HomeMy WebLinkAbout20190926_Staff_Report
03/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 26, 2019
Agenda Item No. 4
SUBJECT: Bethel and Ridge Demolition and Subdivision (PA2019-085)
Coastal Development Permit No. CD2019-024
Tentative Parcel Map No. NP2019-008
County Tentative Parcel Map No. 2019-126
SITE LOCATION: 365 Via Lido Soud, Units 1, 2, 3 and 4
APPLICANT: Jeffrey and Michele Bethel
Stephen and Shelley Ridge
OWNER: Jeffrey and Michele Bethel
Stephen and Shelley Ridge
PLANNER: David S. Lee, Assistant Planner
949-644-3225, dlee@newportbeachca.gov
LAND USE AND ZONING
General Plan: RM (Multiple-Unit Residential)
Zoning District: RM (Multi-Unit Residential)
Coastal Land Use Category: RM-E (Multiple Unit Residential – 30-39.9 DU/AC)
Coastal Zoning District: RM (Multi-Unit Residential)
PROJECT SUMMARY
The applicant requests a tentative parcel map and coastal development permit to subdivide
the property into two separate parcels. The coastal development permit request also
includes the demolition of an existing four-unit residential structure and waiver of the
minimum lot width standard associated with the proposed subdivision. No new construction
is proposed as a part of this project.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15332 under Class 32 (In-Fill Development), 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. CD2019-024 and Tentative Parcel Map No. NP2019-008 (Attachment No.
ZA 1).
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DISCUSSION
Background
• The subject property is 6,300 square feet in area, topographically flat, and located
on Lido Isle between Via Genoa and Via Fermo. The property is separated from
the Newport Bay by a public boardwalk and small intertidal beach. The property is
not protected by a bulkhead or any protective devices.
• The subject property is located in the RM block of Tract 907. Within this block, the
original subdivision consisted of 23 lots. Among these lots, 22 of them ranged from
30 to 40 feet in width (Attachment No. ZA 5). The parcels were reconfigured over
time and this block currently contains 24 lots, which range from 30 to 70 feet in
width. The subject property is 70 feet wide and has an underlying configuration of
Lot 923 (40 feet wide), the southeasterly 10 feet of Lot 922, and the northwesterly
20 feet of Lot 924.
Tentative Parcel Map for Subdivision
• The Tentative Parcel Map is for the purpose of subdividing an existing 70-foot-
wide lot into two separate 35-foot-wide parcels. The existing structure is two stories
and consists of four units with an attached six-car garage. The proposed subdivision
and improvements are consistent with the density of the RM Zoning District and
the current General Plan Land Use Designation (Multiple-Unit Residential).
• The existing configuration of the lot has a maximum density of five units, as
restricted by the General Plan and Zoning Code (6,300 sq. ft. lot / 1,200 sq. ft.
minimum site area per unit = 5.25 or 5 units). The proposed subdivision would
create two separate 3,150-square-foot parcels. Each parcel would have a
maximum density of two units (3,150 sq. ft. / 1,200 sq. ft. minimum site area = 2.6
or 2 units), resulting in a total of four units allowable on two lots.
• The proposed subdivision request includes a deviation to the minimum lot size
standard of 5,000 square feet and lot width standard of 50 feet for new
subdivisions. However, pursuant to Footnote 2 of Table 2-3 of the Zoning Code,
lots may be subdivided so that the resulting lot area and dimensions are less,
provided the minimum lot size shall not be less than the original underlying lots on
the same block face and in the same zoning district. In addition, no new
subdivisions are permitted that would result in additional dwelling units beyond
what the original underlying lots would allow for. In this case, the proposed 35-foot-
wide lots are comparable in size with the original subdivision in which a majority of
lots had widths between 30 and 40 feet, and depths of 90 feet. As previously
stated, the proposed subdivision results in a decrease in density.
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Coastal Development Permit for Demolition and Subdivision
The coastal development permit is for a property located within a developed
neighborhood on Lido Isle fronting the Newport Bay. The project design addresses
water quality with a demolition plan that includes erosion control measures designed
to retain dry weather run-off and minor rain event run-off on-site. Any water not
retained on-site is directed to the City’s storm drain system.
The proposed subdivision complies with Coastal Land Use Plan Policy 2.8.1-3, which
states that land divisions shall avoid hazardous areas and minimize risks to life and
property from coastal and other hazards. The proposed subdivision also complies
with Implementation Plan Section 21.30.025, which states that subdivisions within
the Coastal Zone shall be designed to avoid current hazardous areas, as well as
areas that may become hazardous due to future changes. Additionally, there shall
be no division of land near the shoreline unless the new or reconfigured parcels can
be developed safe from geologic and other hazards for a minimum of 75 years, and
unless shoreline protective devices are prohibited to protect development on the
resultant parcels.
The proposed subdivision is located near the Newport Bay. However, a public
boardwalk and small intertidal beach separates the subject property from the
water. A coastal hazards report, prepared by GeoSoils, Inc. on September 17,
2019, concludes that the reconfigured parcels will be developed safe from hazards,
which includes shoreline movement, waves and wave runup, and flooding with
future sea level rise, for a minimum of 75 years. The historical water elevation at
the Newport Bay is 7.7 feet North American Vertical Datum of 1988 (NAVD 88),
and the projected sea level rise (SLR) for 75 year s is 2.9 feet. Therefore, the
projected bay level water level is 10.6 feet NAVD88 (7.7 feet NAVD 88 + 2.9 feet
SLR). The finished site grade is approximately 11.0 feet NAVD 88, which makes it
safe from up to 3.3 feet of SLR. As conditioned, necessary adaptable measures
shall be required for future development of the lots to respond to the projected
SLR.
There are no shoreline protective devices that currently protect the subject
property, and new shoreline protective devices are not necessary to protect future
development on the resultant parcels. A condition of approval is included waiving
the right to future shoreline protection devices.
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 and
Building Division standards and policies.
This coastal development permit does not include the construction of any new
structures. Subsequent construction of new residential structures will require the
approval of a separate coastal development permit.
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•All demolition activities would occur within the project site, and conditions are
included to ensure demolition materials are stored on-site. Thus, public access
between the boardwalk and subject property would not be impacted by the project.
•The project site is located between the nearest public road and the sea or
shoreline. The residential lot does not currently provide nor inhibit public
coastal access. Newport Beach Municipal Code 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 is a tentative parcel map for the purpose of subdividing an
existing lot into two distinct parcels and a coastal development permit for the
demolition of the existing residence. The demolition of the residence will not alter or
remove any access to the bay.
•On July 18, 2019, the Community Development Director approved Staff Approval No.
SA2019-004 (PA2019-085) finding the demolition of four units within one structure is
compliant with the Zoning Code Chapter 20.34 and Local Coastal Program
Implementation Plan Chapter 21.34 (Conversion or Demolition of
Affordable housing). The staff approval concluded that there will be no conversion
of residential to nonresidential uses, and none of the units are and/or were
occupied by low- and moderate-income families or persons.
Coastal Development Permit for Variance from Minimum Lot Width Standards
•The proposed project is to subdivide an existing 70-foot wide parcel into two 35-
foot wide parcels, where the Zoning Code (Title 20) and Local Coastal Program
Implementation Plan (Title 21) require a minimum lot width of 50 feet for newly
created lots. As previously stated, Title 20 includes a provision which allows for a
parcel to be subdivided to a minimum lot size not less than the original underlying
lots on the same block face in the same zoning district. The proposed 35-foot-wide
lots are consistent with the 30-foot to 40-foot wide lots contained on the original
block face within the same zoning district.
•Title 21 does not have the same provision that allows lots to be subdivided to a lot
size not less than the original underlying lots on the same block face in the same
coastal zoning district. Therefore, the applicant requests a variance to allow for two
35-foot-wide lots, where Title 21 requires a minimum of 50 feet.
•The existing 70-foot-wide lot is surrounded by two 30-foot-wide lots on both sides.
The proposed lot widths of 35 feet are consistent with the 30-foot to 40-foot lot
widths contained on the original block face within the same coastal zoning district.
