F�=HP i= FS QIP . I- -1- s 1� - -� FS -GB ' r5 - - N -FS=' B �r. - - - CLEAN OUT DOWNSPOUT EXISTING EXTRA DEPTH FOOTING FOUND FLOWLINE FINISH FLOOR FINISH PAD FINISH SURFACE FINISH GRADE GRADE BREAK GARAGE FINISH PAD HIGH POINT IRON PIPE INVERT ELEVATION PLANTER AREA PROPOSED LEAD AND TACK MONUMENT NEW RIGHT OF WAY SIDEWALK TEMPORARY BENCHMARK TOP OF CURB TOP OF FOOTING TOP OF GRATE TOP OF SLAB TOP OF SEAL TOP OF WALL PA D I ❑ - e .- .. e . - 12.31 I .I 1 11�d I . FS 1500 TC 15.00 TC I o o LJ 3' TALL 15.00 TC WALL .. j .. .. ... I \ I I o o I I T Lu II I -�•'.'.'.. .i.. .. .. .. I .. .. pp 11.23 . 5'4DRAIN LINE :751"Fs I : 41 s=.o1 J GARAGE Q R I12.74 Iffl. FP-9.44 FFG I 10.98 q FL )RIVEWAY N/ FS.2`9, 10.97 n I _ I. .. .. .. RIDGE No .. Il -J' FS ui .. <.i...' EXISTING N e e 7I li BUILDING 1% 6:5% 13.26 .. a .. : e .. ko 11.16 o la FS I -... ' :. � o Q `-4 IA. �'e�•.: <��L-'e•---e- 13:.96'- - '.,'e'. .1 N n I 13.75.1G: \ I IM Z s \ 14. s FF=14.00 12.00 Z I 14.75 TW I'. :.. :. 2�:.: '( FF FP -12.16 FF=12.50 Fs . ZNEW WALL i.. ..fes.. .. - I 18" CONCRETE 6" I I I og9 Llj 4" ROCK \�. ..' 4. .. 1 .34 / 11.87 15.00 TC e .. e .. < - FS I :, i.1.6s :,1 I ,I O I 1 rn \ I FS=GB'. 12.86JEI. .. •.------------------- •� =-D --- --- -- --- -- ----------- o o M . 11.93 . ` 1'0.89.. - 2 ' N -. y\ . •I I rn FS -HP �..I�.. o 0 0\.. ^� 11.00 ..16.27 rn rn - � '. "' i s 'A I FL s < < • NIS ; e. <•• <.' :'e :'e e e e :'e :'e .''� 11:1•- a e .'I I n 13.88 ri .� .1T.�T�77:. � ..4.5%� ... ,✓ 11.27 ' I: Fs 777 74 -- -- -- -- :ALL FS .IN 53' 43' 19" E 32.00' 11.40 TGz L 10.57 IE ADJACENT o EXIST CURB yI ' �' /o RESIDENCE FiS1.48 z PROTECT 8 Iwo ;..12.95 IEe. ..e. FS.75ow 11.6FS I�1 /_ I ¢ �x I • . ...••.13:95 15.00 TC .. .. .. 15.00 TC I I/� a loj' I F 0.98 .ODS ❑ TALL .. , .. .. 11.85 I/o /) FS 6 WALL �q 13.62 1�2f0.1. o. I ___ -----^ •y- I WAL N _,SFS I FS FS I •. 5. I/N q - I:.. .. .. .. .IWALL• .. .. I^ 1.. � 77777777777TTTTTTTTTTT�/T%77/ . ^ . :.. I1, .13.71 I: DS. _ io N 13.901 < . \\ < <' . .• •(y331' FL. 1 _ NT1-5% - I 1'%'I1% z 11.30 I X12 90� : 13.93 (11.761 LZ 1- I/ FS I ! : / . FS FS a. • SWALE �' I I4. FS n -}- - 3 11.30 I .. < . I < . . e .I < • . e <I I.. I/ FS I I 10.97 ._------------------------------------------------------------ --- - I I FS I N 53' 38' 47" E 58.00' w t pp z c� EXIST WALL n 'L J z ~ 12.52 PROTECT tO FS a 1t2.5fl)-°D.IOi I EXISTING RIDGE I I FS /----------------------------------------- -- WALL--------oo---i5 I BUILDING I / 3 v U) I 3 / ADJACENT I I 11.34 / RESIDENCE 6 FS / SCALE: 1"=4' DESIGNED: ARCHITECT: OWNER/DEVELOPER: PREPARED BY: QFEssi SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: THOMAS M.RUIZ OeRF MO�! LOT 3, BLOCK 30 OF NEWPORT BEACH, IN THE CITY OF PRECISE GRADING PLAN WILLIAM GUIDERO MIKE AND LINDA VANDAELE CIVIL ENGINEER h�ZpC� fG �2c OCS BENCHMARK NO: J-782 NEWPORT BEACH, COUNTY OF ORANGE, STATE OF C2 425 30TH ST, STE 23 3004 W OCEANFRONT ti Z CALIFORNIA AS PER MAP RECORDED IN BOOK 3, PAGES 3004 W OCEANFRONT DRAWN: PA 11 THORNBIRD c7 ELEVATION: 6.978 FEET (NAVD88), 26 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE NEWPORT BEACH, CA 92663 NEWPORT BEACH, CA 92663 NO. 58627 �" (949) 675-2626 ALISO VIEJO, CA 92656 "a EXP. 12-31-18 A YEAR LEVELED 2015 COUNTY RECORDER OF SAID COUNTY. TOGETHER WITH CHCK'D: TR 714-580-7455 it * THE NORTHWESTERLY 10.00 FEET OF THE NEWPORT BEACH, CALIFORNIA J'T Cfvk THOMAS M. RUIZ DATE SOUTHWESTERLY 58.00 FEET OF LOT 2, BLOCK 30 OF NO. DATE R E V I S 1 0 N S DATE: 12/7/18 q1 1 TF OF CA�Fp� SAID MAP OF NEWPORT BEACH 22 EROSION CONTROL 1. IN CASE OF EMERGENCY. CALL MIKE VANDAELE 2 A STANDBY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT. 3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAYBE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONTER REQUIRED. 