Strict application of Title 21 would deny the property owners privileges enjoyed by
surrounding property owners.
•Title 21 allows for development standards to be modified or waived through the
approval of a coastal development permit. In this case, the requested variance is
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associated with Title 21 and there are no deviations requested to Title 20
standards. Therefore, the Zoning Administrator remains the review authority.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15332 under Class 32 (In-Fill Development) of the CEQA Guidelines, California
Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant
effect on the environment.
The Class 32 exemption applies to projects meeting all of the following conditions:
a. The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with the applicable zoning
designation and regulations;
b. The proposed development occurs within city limits on a project site of no more
than five acres substantially surrounded by urban uses;
c. The project site has no value as habitat for endangered, rare or threatened
species;
d. Approval of the project would not result in any significant effects relating to
traffic, noise, air quality or water quality; and
e. The site can be adequately served by all required utilities and public services.
The proposed project is consistent with the general plan designation as well as zoning
designation. The project site is less than five acres and is surrounded by residential
development. The parcel is substantially developed and is not within environmentally
sensitive areas. The proposed project was reviewed by the Public Works Department and
concerns with traffic were not found. No significant effects are anticipated for the lot with
regard to noise or air quality as the project is to demolish an existing four-unit residential
structure and to subdivide the existing parcel. The project was reviewed by the Public Works
and Fire Departments and it was determined that the proposed parcels will maintain
adequate access to both utilities and public services.
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.
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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. Lee, Assistant Planner
JM/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Coastal Hazards Report
ZA 4 Original Tract Map No. 907
ZA 5 Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING TENTATIVE PARCEL
MAP NO. NP2019-008 AND COASTAL DEVELOPMENT PERMIT
NO. CD2019-024 FOR THE DEMOLITION OF AN EXISTING
FOUR-UNIT RESIDENTIAL STRUCTURE AND THE
SUBDIVISION OF THE EXISTING PARCEL INTO TWO
SEPARATE PARCELS (PA2019-085)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Jeffery and Michele Bethel and Stephen and Shelly Ridge, with
respect to property located at 365 Via Lido Soud Units 1, 2, 3, and 4 and legally described
as Lot 923 and the southeasterly 10 feet of Lot 922 and half of lot 924, requesting approval
of a tentative parcel map and a coastal development permit.
2. The applicant requests a tentative parcel map and coastal development permit to subdivide
the property into two separate parcels. The coastal development permit result also includes
the demolition of an existing four-unit residential structure and waiver of the minimum lot
width standard associated with the proposed subdivision. No new construction is proposed
as a part of this project.
3. The subject property is located within the Multi-Unit Residential (RM) Zoning District and
the General Plan Land Use Element category is Multiple-Unit Residential (RM).
4. The subject property is located within the coastal zone and has a Coastal Land Use
Designation of Multiple Unit Residential (RM-E) and a Coastal Zoning District of Multi-Unit
Residential (RM).
5. On July 19, 2019, the Community Development Director approved Staff Approval No.
SA2019-004 (PA2019-085) finding the demolition of four units within one structure
compliant with Zoning Code Chapter 20.34 and Local Coastal Program Implementation
Plan Chapter 21.34 (Conversion or Demolition of Affordable Housing). The staff approval
concluded that there will be no conversion of residential to nonresidential uses, and none
of the units are and/or were occupied by low- and moderate-income families or persons.
6. A public hearing was held on September 26, 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.
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SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to the State
CEQA (California Environmental Quality Act) Guidelines under Class 32 (In-Fill
Development).
2. The Class 32 exemption applies to projects meeting all of the following conditions:
a. The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with the applicable zoning designation
and regulations;
b. The proposed development occurs within city limits on a project site of no more than
five acres substantially surrounded by urban uses;
c. The project site has no value as habitat for endangered, rare or threatened species;
d. Approval of the project would not result in any significant effects relating to traffic,
noise, air quality or water quality; and
e. The site can be adequately served by all required utilities and public services.
3. The proposed project is consistent with the general plan designation as well as zoning
designation. The project site is less than five acres and is surrounded by residential
development. The parcel is substantially developed and is not within environmentally
sensitive areas. The proposed project was reviewed by the Public Works Department and
concerns with traffic were not found. No significant effects are anticipated for the lot with
regard to noise or air quality as the project is to demolish an existing four-unit residential
structure and to subdivide the existing parcel. The project was reviewed by the Public
Works and Fire Departments and it was determined that the proposed parcels will maintain
adequate access to both utilities and public services.
Tentative Parcel Map for Subdivision
The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent
with the legislative intent of Title 20 (Planning and Zoning) of the Newport Beach Municipal
Code and is approved based on the following findings per Section 19.12.070 (Required
Findings for Action on Tentative Maps) of Title 19:
Finding:
A. That the proposed map and the design or improvements of the subdivision are consistent
with the General Plan and any applicable specific plan, and with applicable provisions of
the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1. The Tentative Parcel Map is for the purpose of subdividing an existing parcel into
two separate parcels. The existing structure is two stories and consists of four units
with an attached six-car garage. The proposed subdivision and improvements are
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consistent with the density of the RM Zoning District and the current General Plan
Land Use Designation (Multiple-Unit Residential).
2. The subject property is not located within a specific plan area.
3. The project has been conditioned to require public improvements, including the
reconstruction of sidewalks, curbs, and gutters along the Via Lido Soud frontage,
consistent with the Subdivision Code (Title 19).
Finding:
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The existing configuration of the lot has a maximum density of five units, as
restricted by the General Plan and Zoning Code (6,300 sq. ft. lot / 1,200 sq. ft.
minimum site area per unit = 5.25 or 5 units). The proposed subdivision would create
two separate 3,150-square-foot parcels. Each parcel would have a maximum
density of two units (3,150 sq. ft. / 1,200 sq. ft. minimum site area = 2.6 or 2 units),
resulting in a total of four units allowable on two lots.
2. Each lot is physically suitable for up to two units of development because they are
regular in shape.
3. Each lot would be accessible from Via Lido Soud and would be adequately served
by existing utilities.
4. The subject property is located near the Newport Bay, but is separated from the
water by a public boardwalk and small intertidal beach. A coastal hazards report,
prepared by GeoSoils, Inc. on September 16, 2019, concludes that the reconfigured
parcels will be developed safe from hazards, which includes shoreline movement,
waves and wave runup, and flooding with future sea level rise, for a minimum of 75
years. There are no shoreline protective devices serving the subject property, and
new shoreline protective devices are not necessary to protect future development
on the resultant parcels.
Finding:
C. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife or
their habitat. However, notwithstanding the foregoing, the decision making body may
nevertheless approve such a subdivision if an environmental impact report was prepared
for the project and a finding was made pursuant to Section 21081 of the California
Environmental Quality Act that specific economic, social, or other considerations make
infeasible the mitigation measures or project alternatives identified in the environmental
impact report.
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Facts in Support of Finding:
1. A four-unit structure will be demolished and the existing parcel will be subdivided into
two separate parcels. Future development would be limited to four units per maximum
density standards.
2. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat.
3. The project is categorically exempt under Section 15332 (Article 19 of Chapter 3),
of the California Environmental Quality Act (CEQA) Guidelines – Class 32 (In-Fill
Development).
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause serious
public health problems.
Facts in Support of Finding:
1. The Tentative Parcel Map is for the purpose of subdividing an existing lot into two
distinct parcels. All improvements associated with the project will comply with all
Building, Public Works, and Fire Codes, which are in place to prevent serious public
health problems. Public improvements will be required of the developer per Section
19.28.010 (General Improvement Requirements) of the Municipal Code and Section
66411 (Local Agencies to Regulate and Control Design of Subdivisions) of the
Subdivision Map Act. All ordinances of the City and all Conditions of Approval will
be complied with.
Finding:
E. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the
proposed subdivision. In this connection, the decision making body may approve a map if
it finds that alternate easements, for access or for use, will be provided and that these
easements will be substantially equivalent to ones previously acquired by the public. This
finding shall apply only to easements of record or to easements established by judgment of
a court of competent jurisdiction and no authority is hereby granted to the City Council to
determine that the public at large has acquired easements for access through or use of
property within a subdivision.