4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. 5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY. 6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. 7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DESCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES, AS NEEDED, SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE. 8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMEBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WIHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRSENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL. 10. EVERY EFFORT SHALL BE MADE TO ELIMINATE THE SDISCHARGE OF NON -STORM WATER FROM THE PROJECT SITE AT ALL TIMES. 11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, ARE DRAINS, NATURAL DRAINAGE COURSES, OR WIND. 12. STOCKPILES OF EARTH AND OTHER CONSTRUC- TION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OR WIND OR WATER. 13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE THE BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASED INTO THE DRAINAGE SYSTEM. 14. EXCESS WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE SISPOSED OF AS A SOLID WASTE. 15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE OF QUARTER INCH OR MORE OF PREDICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE PROJEFT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF -INSPECTION CHECKLIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST). 16. TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18. ANY SLOPES WITH DISTURBED SOIL OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER. 19. HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS. 20. ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS. NO. I DATE R E V I S 1 0 N S BMP FACTS SHEET WM-1 MATERIAL DELIVERY AND STORAGE PROVIDE A MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT AND/OR WEATHER PROTECTION. NOTE THE MAINTENANCE PRACTICES AND SCHEDULE PROPOSED FOR THIS AREA. WM-2 MATERIAL USE HAZARDOUS MATERIALS, FERTILIZERS, PESTICIDES, PLASTERS, SOLVENTS, PAINTS, AND OTHER COMPOUNDS MUST BE PROPERLY HANDELED IN ORDER TO REDUCE THE RISK OF POLLUTION OR CONTAMINATION. TRAINING AND INFORMATION ON PROCEDURES FOR THE PROPER USE OF ALL MATERIALS MUST BE AVAILABLE TO THE EMPLOYESS THAT APPLY SUCH MATERIALS. WM-4 SPILL PREVENTION AND CONTROL IDENTIFY SPILL PREVENTION AND CONTROL MEASURES THAT WILL BE TAKEN FOR ALL PROPOSED MATERIALS. IDENTIFY THE METHODS, BY WHICH ACCIDENTAL SPILLS WILL BE CLEANED AND PROPERLY DISPOSED OF. WM-5 SOLID WASTE MANAGEMENT PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR DISPOSAL. PROVIDE COVERED STORAGE WITH SECONDARY CONTAINMENT. CONTAINERS ARE REQUIRED TO PROTECT WASTE FROM RAIN TO PREVENT WATER POLLUTION AND PREVENT WIND DISPERSAL. WM-6 HAZARDOUS WASTE MANAGEMENT HAZARDOUS MATERIALS MUST BE DISPOSED OF IN ACCORDANCE WITH STATE AND FEDERAL REGULATIONS. IDENTIFY THE PROPOSED METHODS OF DISPOSAL AND ANY SPECIAL HANDLING CONTRACTS THAT MAY BE APPLICABLE. WM-7 CONTAMINATED SOIL MANAGEMENT PREVENT OR REDUCE THE DISCHARGE OR POLLUTANTS TO STORMWATER FROM CONTAMINATED SOIL AND HIGHLY ACIDIC OR ALKALINE SOILS BY CONDUCTING PRE -CONSTRUCTION SURVEYS, INSPECTING EXCAVATIONS REGULARLY, AND REMEDIATING CONTAMINATED SOIL PROMPTLY. WM-8 CONCRETE WASTE MANAGEMENT STORE DRY AND WET MATERIALS UNDER COVER. AVOID ON-SITE WASHOUT EXCEPT IN DESIGNATED AREAS AWAY FROM DRAINS, DITCHES, STREETS, AND STREAMS. CONCRETE WASTE DEPOSITED ON-SITE SHALL SET UP, BE BROKEN APART, AND DISPOSED OF PROPERLY. CONTAINMENT AND PROPER DISPOSAL IS REQUIRED FOR ALL CONCRETE WASTE. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT UNTREATED RAW WASTEWATER IS NOT TO BE DISCHARGED OR BURIED. SANITARY SEWER FACILITIES ON-SITE ARE REQUIRED TO BE IN COMPLIANCE WITH LOCAL HEALTH AGENCY REQUIREMENTS. SANITARY OR SEPTIC WASTES MUST BE TREATED OR DISPOSED OF IN ACCORDANCE WITH STATE AND LOCAL REQUIREMENTS. TC -1 STABILIZED CONSTRUCTION ENTRANCE A STABILIZED ENTRACE IS REQUIRED FOR ALL CONSTRUCTION SITES TO ENSURE THAT DIRT AND DEBRIS ARE NOT TRACKED ONTO THE ROAD OR ADJACENT PROPERTY. MAINTENANCE OF SUCH A SYSTEM IS REQUIRED FOR THE DURATION OF THE PROJECT. SUCH STABILIZATION MAY BE OF ROCK OR PAVED. SE -1 SILT FENCE SE -3 SEDIMENT TRAP SE -8 GRAVEL BAGS ERODED SEDIMENTS MUST BE RETAINED ON-SITE AND NOT PERMITTED TO ENTER THE DRAINAGE SYSTEM. REQUIREMENT MAY BE WAIVED AT THE SOLE DISCRETION OF THE CITY INSPECTOR IF OTHER EROSION CONTROL BMP'S ARE DEEMED SUFFICIENT. BMP FACTS SHEET ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT W W W.CAB MPHAN DBOOKS.COM EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES EXCEPT DRAIVEWAY APPROACHES. THE SAND BAGS SOULD BE 24" WIDE AND 10" HIGH. MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS SHEET #SE -8. EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP FACTS SHEET #WM-9. EC3 CONSTRUCT MATERIALS STORAGE ARE IN ACCORDANCE WITH BMP FACTS SHEET #WM-1. EC4 EXISTING WALL TO REAMAIN. PROTECT IN PLACE. i 1 i dOO 4 4 DESIGNED: DRAWN: PA CHCK'D: TR DATE: 12/7/18 ARCHITECT: WILLIAM GUIDERO 425 30TH ST, STE 23 NEWPORT BEACH, CA 92663 (949)675-2626 OWNER/DEVELOPER: MIKE AND LINDA VANDAELE 3004 W OCEANFRONT NEWPORT BEACH. CA 92663 PREPARED BY: THOMAS M. RUIZ CIVIL ENGINEER 11 THORNBIRD ALISO VIEJO, CA 92656 714-580-7455 W S �Al. �Z NO. 58627 A * EXP. 12-31-18 ST CNIL �P I OF CAV\FO� THOMAS M. RUIZ DATE IAGSEC1 DOFF ;TYP). SOILS ENGINEER/GEOLOGIST: BENCHMARK: OCS BENCHMARK NO: J-782 111=6' ELEVATION: 6.978 FEET (NAVD88), YEAR LEVELED 2015 LEGAL DESCRIPTION: LOT 3, BLOCK 30 OF NEWPORT BEACH, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 3, PAGES 26 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. TOGETHER WITH THE NORTHWESTERLY 10.00 FEET OF THE SOUTHWESTERLY 58.00 FEET OF LOT 2, BLOCK 30 OF SAID MAP OF NEWPORT BEACH EROSION CONTROL LEGEND PLACE GRAVEL BAGS WITH WIND SCREEN FENCE 'L PROJECT _ PROPERTY MIN HEIGHT 2 2 BAGS MIN. GRAVEL BAG DETAIL NTS B" MIN . ' EXISTING GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE NTS EROSION CONTROL PLAN 3004 W OCEANFRONT NEWPORT BEACH, CALIFORNIA SHEET: C4 �9 LEGEND 10.97 LINE DATA LINE BEARING DISTANCE L1 N36°23'06"W 10.00' L2 N53°39'56"E 5.00' (11.23) FS (11.25) FS I I 3' TALL WALL (11.23) FS 10.97) IN 13.26 FS 13 34 o BLOCK WALL ® — (1327) ILL. 12FS FS 13:27FERTY ACU — AIR CONDITION UNIT BRICK SURFACE L — CENTERLINE (13.31) WALL (1 FF — FINISHED FLOOR RIDG BUILDING 12.73 FS FFG — FINISHED FLOOR GARAGE — CONCRETE SURFACE FL — FLOWLINE FS — FINISHED SURFACE GM — GAS METER WM — WATER METER () — EXISTING ELEVATION — FOUND LEAD & TAG STAMPED'LS 5411' UNLESS NOTED OTHERWISE O — SEARCHED, FOUND NOTHING; SET NOTHING T.B.M. — TEMPORARY BENCHMARK SET ON A WATER METER (WM) ELEVATION = 11.16 FEET 10.97 LINE DATA LINE BEARING DISTANCE L1 N36°23'06"W 10.00' L2 