Fact in Support of Finding:
1. There is an existing 4-foot utility easement in favor of the City of Newport Beach
located directly behind the right of way of Via Lido Soud. The proposed subdivision
will not conflict with easements acquired by the public at large, for access through,
or use of property within the proposed development.
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Finding:
F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if
the land is subject to a contract entered into pursuant to the California Land Conservation
Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would
not be too small to sustain their agricultural use or the subdivision will result in residential
development incidental to the commercial agricultural use of the land.
Facts in Support of Finding:
1. The property is not subject to the Williamson Act because the subject property is
not designated as an agricultural preserve and is less than 100 acres in area.
2. The site is developed for residential use and is located in a Zoning District that
permits residential uses.
Finding:
G. That, in the case of a “land project” as defined in Section 11000.5 of the California Business
and Professions Code: (1) there is an adopted specific plan for the area to be included
within the land project; and (2) the decision making body finds that the proposed land project
is consistent with the specific plan for the area.
Fact in Support of Finding:
1. California Business and Professions Code Section 11000.5 has been repealed by
the Legislature. However, this project site is not considered a “land project” as
previously defined in Section 11000.5 of the California Business and Professions
Code because the project site does not contain 50 or more parcels of land.
2. The project is not located within a specific plan area.
Finding:
H. That solar access and passive heating and cooling design requirements have been satisfied
in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
1. The Tentative Parcel Map and any future improvements are subject to Title 24 of
the California Building Code that requires new construction to meet minimum
heating and cooling efficiency standards depending on location and climate. The
Newport Beach Building Division enforces Title 24 compliance through the plan
check and inspection process.
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Finding:
I. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City’s share of the regional
housing need and that it balances the housing needs of the region against the public service
needs of the City’s residents and available fiscal and environmental resources.
Fact in Support of Finding:
1. The subdivision would create two distinct parcels with the potential of up to two units
on each parcel. A single-family residence or a duplex would be consistent with the
RM Zoning District and with existing development in the community. Therefore, the
Tentative Parcel Map will not affect the City in meeting its regional housing need.
Finding:
J. That the discharge of waste from the proposed subdivision into the existing sewer system
will not result in a violation of existing requirements prescribed by the Regional Water
Quality Control Board.
Fact in Support of Finding:
1. The proposed subdivision would divide a parcel into two individual parcels and
would not create waste that would result in a violation of the existing requirements
prescribed by the Regional Water Quality Control Board.
Finding:
K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms
with the certified Local Coastal Program and, where applicable, with public access and
recreation policies of Chapter Three of the Coastal Act.
Fact in Support of Finding:
1. The subject property is within the Coastal Zone. The facts in support of findings Q
and R below are hereby incorporated by reference.
Deviation from Design Standards
Per Section 19.24.050.A of Title 19 (Lot Design, Lot Size), new subdivisions must meet the
applicable zoning district regulations stated in Title 20 (Zoning Code). Deviation from the design
standards set forth in Title 19 may be approved by the Zoning Administrator subject to specific
findings stated per Section 19.24.130.C. The proposed subdivision would create lots which do
not meet the lot width standards required by the Zoning Code for new subdivisions within the
RM Zoning District. The Zoning Code requires new subdivision interior lots to be 50 feet wide,
and have a lot area of 5,000 square feet. The proposed subdivided lots are 35 feet wide and
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3,150 square feet in area. The required findings to deviate from the standards and facts in
support of those findings are as follows:
Finding:
L. The requested deviations will create a land plan or development design equal or superior
to that under the baseline design standards in this Chapter.
Facts in Support of Finding:
1. The proposed lots are comparable in width, length, and area with the majority of the
original subdivision in which a majority of lots had widths between 30 and 40 feet
and depths of 90 feet. Since the original subdivision was created, some lots in the
vicinity have been re-subdivided but a majority of the lots remain between 30 and 40
feet in width. The proposed 35-foot-wide lots are consistent with Footnote 2 of Table
2-3 of the Zoning Code.
2. The proposed subdivision would create lot sizes not less than the original underlying
lots on the same block face in the same zoning district. The proposed subdivision
would divide the existing 70-foot-wide, 6,300-square-foot RM parcel into two 35-foot-
wide, 3,150-square-foot RM parcels, which are compatible with the pattern of the
surrounding subdivision.
3. The existing lot orientation with vehicular access from Via Lido Soud are maintained.
Finding:
M. The deviations will not negatively impact the carrying capacity of the local vehicular
circulation network.
Facts in Support of Finding:
1. The proposed subdivision would not negatively impact the carrying capacity of the
local vehicular circulation network. Although the proposed subdivision would create
one additional lot compared to the original subdivision, the potential amount of units
would decrease. As currently configured, the existing 70-foot-wide lot has the
development potential of five residential units. The proposed subdivision would
create two lots, each with a development potential of two units for a total of four units.
2. No improvements or changes are proposed that would cause additional capacity to
the roadways.
Finding:
N. The deviations will not negatively impact pedestrian circulation.
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Facts in Support of Finding:
1. The subdivision will not reduce, encroach or change the size or location of the Via
Lido Soud sidewalk.
2. The subdivision will not eliminate or impede pedestrian circulation provided that the
necessary improvements are provided in accordance with applicable Public Works
design standards and permitting.
Finding:
O. The resulting subdivision will be compatible with the pattern of surrounding subdivisions.
Facts in Support of Finding:
1. The subject property is located in a block that is designated RM by the General Plan
and Zoning Code. The proposed subdivision would divide an existing RM lot into two
RM lots.
2. The subject property is 70 feet wide and 6,300 square feet in area, which is the
largest lot within the same block face in the same zoning district. The proposed
subdivision would result in two 35-foot-wide, 3,150-square-foot lots which are more
compatible with the surrounding lots than the existing configuration.
Finding:
P. The resulting subdivision design and improvements will not be materially detrimental to the
residents or tenants of the proposed subdivision or surrounding properties, nor to public
health or safety.
Fact in Support of Finding:
1. The proposed subdivision to re-subdivide the existing parcel in a comparable manner
to the underlying legal lots would allow two units to be constructed on each lot in
accordance with the General Plan. Approval does not introduce an incompatible land
use, and the resulting subdivision design would not be detrimental to the residents
as vehicular and pedestrian access would be maintained. Any development must be
in accordance with the conditions of approval and the Municipal Code. The resulting
lot widths are consistent with the lot widths of the original subdivision or the existing
development pattern of the neighborhood.
Coastal Development Permit
The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent
with the legislative intent of Title 21 (Local Coastal Program Implementation Plan) of the
Newport Beach Municipal Code and approves the Coastal Development Permit based on the
following findings per Section 21.52.015.F of Title 21:
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Finding:
Q. That the proposed map conforms to all applicable sections of the certified Local Coastal
Program.
Facts in Support of Finding:
1. The Tentative Parcel Map is for the purposes of subdividing an existing lot into two
distinct parcels and meets all of the requirements of the Local Coastal Program,
including 21.30.025 (Coastal Subdivisions).
2. The proposed subdivision complies with Coastal Land Use Plan Policy 2.8.1-3, which
states that land divisions shall avoid hazardous areas and minimize risks to life and
property from coastal and other hazards. The proposed subdivision also complies with
Implementation Plan Section 21.30.025, which states that subdivisions within the
Coastal Zone shall be designed to avoid current hazardous areas, as well as areas that
may become hazardous due to future changes. Additionally, there shall be no division
of land near the shoreline unless the new or reconfigured parcels can be developed
safe from geologic and other hazards for a minimum of 75 years, and unless shoreline
protective devices are prohibited to protect development on the resultant parcels.
3. The proposed subdivision is located near the Newport Bay. However, a public
boardwalk and small intertidal beach separates the subject property from the water.
A coastal hazards report, prepared by GeoSoils, Inc. on September 16, 2019,
concludes that the reconfigured parcels will be developed safe from hazards, which
includes shoreline movement, waves and wave runup, and flooding with future sea
level rise, for a minimum of 75 years. The historical water elevation at the Newport
Bay is 7.7 feet North American Vertical Datum of 1988 (NAVD 88), and the projected
sea level rise (SLR) for a 75 year project is 2.9 feet. Therefore, the projected bay
level water level is 10.6 feet NAVD 88 (7.7 feet NAVD 88 + 2.9 feet SLR). The
finished site grade is approximately 11.0 feet NAVD 88, which makes it safe from up
to 3.3 feet of SLR. As conditioned, necessary adaptable measures shall be required
for future development of the lots to respond to the projected SLR.
4. There are no shoreline protective devices serving the subject property, and new
shoreline protective devices are not necessary to protect future development on the
resultant parcels. A condition of approval is included waiving the rights to future
shoreline protective devices.
5. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code and
Building Division standards and policies.
6. No natural or cultural resources are located on the site, which has been developed
for many years. The demolition will remove the existing residence, landscaping, and
hardscape improvements. Best management practices (BMP) will be required to
ensure that the demolition will not result in water quality impacts due to construction
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debris or run-off entering the waters of Newport Bay or onto adjacent properties. Any
construction of future residences will require separate coastal development permits.
Finding:
R. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is between the nearest public road and the sea or shoreline of any body of
water located within the coastal zone.
Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline.
The residential lot does not currently provide nor inhibit public coastal access. Newport
Beach Municipal Code 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 is a tentative parcel map for the
purpose of subdividing an existing lot into two distinct parcels and a coastal
development permit for the demolition of the existing residence. The demolition of the
residence will not alter or remove any access to the bay.
2. The public boardwalk between the subject property and the bay shall remain. The
public will continue to have access to the bay through a public walkway which has
multiple access points throughout Via Lido Soud.
In accordance with NBMC Section 21.52.090 (Relief from Implementation Plan Development
Standard), the Zoning Administrator may approve a waiver to a development standard of the
Implementation Plan only after making all of the following findings:
Finding:
S. The Zoning Administrator has considered the following:
i. Whether or not the development is consistent with the certified Local Coastal
Program to the maximum extent feasible; and
ii. Whether or not there are feasible alternatives that would provide greater consistency
with the certified Local Coastal Program and/or that are more protective of coastal
resources.
Facts in Support of Finding:
1. An alternative to the proposed subdivision is for the existing four-unit residential
structure to remain in place. The existing lot is 70 feet wide and 6,300 square feet in
area, whereas surrounding lots on the same block face vary between 30 feet and 40
feet wide, and between 2,700 and 4,500 square feet in area.
2. The existing structure does not offer any modulation or openings that provide views
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to the bay from Via Lido Soud. If the lot remains without the proposed subdivision, a
new residential structure could be similarly constructed without modulations and
openings. If the lot is subdivided as proposed, both 35-foot-wide lots would require
a 3-foot side yard setbacks which would create a visual opening to the bay as well
as reduce the overall mass compared to the existing structure.
3. The proposed subdivision results in less floor area that can be achieved than if the
subject parcel remained in its existing configuration. The proposed subdivision would
create two lots with maximum floor areas of 4,364.5 square feet each, totaling 8,729
square feet total (4,364.5 x 2 = 8,729). If the subject parcel remained in its existing
configuration, a total floor area of 8,849 square feet can be constructed.
4. There are no coastal resources to protect on the property.
Finding:
T. The granting of the variance is necessary due to special circumstances applicable to the
property, including location, shape, size, surroundings, topography, and/or other physical
features, the strict application of the development standards otherwise applicable to the
property denies the property owner privileges enjoyed by other property owners in the
vicinity and in the same coastal zoning district.
Facts in Support of Finding:
1. The subject property is located in the RM block of Tract 907. Within this block, the
original subdivision consisted of 23 lots, a majority of which ranged from 30 to 40
feet in width. The parcels were reconfigured over time and this block currently
contains 24 lots, a majority of which range from 30 to 70 feet in width. The subject
property is 70 feet wide and has an underlying configuration of Lot 923 (40 feet wide),
the southeasterly 10 feet of Lot 922, and the northwesterly 20 feet of Lot 924.
2. The proposed project is to subdivide an existing 70-foot-wide, 6,300-square-foot
parcel into two 35-foot-wide, 3,150-square-foot parcels, where the Zoning Code
(Title 20) and Local Coastal Program Implementation Plan (Title 21) require a
minimum lot width of 50 feet and minimum lot area of 5,000 square feet for newly
created interior lots. Title 20 includes a provision which allows for a parcel to be
subdivided to a minimum lot size not less than the original underlying lots on the
same block face in the same zoning district.
3. Title 21 does not contain the same provision that allows lots to be subdivided to a lot
size not less than the original underlying lots on the same block face in the same
zoning district.
4. The existing 70-foot-wide lot is surrounded by two 30-foot-wide lots on both sides.
The proposed lot widths of 35 feet are consistent with the 30-foot to 40-foot lot widths
contained on the original block face within the same zoning district. The existing lot
is 6,300 square feet in area. The proposed subdivision would create two 3,150-
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square-foot lots, where surrounding lots on the same block face range from 2,700 to
4,500 square feet. Strict application of Title 21 would deny the property owners
privileges enjoyed by surrounding property owners and allow for the development of
two 35-foot-wide lots which is more consistent with original underlying subdivision
pattern of the block.
Finding:
U. The variance complies with the findings required to approval a coastal development permit
in NBMC Section 21.52.015(F).
Fact in Support of Finding:
1. Facts in Support of Findings Q and R above are hereby incorporated by reference.
Finding:
V. The variance will not result in development that blocks or significantly impedes public
access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs.
Fact in Support of Finding:
1. The property does not currently provide access to the sea or shoreline, nor does it
provide access to any coastal parks, trails, or coastal bluffs.
2. Vertical access to the Newport Bay is available for the public from multiple access
points along Via Lido Soud. Lateral access is available in the form of a public
boardwalk between the bay and the subject property. The proposed project does not
result in development that will impede existing public access.
Finding:
W. The variance will not result in development that blocks or significantly impairs public views
to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas.
Facts in Support of Finding:
1. The project site is not located adjacent to a coastal view road or public viewpoint.
However, the site is located adjacent to a public accessway, as identified in the Coastal
Land Use Plan. Also, the project may be located within the viewshed of distant public
viewing areas. The proposed project is to demolish an existing four-unit residential
structure and to subdivide the existing property into two separate parcels. Although
there is no construction proposed as part of this project, there is a potential for two units
on each of the proposed parcels. Future development shall comply with all applicable
Local Coastal Program (LCP) development standards and shall be consistent with the
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existing neighborhood pattern of development. Furthermore, all improvements in the
front setback area of the subject property is limited to 42 inches from existing grade.
An investigation of the project site and surrounding area did not identify any other public
view opportunities. 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:
X. The variance will not result in development that has an adverse effect, either individually or
cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation or
wildlife species.
Fact in Support of Finding:
1. There are no coastal resources on the property nor are there any in the immediate
area that could be affected by its redevelopment as the property is separated from
the bay by a public boardwalk.
Finding:
Y. The granting of the variance will not be contrary to, or in conflict with, the purpose of this
Implementation Plan, nor to the applicable policies of the Local Coastal Program.
Fact in Support of Finding:
1. Facts in Support of Finding S above are hereby incorporated by reference.
SECTION 6. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. This project has been determined to be categorically exempt pursuant to the State
CEQA (California Environmental Quality Act) Guidelines under Class 32 (In-Fill
Development).
2. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map No. NP2019-008 and Coastal Development Permit No. CD2019-024, subject to the
conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
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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 26TH DAY OF SEPTEMBER, 2019.
_____________________________________
Rosalinh Ung, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
PLANNING
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. 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 19 (Subdivisions) and Title 21 (Local Coastal
Program Implementation Plan) of the Newport Beach Municipal Code.
3. Prior to map recordation, 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.
4. Prior to map recordation, 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. This letter shall be scanned into the plan set prior to building permit issuance.