N53°39'56"E 5.00' (11.23) FS (11.25) FS I I 3' TALL WALL (11.23) FS 10.97) IN 13.26 FS 13 34 o FS (1327) ILL. 12FS FS 13:27FERTY S f PROP LINE 2.5' TALL (13.31) WALL (1 FS RIDG BUILDING 12.73 FS TITLE REPORT/EASEMENT NOTES 3004 W. OCEANFRONT NEWPORT BEACH, CA 92663 (APN: 047-082-15) NO TITLE REPORT PROVIDED LEGAL DESCRIPTION REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: PARCEL1 LOT 3, BLOCK 30 OF NEWPORT BEACH, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER MAP RECORDED IN BOOK 3, PAGES 26 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. TOGETHER WITH THE NORTHWESTERLY 10.00 FEET OF THE SOUTHWESTERLY 58.00 FEET OF LOT 2, BLOCK 30 OF SAID MAP OF NEWPORT BEACH CrAIA\ p OIC G�] C M��1a[�vv�OG�L� � RERA 39.19 RIDGE H❑LUO 0129 40.50 (39.56) RIDGE L:(13.88 rn FS j P61 i POR. LOT 2 1' TALL 13.72 WALL FS F M)w 4 N53°39'56"E 90.00' 11 FC EXISTING BUILDING PARCEL 1 (11.74 5` TALL WALL 11.76 FS (12.52) 7' (40.99) EXISTING RIDGE BUILDING p(Mu �O4 11.73 LOT 3 11.61 F 0 w L BENCHMARK INFORMATION BENCHMARK NO: J-782 FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "J 782 1946", SET IN THE TOP OF A CONCRETE POST. MONUMENT IS LOCATED IN THE NORTHEAST CORNER OF THE INTERSECTION OF 29TH STREET AND NORTHBOUND NEWPORT BOULEVARD, 24.3 FT. EASTERLY OF THE CENTERLINE OF THE NORTHBOUND LANES ALONG NEWPORT BOULEVARD AND 23.3 FT. NORTHERLY OF THE CENTERLINE OF 29TH STREET. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATION: 6.978 FEET (NAVD88), YEAR LEVELED 2015 BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF BALBOA BOULEVARD HAVING A BEARING OF N37°18'23"W PER RECORD OF SURVEY NO. 2005-1194, R.S.B. 221/4. Lu JI Q EXISTING N LO BUILDING I �L vL� n. Ij (11.60) ACU 11.51 r� FS FS u M I o 0)(11.48) N `V (10,98 FFG DRIVEWAYI�.� FL p (11.16) NI CL Ld WM M CL J Z ^ � I (11.41) (0 (11.00) 11.46 N53°43'19"E 32.00' FS FL r/FZ� 11.48) PROPERTY 1 S LINE o w �(10.98) 1.57 5' TALL _j = Y WALL V 1 %O I IV I I I IIIF►r NO SCALE vl--'�/' 1 GRAPHIC SCALE 4 9 2 4 8 1,6 ( IN FEET ) 1 INCH = 8 FT. z 0 cn 6r D U w 0 0 6r a U IN 0 :3C 0 c = o U O1 N U 0_ so ca M w EXISTING (26.96) 6 96RIDGE RIDG BUILDING I pOG3o E04 2 � T SURVEYOR'S NOTES = L SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY z CORNERS OR OFFSETS BEFORE STARTING GRADING. PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. W C� Uwo O m 30TH 0- .. - - - -- � c a- STREET o q- o Q c) M W 11/30/2018 z PAULD. RAFT, P.L.S. 8516 DATE LICENSE RENEWAL DATE 12/31/18 �i`'\pa�M�NA�O SL o cl. NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE J a a No. 8516 r ° A STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A w Exp. 12/31/18 LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE w O si �P qTF PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING N CL OF cm-\F� DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION SHEET NO. REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER EXPRESSED OR IMPLIED. 1 OF so ca Zoning Administrator - February 14, 2019 ADDITIONAL MATERIALS RECEIVED Item 5a, PA2018-2701 Item 6b, PA2018-271 Item 8a, PA2018-2721 Item 9a, PA2018-276 From: Whelan. Melinda To: Garciamay. Rubv; Lee, Amanda Subject: FW: Comment on Feb. 14, 2019, Zoning Administrator Items 5, 6, 8 and 9 Date: Thursday, February 14, 2019 1:28:41 PM From: Jim Mosher <jimmosher@yahoo.com> Sent: Thursday, February 14, 2019 1:22 PM To: Alford, Patrick <PAlford@newportbeachca.gov> Cc: Whelan, Melinda <MWhelan@newportbeachca.gov>; Lee, David <dlee@newportbeachca.gov> Subject: Comment on Feb. 14, 2019, Zoning