5. Necessary adaptable measures shall be required for future development of the lots to
respond to the projected SLR based on the Medium-High Risk Aversion estimates.
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. 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
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31, outside of the peak nesting period. If such activities must occur inside the peak
nesting season from February 1 to August 15, compliance with the following is required
to prevent the taking of Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
9. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Demolition Plan.
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. Stockpiles and
construction materials shall be covered, enclosed on all sides, 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
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to property or improvements in the vicinity or if the prop erty is operated or maintained
so as to constitute a public nuisance.
16. 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.
17. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of the Bethel and Ridge Demolition and Subdivision including, but not limited to,
Tentative Parcel Map No. NP201 9-008 and Coastal Development Permit No. CD201 9-024
(PA2019-085). 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.
PUBLIC WORKS
18. A parcel map shall be recorded. The map shall be prepared on the California coordinate
system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the
Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphic
file of said map in a manner described in Section 7 -9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Sub division Manual, Subarticle 18. The
Map to be submitted to the City of Newport Beach shall comply with the City’s CADD
Standards. Scanned images will not be accepted.
19. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Section s 7 -9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subd ivision Manual, Subarticle 18. Monuments
(one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved
by the Subdivision Engineer. Monuments shall be protected in place if installed prior to
completion of construction project.
20. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
21. An encroachment permit is required for all work activities within the public right -of-way.
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22. Any existing broken and/or otherwise damaged curb and pavement alo ng the Via Lido
Soud frontage shall be reconstructed.
23. All existing overhead utilities shall be undergrounded.
24. An encroachment permit/agreement shall be obtained for any non-standard
improvements within a 4-foot wide Public Utilities Easement along Via Li do Soud.
25. Each parcel shall be served by its individual water service/meter and sewer
lateral/cleanout to be constructed per City Standards.
26. All improvements shall comply with the City’s sight distance requirement. See City
Standard 110-L.
27. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right -of-way could be
required at the discretion of the Public Works Inspector.
25
03/13/2018
Attachment No. ZA 2
Vicinity Map
26
03/13/2018
VICINITY MAP
Coastal Development Permit No. CD2019-024
Tentative Parcel Map No. NP2019-008
PA2019-085
365 Via Lido Soud, Units 1, 2, 3, and 4
Subject Property
27
03/13/2018
Attachment No. ZA 3
Coastal Hazards Report
28
Geotechnical C Geologic C Coastal C Environmental
5741 Palmer Way C Carlsbad, California 92010 C (760) 438-3155 C FAX (760) 931-0915 C www.geosoilsinc.com
September 16, 2019 WO S7677
Mr. Jeff Bethel & Mr. Steve Ridge
365 Via Lido Soud
Newport Beach CA 92663
SUBJECT: Coastal Hazard and Sea Level Rise Discussion for a Parcel map and
Demolition of the Existing Structures, 361 Via Lido Soud, Newport Beach,
Orange County, California.
Dear Mr. Bethel & Mr. Ridge:
In accordance with your request and authorization, GeoSoils, Inc. (GSI) is pleased to
provide this discussion regarding the potential coastal hazards, including the impact of
future sea level rise (SLR), on the proposed parcel map and demolition of the structures
at 365 Via Lido Soud in Newport Beach, California. The purpose of this report is to provide
the hazard information for your permit application typically requested by the City of Newport
Beach and the California Coastal Commission (CCC). Our scope of work includes a review
of the State of California Sea-Level Rise (SLR) Policy Guidance document (March 2018),
CCC SLR Guidance (November 2018), a review of City of Newport Beach Municipal Code
(NBMC) 21.30.15.E.2, a discussion of the proposed project, a site inspection, and
preparation of this letter report.
INTRODUCTION
The proposed project is a parcel map and demolition of existing structures, in the City of
Newport Beach. Figure 1, downloaded from Google Maps (Bird’s Eye View), shows the
site in relation to the adjacent properties, the public boardwalk, an intertidal beach, and the
navigation channel within Newport Bay. The current parcel is rectangular shaped, about
70 feet by 90 feet. The proposed project will create two bay front parcels each about 35
feet and 90 feet. The estimated finished grade at the site is +11.0 feet NAVD88. The top
of the City of Newport Beach owned boardwalk is at about elevation 8.5 NAVD88. The site
is currently mapped by FEMA to be in the unshaded X Zone, with the adjacent bay mapped
in the AE Zone, with a base flood elevation of +8 feet NAVD88. The elevation of the Via
Lido Soud crown is about +12 feet NAVD88, and the street flow line elevation is about
+11.2 feet NAVD88.
29
2
Figure 1. Subject site, 365 Via Lido Soud, adjacent properties, public boardwalk, and
Newport Bay channel.
DATA & DATUM
The datum used in this report is NAVD88, which is about 2.62 feet below the mean tide
level (MTL). The units of measurement in this report are feet (ft), pounds force (lbs), and
seconds (sec). Site elevations were taken from a topographic map prepared by Forkert
Engineering and Surveying, Inc., dated 10/26/18. A site reconnaissance was performed
in July 2019. The offsite walkway/boardwalk was observed to be in good condition. There
is a small (about 5 feet wide) supra-tidal beach fronting an intertidal beach bayward of the
boardwalk.
HAZARD ANALYSIS
Typically, potential coastal hazards are discussed for a time period associated with the
“design life” of the development. The proposed project/development, a parcel map and
structure demolition has a very short design life. The design life is essentially over after the
demolition is completed. There are three different potential shoreline hazards identified at
this site: shoreline movement/erosion, waves and wave runup, and flooding. In as much
as the life of the development is short none of these hazards will impact the proposed
development. However, a longer design life of 75 years will be discussed in consideration
of the “life” of the new lots. For ease of review, each of these hazards will be analyzed
and discussed separately, followed by a summary of the analysis including conclusions
and recommendations, as necessary.
30
3
Shoreline Erosion Hazard
There is no actual shoreline on the site proper. The site is behind the public boardwalk
and at an elevation well above the influence of sediment transport within the bay. There
is a small intertidal beach bayward of the public walkway. However, shoreline erosion will
not impact the site over the life of the property.
Current Flooding Hazard
The National Oceanographic and Atmospheric (NOAA) National Ocean Survey tidal data
station closest to the site with a long tidal record (Everest International Consultants Inc.
(EICI), 2011) is located at Los Angeles Harbor (Station 94106600). The tidal datum
elevations are as follows:
Mean High Water 4.55 feet
Mean Tide Level (MSL) 2.62 feet
Mean Low Water 0.74 feet
NAVD88 0.0 feet
Mean Lower Low Water -0.2 feet
During storm conditions, the sea surface rises along the shoreline (super-elevation) and
allows waves to break closer to the shoreline and runup on the beach. Super-elevation of
the sea surface can be accounted for by: wave set-up, wind set-up and inverse barometer,
wave group effects and El Niño sea level effects. The historical highest ocean water
elevation at the Los Angeles Harbor Tide station is +7.72 feet NAVD88 on January 10,
2005. In addition, EICI reported that the elevation of 7.71 feet NAVD88 is the 1% water
elevation. For this analysis the historical highest water elevation will be +7.7 feet NAVD88.
The proposed project, with finished site elevations of about +11.0 feet NAVD88 is currently
safe from flooding, and will be for many decades.
Future Tide Levels Due to Sea Level Rise
The California Coastal Commission (CCC) SLR Guidance document recommends that a
project designer determine the range of SLR using the “best available science.” When the
SLR Guidance document was adopted by the CCC in 2015, it stated that the best available
science for quantifying future SLR was the 2012 National Research Council (NRC) report
(NRC, 2012). The NRC (2012) is no longer considered the state of the art for assessing
the magnitude of SLR in the marine science communities. The California Ocean
Protection Council (COPC) adopted an update to the State’s Sea-Level Rise Guidance in
March 2018 and is currently the best available science. These new estimates are based
upon a 2014 report entitled “Probabilistic 21st and 22nd century sea-level projections at
a global network of tide-gauge sites” (Kopp el at, 2014). This update included SLR
estimates and probabilities for Los Angeles Harbor the closest SLR estimates to Newport
Beach. These SLR likelihood estimates are provided below in Figure 2 taken from the
Kopp et al 2014 report. The report provides SLR estimates based upon various carbon
emission scenarios known as a “representative concentration pathway” or RCP. Figure 2
31
4
provides the March 2018 COPC data (from the Kopp et al 2014 report) with the latest SLR
adopted estimates (in feet) and the probabilities of those estimate to meet or exceed the
1991-2009 mean, based upon the best available science.
Figure 2. Table from Kopp et al (2014) and COPC 2018, providing current SLR estimates
and probabilities for the Los Angeles Harbor tide station.
This table illustrates that SLR in the year 2100 for the likely range, and considering the
most onerous RCP (8.5), is 1.3 feet to 3.2 feet above the 1991-2009 mean. The Newport
Beach City Council approved the use of the high estimate of the “low risk aversion”
scenario, which is 3.2 feet SLR by the year 2100. Interpolating between the years 2090
and 2100 provides a SLR of 2.9 feet in the year 2095. The design historical water elevation
at the for Newport Bay is elevation +7.7 feet NAVD88 (Moffatt & Nichol 1% water
elevation). If 2.9 feet is added to this 7.7 feet NAVD88 elevation, then future design
maximum water level 10.6 feet NAVD88 is determined.
Because the actual project life is short, a year or so, SLR will not impact it. For the actual
new lots, a longer design life of 75 years will be analyzed. The “likely” sea level rise for a
75 year project is 2.9 feet. This SLR would account for future extreme bay water level in
the range of 10.6 feet NAVD88 (7.7 feet NAVD88 + 2.9 feet SLR). There is also a 0.5%
chance that SLR will be about 5.4 feet for future development. As stated before, the
present maximum (1%) historical water elevation at the site, including El Niño effects, is
~+7.7 feet NAVD88. Based upon the elevation of the City boardwalk, the extreme Newport
Bay water level will exceed the height of the existing walkway when SLR is 0.8 feet or
greater. For the likely COPC SLR estimate range (high emissions) the walkway is safe
from flooding until about the year 2050. The finished site grade is about +11.0 feet
NAVD88. The site is safe from flooding from up to 3.3 feet of SLR, which may occur in
32
5
about the year 2100 under the likely SLR estimate. It should be noted that, if SLR is
higher, flooding will not occur constantly but rather only a few times a month, at the full
moon and new moon, for a period of about 1 hour. For future development of the lots,
adaptable measures may be necessary to respond to SLR based on the Medium-High Risk
Aversion estimates.
Waves and Wave Runup
The potential surface gravity waves (ocean swell), boat wakes and wind waves to arrive
at this site is nil.
Tsunami
Tsunami are waves generated by submarine earthquakes, landslides, or volcanic action.
Lander, et al. (1993) discusses the frequency and magnitude of recorded or observed
tsunami in the southern California area. James Houston (1980) predicts a tsunami of less
than 5 feet for a 500-year recurrence interval for this area. Legg, et al. (2002) examined
the potential tsunami wave runup in southern California. While this study is not specific to
the site, it provides a first order analysis for the area. The Legg, et al. (2002) report
determined a maximum open ocean tsunami height of less than 2 meters. The maximum
tsunami runup in the Newport Beach open coast area is less than 1 meters in height. Any
wave, including a tsunami, that approaches the site in will be refracted, modified, and
reduced in height by the Newport jetties, and as it travels into the bay. Due to the
infrequent nature and the relatively low 500-year recurrence interval tsunami wave height,
and the elevation of the proposed improvements, the site is reasonably safe from tsunami
hazards.
It should be noted that the site is mapped within the limits of the California Office of
Emergency Services tsunami innundation map, Newport Beach Quadrangle (State of
California, 2009). The tsunami inundation maps are very specific as to their use. Their use
is for evacuation planning only. The limitation on the use of the maps is clearly stated in
the PURPOSE OF THIS MAP on every quadrangle of California coastline. In addition, the
following paragraph is taken from the CalOES Local Planning Guidance on Tsunami
Response concerning the use of the tsunami inundation maps.
Inundation projections and resulting planning maps are to be used for emergency
planning purposes only. They are not based on a specific earthquake and tsunami.
Areas actually inundated by a specific tsunami can vary from those predicted. The
inundation maps are not a prediction of the performance, in an earthquake or
tsunami, of any structure within or outside of the projected inundation area.
The City of Newport Beach and County of Orange have clearly marked tsunami evacuation
routes for the entire Newport Beach/Bay area.
33
6
CITY OF NEWPORT BEACH INFORMATION
Coastal Hazards Report (NBMC 21.30.15.E.2):
i. A statement of the preparer’s qualifications;
Mr. Skelly is Vice President and Principal Engineer for GeoSoils, Inc. (GSI). He has
worked with GSI for several decades on numerous land development projects
throughout California. Mr. Skelly has over 40 years experience in coastal
engineering. Prior to joining the GSI team, he worked as a research engineer at the
Center for Coastal Studies at Scripps Institution of Oceanography for 17 years.
During his tenure at Scripps, Mr. Skelly worked on coastal erosion problems
throughout the world. He has written numerous technical reports and published
papers on these projects. He was a co-author of a major Coast of California Storm
and Tidal Wave Study report. He has extensive experience with coastal processes
in southern California. Mr. Skelly also performs wave shoring and uprush analysis
for coastal development, and analyzes coastal processes, wave forces, water
elevation, longshore transport of sand, and coastal erosion.
ii. Identification of costal hazards affecting the site;
As stated in this hazard analysis, for a short design life project there are no coastal
hazards. However, for a longer design life, the typical coastal hazards to consider
are shoreline erosion, flooding, and wave/wake impacts. There is a small intertidal
beach near the site but it is not part of the site. Boat wakes and wind waves are too
small, even with sea level rise (SLR), to potentially flood the lot. There is no
potential coastal hazard of flooding of the lots for SLR less than 3.3 feet. For future
development of the lots, adaptable measures may be necessary to respond to SLR
based on the Medium-High Risk Aversion estimates.
iii. An analysis of the following conditions:
1. A seasonally eroded beach combined with long-term (75 year)
erosion factoring in sea level rise;
There is a stable intertidal beach near the site. There are no seasonal
changes in the beach. As SLR occurs the intertidal beach may become
smaller or disappear altogether.
2. High tide conditions, combined with long-term (75 year) projections
for sea level rise;
Using the likely CCC SLR estimate over a 75-year design life, the SLR in the
year ~2095 is 2.9 feet. This SLR would account for future extreme bay water
level of 10.6 feet NAVD88 (7.7 feet NAVD88 + 2.9 feet SLR). There is a
0.5% chance that SLR will be about 5.4 feet in 75 years.
34
7
3. Storm waves from a one hundred year event or storm that compares
to the 1982/83 El Nino event;
No ocean waves can reach the site.
4. An analysis of bluff stability; a quantitative slope stability analysis
that shows either that the bluff currently possesses a factor of safety
against sliding of all least 1.5 under static conditions, and 1.1 under
seismic (pseudostatic conditions); or the distance from the bluff edge
needed to achieve these factors of safety; and
There is no bluff fronting the site. This condition does not occur at the site.
5. Demonstration that development will be sited such that it maintains
a factor of safety against sliding of at least 1.5 under static conditions
and 1.1 under seismic (pseudostatic) conditions for its economic life
(generally 75 years). This generally means that the setback necessary
to achieve a factor of safety of 1.5 (static) and 1.1 (pseudostatic) today
must be added to the expected amount of bluff erosion over the
economic life of the development (generally 75 years);
There is no bluff fronting the site. There is no potential for sliding. This
condition does not occur at the site.
iv. On sites with an existing bulkhead, a determination as to whether the
existing bulkhead can be removed and/or the existing or a replacement
bulkhead is required to protect existing principal structures and adjacent
development or public facilities on the site or in the surrounding areas; and
There is no bulkhead on the site.
v. Identification of necessary mitigation measures to address current
hazardous conditions such as siting development away from hazardous areas
and elevating the finished floor of structures to be at or above the base floor
elevation including measures that may be required in the future to address
increased erosion and flooding due to sea level rise such as waterproofing,
flood shields, watertight doors, moveable floodwalls, partitions, water-
resistive sealant devices, sandbagging and other similar flood-proofing
techniques.