Administrator Items 5, 6, 8 and 9 Dear Zoning Administrator Alford, I do not expect to be able to attend this afternoon's Zoning Administrator hearings because they are scheduled at the same time as the City's Finance Committee meeting. Despite that, I notice that four of the Coastal Development Permit items -- Item 5, 3505 Seashore Drive, CD2018-116 (PA2018-270); Item 6, 3805 Seashore, CD2018- 115 (PA2018-271); Item 8, 3506 West Ocean Front, CD2018-114 (PA2018-272); and Item 9, 3004 West Ocean Front, CD2018-113 (PA2018-276) -- contain the identical "Fact in Support of Finding" in Section 3.A.3. Fact 3.A.3 appears intended to address questions both of exposure of the development to coastal hazards and the construction's compliance with local building standards. I found Fact 3.A.3 to be confusingly written since it contains two contradictory assessments of risk, and does not explain why one is chosen over the other. In particular, each Fact 3.A.3 begins by saying a portion of the property "is" (present tense) in the FEMA WE Zone." But if "VE" were indeed the correct current classification this would indicate both that there is current exposure to wave hazards (quite independent of possible sea level rise) and that special building design measures (not incorporated here) would be required according to Section 15.50.230 of our current municipal code. Fact 3.A.3 goes on the cite an independent study from GeoSoils, Inc., which contradicts this conclusion by finding there is no wave hazard now or even with the possibility of sea level rise over the next 75 years. To remove that contradiction, and to clarify that special construction design is not currently required, I think it is important to adjust the wording of Fact 3.A.3 to make it clear the property is (if that is indeed the fact) not currently in the VE Zone, and will not be until March 21, and to to cite the current FEMA Zoning Administrator - February 14, 2019 ADDITIONAL MATERIALS RECEIVED Item 5a, PA2018-2701 Item 6b, PA2018-271 Item 8a, PA2018-2721 Item 9a, PA2018-276 classification if there is one. That said, the City knows that even if the ocean doesn't rise, FEMA soon will find the ocean -facing sides of this development to be in the VE Zone, and I am unable to find anything in Fact 3.A.3 to explain why FEMA's conclusion should be rejected in favor of the contrary conclusion from GeoSoils, Inc. And despite assurances at the January 22, 2019, City Council study session that a different standard would apply after March 21, 1 am also concerned that the logic of the present Fact 3.A.3, whatever it is, will be used to similarly discount the significance of the WE" classification after March 21 and thereby allow any need to implement the corresponding wave hazard design standards to be overruled by appeal and variance. Thank you for your consideration of these comments. Yours sincerely, Jim Mosher Zoning Administrator- February 14, 2019 ADDITIONAL MATERIALS BY STAFF RECEIVED AT MEETING Item 51b, PA2018-270 / Item 6c, PA2018-271 Item 8b, PA2018-272 I Item 91b, PA2018-276 The development fronts the public beach known as West Ocean Front and is separated by the Pacific Ocean by a wide sandy beach. The propertV is currently located within Flood Zone X per the current Flood Insurance Rate Map (FIRM) as Published by the Federal Emergency Management Agency (FEMA), indicating the Property is not in a special flood hazard area and not subject to special building design measures. However, effective March 21, 2019, aA portion