The site is safe from the coastal hazard of flooding by the finished elevation
of the lots. For future development of the lots, adaptable measures may be
necessary to respond to SLR based on the Medium-High Risk Aversion
estimates. It is important to point out that SLR will not impact this property
alone. It will impact all of the Newport Bay low lying areas. The public
streets throughout the Newport Beach coastal area, including the Balboa
35
8
Peninsula and Balboa Island, will flood with lower SLR well before the
residence floods. It is very likely that the community will soon adopt some
of the SLR adaptation strategies that are currently being considered by the
City of Newport Beach. These strategies involve raising, or adding/replacing
the bulkheads, beaches and walkways that surround the bay, and
waterproofing. These are a regional adaptation strategies.
CONCLUSIONS
• The proposed project has a short design life. However, the analysis herein
considers the coastal hazards associated with the two new lots over 75 years.
Based on the finished elevation of the lots, +11.0 feet NAVD88, they are safe from
flooding with up to 3.3 feet of SLR. For the SLR range currently used by the City
of Newport Beach this is about the year 2100.
RECOMMENDATIONS
Based upon the analysis and discussion herein, the proposed development is reasonably
safe from coastal hazards for the next 75 years including shoreline movement, waves and
wave runup, and flooding with future SLR for the next 75 years. It should be noted that
future flooding hazards due to SLR are shared by all development around Newport Bay.
The public roads for access to the site will be impassable due to ocean flooding long
before the flood water level approaches the elevation of the lots. SLR impacts will be a
regional problem and only solved by a regional management plan. The proposed City of
Newport Beach bulkhead modification/replacement plan will likely mitigate any SLR
impacts on the community. The proposed project will neither create nor contribute
significantly to erosion, geologic instability, or destruction of the site or adjacent area.
The opportunity to be of service is sincerely appreciated. If you should have any
questions, please do not hesitate to contact me.
Respectfully submitted,
GeoSoils, Inc.
David W. Skelly MS, PE
RCE#47857
36
9
REFERENCES
Everest International Consultants, Inc., 2011, Assessment of seawall structure integrity and
potential for seawall over-topping for Balboa Island and Little Balboa Island, main report,
No Project No., dated April 21.
Kopp, Robert E., Radley M. Horton Christopher M. Little Jerry X. Mitrovica Michael
Oppenheimer D. J. Rasmussen Benjamin H. Strauss Claudia Tebaldi Radley M. Horton
Christopher M. Little Jerry X. Mitrovica Michael Oppenheimer D. J. Rasmussen Benjamin
H. Strauss Claudia Tebaldi “Probabilistic 21st and 22nd century sea-level projections at
a global network of tide-gauge sites” First published: 13 June 2014
Newport Beach, “Waterfront Project Guidelines and Standards, Harbor Design Criteria
Commercial & Residential Facilities,” 2017 Edition
NOAA, 2018, Web Site, Maps http://anchor.ncd.noaa.gov/states/ca.htm Tidal Datums
http://www.opsd.nos.noaa.gov/cgi-bin/websql/ftp/query_new.pl
State of California, County of Orange, 2009, “Tsunami Inundation Map for Emergency
Planning, Newport Beach Quadrangle,” 1:24,000 scale, dated June 1.
State of California Sea Level Rise Guidance 2018 Update, by Ocean Protection Council,
dated in March 2018.
37
Tmplt: 03/13/18
Attachment No. ZA 4
Original Tract Map No. 907
38
39
40
Tmplt: 03/13/18
Attachment No. ZA 5
Project Plans
41
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) NOTES
1. In the case of emergency, call JEFF BETHEL at Cell Phone# (949) 294-5333.
2. Sediment from areas disturbed by construction shall be retained on site using structural
controls to the maximum extent practicable.
3. Stockpiles of soil shall be properly contained to minimize sediment transport from the site to
streets, drainage facilities or adjacent properties via runoff, vehicle tacking, or wind.
4. Appropriate BMP’ for construction-related materials, wastes, spills shall be implemented to
minimize transport from the site to streets, drainage facilities, or adjoining properties by wind or
runoff.
5. Runoff from equipment and vehicle washing shall be contained at construction sites unless
treated to reduce or remove sediment and other pollutants.
6. All construction contractor and subcontractor personnel are to be made aware or the required
best management practices and good housekeeping measures for the project site and any
associated construction staging areas.
7. At the end of each day of construction activity all construction debris and waste materials shall
be collected and properly disposed in trash or recycle bins.
8. Construction sites shall be maintained in such a condition that an anticipated storm does not
carry wastes or pollutants off the site. Discharges of material other than stormwater only when
necessary for performance and completion of construction practices and where they do not:
cause or contribute to a violation of any water quality standard; cause or threaten to cause
pollution, contamination, or nuisance; or contain a hazardous substance in a quantity reportable
under Federal Regulations 40 CFR Parts 117 and 302.
9. Potential pollutants include but are not limited to: solid or liquid chemical spills; wastes from
paints, stains, sealants, glues, limes, pesticides, herbicides, wood preservatives and solvents;
asbestos fibers, paint flakes or stucco fragments; fuels, oils, lubricants, and hydraulic, radiator or
battery fluids; fertilizers, vehicle/equipment wash water and concrete wash water; concrete,
detergent or floatable wastes; wastes from any engine/equipment steam cleaning or chemical
degreasing and superchlorinated potable water line flushing.
During construction, permittee shall dispose of such materials in a specified and controlled
temporary area onsite, physically separated from potential stormwater runoff, with ultimate
disposal in accordance with local, state and federal requirements.
10. Dewatering of contaminated groundwater, or discharging contaminated soils via surface
erosion is prohibited. Dewatering of non-contaminated groundwater requires a National Pollutant
Discharge Elimination System Permit from the respective State Regional Water Quality Board.
11. Graded areas on the permitted area perimeter must drain away from the face of slopes at the
conclusion of each working day. Drainage is to be directed toward desiliting facilities.
12. The permittee and contractor shall be responsible and shall take necessary precautions to
prevent public trespass onto areas where impounded water creates a hazardous condition.
13. The permittee and contractor shall inspect the erosion control work and insure that the work is
in accordance with the approved plans.
14. The permittee shall notify all general contractors, subcontractors, material suppliers, lessees,
and property owners; that dumping of chemicals into the storm drain system or the watershed is
prohibited.
15. Equipment and workers for emergency work shall be made available at all times during the
rainy season. Necessary materials shall be available on site and stockpiled at convenient
locations to facilitate rapid construction of temporary devices when rain is imminent.
16. All removable erosion protective devices shall be in place at the end of each working day
when the 5-Day Rain Probability Forecast exceeds 40%.
17. Sediments from areas disturbed by construction shall be retained on site using an effective
combination of erosion and sediment controls to the maximum extent practicable, and stockpiles
of soil shall be properly contained to minimize sediment transport from the site to streets,
drainage facilities of adjacent properties via runoff, vehicle tracking, or wind.
18. Appropriate BMP’s for construction-related materials, wastes, spills or residues shall be
implemented and retained on site to minimize transport from the site to streets, drainage facilities,
or adjoining property by wind or runoff. DEMOLITION PLAN1
OF
SHEET
SHEETS2
DEMOLISH EXISTING 4 UNIT
RESIDENTIAL HOUSING COMPLEX
WITH ATTACHED 6 CAR GARAGE
DEMO ALL ON-SITE IMPROVEMENTS
EXISTING PROPERTY LINE WALLS TO
REMAIN.
DRY SEASON REQUIREMENTS (MAY-SEPTEMBER)
1. WIND EROSION BMPS (DUST CONTROL) SHALL BE IMPLEMENTED
2. SEDIMENT CONTROL BMPS SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN
INLETS.
3. BMPS TO CONTROL OFF-SITE SEDIMENT TRACKS SHALL BE IMPLEMENTED AND MAINTAINED
4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPS SHALL BE IMPLEMENTED
TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS
5. APPROPRIATE NON-STORM WATER BMPS SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF
STORM WATER FROM CONSTRUCTION ACTIVITIES.
6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT
CONTROL BMPS AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48
HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED , 50% CHANCE OF
RAIN.
7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPS (AT THE SITE PERIMETER.
SITE SLOPES AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES
FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN
PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION
BMPS AS DESCRIBED IN ITEM H ARE NOT CONSIDERED TO BE EXPOSED FOR PURPOSES OF THIS
REQUIREMENT.
8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPS (PHYSICAL OR VEGETATION SHOULD COMMENCE AS
SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETED FOR ANY PORTION OF THE SITE). STANDBY BMP
MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED.
WET SEASON REQUIREMENTS (OCTOBER-APRIL)
1. WHERE APPROPRIATE SEDIMENT CONTROL BMPS SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL
OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION
FOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON.
2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPS (TEMPORARY OR PERMANENT) SHALL BE
INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON.
THESE BMPS MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMPS FAILS, IT MUST BE
REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO.
THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE
CIRCUMSTANCES IN SHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP,
OR ADDITIONAL BMPS SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION
3. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE
ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPS PRIOR
TO A PREDICTED RAIN STORM.
4. A DISTURBED AREA THAT IS NOT COMPLETED OR THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA)
SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPS (EROSION AND
SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE
AREAS. EROSION AND SEDIMENT CONTROL BMPS MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING
PADS, UNFINISHED ROADS, AND SLOPES.
5. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT BMPS NECESSARY TO
COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT
DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION
USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPS ARE NOT
CONSIDERED TO BE EXPOSED FOR PURPOSES OF THIS REQUIREMENT.
ADDRESS LIVING AREA
361 1,550 SF
363(A) 525 SF
363 (B) 650 SF
365 1,900 SF
4,625 SF
CRAIG S. HAMPTON
I N C O R P O R A T E D
DESIGNING QUALITY CUSTOM HOMES SINCE 1979
5500 E. Q UARTERSAWN STREET ~ BOISE, IDAHO 83716
(949) 209-8883
craig@craigshampton.com
www.craigshampton.com
EROSION CONTROL- SANDBAGS 2 LAYERS HIGH
6 FT. HIGH TEMPORARY CONSTRUCTION FENCE
LEGEND
DEMO PLAN NOTES
ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST.
SEWER LINE SHALL BE CAPPED
ALL BASEMENT FILLS SHALL BE CLEAN AND UNIFORM
STREETS AND SIDEWALKS ARE TO REMAIN CLEAN AND CLEAR
EROSION CONTROL DEVICES SHALL BE AVAILABLE ON SITE BETWEEN
OCTOBER 15 AND MAY 15.
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.
TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED
AND MAINTAINED FOR THE DURATION OF THE PROJECT.
PEDESTRIAN CANOPY PROTECTION REQUIRED IF DEMOLITION WITHIN
10 FEET OF PUBLIC SIDEWALK.
3-06-19
3/7/1942
DEMOLITION PLAN2
OF
SHEET
SHEETS2
43
SCALE: 1" = 1 O'
EXISTING PARCELS: 1
ACREAGE: 0.145 AC.
DA TE OF PREPARATION
APRIL, 2019
OWNER / DEVELOPER
JEFFREY JAMES BETHEL AND MICHELE MARIE BETHEL,
TRUSTEES OF 2010 BETHEL FAMILY TRUST
DATED JANUARY 29, 2010
STEPHEN JOHN RIDGE AND SHELLEY MARIE RIDGE,
TRUSTEES OF THE STEPHEN JOHN RIDGE AND SHELLEY
MARIE RIDGE AB LIVING TRUST DATED MAY 22, 2010
SITE ADDRESS
365 VIA LIDO SOUD
NEWPORT BEACH, CA 92663
ZONING
R1
PROPOSED USE OF LAND
RESIDENTIAL
NUMBER OF PARCELS
TWO
FLOOD ZONE
ZONE X
EASEMENTS
THERE ARE NO EASEMENTS OF RECORD
AFFECTING THE SUBJECT PROPERTY
SURVEYOR
FORKERT ENGINEERING & SURVEYING INC.
MICHAEL A. FORKERT P.L.S.
22311 BROOKHURST ST.
HUNTINGTON BEACH, CA. 92646
(714) 963-6793
MICHAEL A. FORKER.L.s. 5662
4 23 19
DATE
NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND
PROFESSIONAL CODE STATES THAT THE USE OF THE WORD
CERTIFY OR CERTIFICATION BY A LICENSED LAND SURVEYOR
IN THE PRACTICE OF LAND SURVEYING OR THE PREPARATION
OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER
SURVEYING DOCUMENTS ONLY CONSTITUTES AN EXPRESSION
OF PROFESSIONAL OPINION REGARDING THOSE FACTS OR
FINDINGS WHICH ARE THE SUBJECT OF THE CERTIFICATION
AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE.
EITHER EXPRESSED OR IMPLIED.
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TENTATIVE
PARCEL No. 2019-126
IN THE CITY OF NEWPORT BEACH
COUNTY OF ORANGE, STATE OF CALIFORNIA
REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA,
DESCRIBED AS FOLLOWS:
LOT 923 & THE SOUTHEASTERLY 1 O' OF LOT 922 & THE NORTHWESTERY HALF OF LOT 924 OF
TRACT NO. 907 IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA,
AS PER MAP RECORDED IN BOOK 28, PAGES 25-36 OF MISCELLANEOUS MAPS, IN THE OFFICE
OF THE COUNTY RECORDER OF SAID COUNTY.
APN: 423-167-04
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~ I LOT 923 LOT 924
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SHEET 1 OF 1 SHEETS
UTILITY NOTES
GAS -
SOUTHERN CALIFORNIA GAS COMPANY
(800) 427-2200
ELECTRICITY -
SOUTHERN CALIFORNIA EDISON COMPANY
(800) 655-4555
CABLE -
TIME WARNER COMUNICATIONS
(888) 892-2253
WATER -
CITY OF NEWPORT BEACH
(949) 644-3309
SEWER -
CITY OF NEWPORT BEACH
(949) 644-3309
TELEPHONE -
AT&T
(800) 331-0500
TRASH -
CITY OF NEWPORT BEACH
(949) 644-3309
SEWER AND STORM DRAIN
TIE INTO EXISTING CITY FACILITY.
SURVEYORS NOTE
THIS PROJECT IS A 19.24.130 (B) DEVIATION
FROM DESIGN STANDARDS. BOUNDARY AND
TOPOGRAPHIC MEASUREMENTS SHOWN HEREON
ARE BASED ON TOPOGRAPHIC CONDITIONS AND
FOUND MONUMENTS IN THE COURSE OF A FIELD
SURVEY PERFORMED IN OCTOBER OF 2018.
DETAILED BOUNDARY AND MONUMENT
INFORMATION WILL BE REFLECTED ON THE FINAL
PARCEL MAP.
BENCHMARK
OCS BENCHMARK NB3-12-70
DESCRIBED BY OCS 2002-FOUND 3 3/4" OCS
ALUMINUM BENCHMARK DISK STAMPED
"NB3-12-70", SET IN THE NORTHWEST CORNER
OF A 4 FT. BY 4.5 FT. CONCRETE CATCH
BASIN. MONUMENT IS LOCATED IN THE
SOUTHEAST CORNER OF THE INTERSECTION OF
VIA LIDO SOUD AND PIAZZA GENOA, 19.3 FT.
NORTHEAST OF THE CENTERLINE OF VIA LIDO
SOUD AND 4 FT. EASTERLY OF THE SOUTHEAST
BEGINNING OF CURB RETURN. MONUMENT IS
LEVEL WITH SIDEWALK.
ELEVATION = 11.852' (NAVD88)
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44