of the lot is -wilt be located within the Federal-€n4ergenEy-Maf4ageFneRt Agency -(FEMA) VE Zone designation as illustrated in -on the FEMA -preliminary flood insurance rate map (PFIRM).The VE Zone designation -e#ectve Mareh-21,--2019, Indicating -indicates that a portion of the property may be subject to flood hazards associated with high velocity wave action from storms or seismic sources. Although currently not effective, to further evaluate this potential hazard, HGweveF, a Coastal Hazard Report and Wave Runup Study was prepared by GeoSoils, Inc., dated January 25, 2019. The study -provides detailed site-specific analysis of the potential coastal hazards with the proposed development, including wave action. The likely range of sea level rise projection for year 2100 (exceeding 75 year life of structure) is projected between 1.3 and 3.2 feet, resulting in a future water elevation of between 9.0 feet and 10.9 feet based on the North American Vertical Datum of 1988 (NAVD88). The finish floor elevation of the proposed dwelling is 12.33 feet NAVD88, which exceeds the minimum 9.0 -foot (NAVD88) elevation standard for new structures and is approximately 1.4 feet above the 10.9 -foot future sea level rise projection. Furthermore, the site is greater than 375 feet from the shoreline. Using a conservative analysis of shoreline erosion, the shoreline would retreat 150 feet over the 75 -year life of the development, resulting in a distance of approximately 225 feet between the site and the shoreline. This is recognized as a safe distance to protect the site from extreme events. Applying a more conservative 5.1 -foot sea level rise projection, wave bore would travel approximately 130 feet from the shoreline before it dissipates; therefore, the overtopping of waves over the next 75 years most likely will not reach the subject site, even under extreme conditions. Zoning Administrator - February 14, 2019 Item No. 9c - ADDITIONAL MATERIALS RECEIVED AT MEETING Van Daele Residence Modification Permit and CDP (PA2018-276) Jan and Bridgette Cobb 3006 W. Oceanfront Newport Beach, Ca 92663 (949)675-3514 jandbcobb@aol.com February 13, 2019 City of Newport Beach Planning Department 100 Civic Center Drive Newport Beach, Ca Re: 3004 W. Oceanfront, NPB Van Daele Residence To Whom it May Concern: My wife and I are full time residents of Newport Beach and in fact live next door to the above referenced property. This letter is to inform you that we have reviewed extensively the architectural plans submitted online for the Van Daele residence and whole heartedly approve the project. We feel it will be a wonderful addition to our neighborhood and the City of Newport Beach. If you would like to ask anything further, please feel free to contact us at (949) 675-3514. Sinc el , 6 �L'i ��CiF-f7 Jan and Bridgette Cobb - nningAtlmtnls=or--Februaryl4, 20Y9— Item No. 9d - ADDITIONAL MATERIALS RECEIVED AT MEETING VanDaele Residence Modification Permit and CDP (PA2018-276) GORDON BARIENBROCK 3000 W. OCEANFRONT NEWPORT BEACH, CA 92663 February 10, 2019 City of Newport Beach Planning department 100 Civic Center Drive Newport Beach, CA Re: 3004 W, Oceanfront Van Daele Residence To Whom it May Concern, I live at 3000 West Oceanfront, next door to the subject property. I have owned and lived on West Oceanfront for 45 years. I have reviewed the plans for the Van Daele residence and think it will be an asset to the community. I hope that it will be approved and built. Very Truly Yours, �W4�1-11-tz� Gordon Barienbrock I&