HomeMy WebLinkAbout20191024_ZA_Staff ReportCITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 24, 2019
Agenda Item No. 5
SUBJECT: Campbell Residence (PA2019-142)
Coastal Development Permit No. CD2019-035
SITE LOCATION: 605 Via Lido Soud
APPLICANT: South Coast Architects
OWNER: Argyle & Bridget Campbell
PLANNER: Liane Schuller, Planning Consultant
949-644-3200, lschuller@newportbeachca.gov
LAND USE AND ZONING
x General Plan: RS-D (Single-Unit Residential Detached)
x Zoning District: R-1 (Single-Unit Residential)
x Coastal Land Use Category: RSD-C (Single-Unit Residential Detached) (10.0-19.9
DU/AC)
x Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A request for a coastal development permit to allow the demolition of an existing single-
family residence and construction of a new 3,015-square-foot, single-family residence with
an attached 500-square-foot, 2-car garage. The project includes accessory appurtenances
such as walls, fences, patios, drainage devices, and landscaping. The property contains a
private bulkhead which is proposed to be raised in conjunction with the construction of the
project. The project complies with all applicable development standards including height,
setbacks, and floor area limits, and no deviations are requested. All proposed improvements
are located within the confines of the private property.
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) of the CEQA Guidelines, 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. CD2019-035 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
x The subject property is located in the R-1 (Single-Unit Residential) Coastal Zoning
District, which provides for detached single-unit residential development 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.
x On October 3, 2019, the Community Development director approved Staff Approval
No. SA2019-005 finding that the height of a proposed deck and railing on the private
property within the waterfront setback area may be measured from the finish floor of
the existing patio rather than from the sand below. The staff approval concluded that
existing grades within the setback include depressed areas which, if used as the
point of measuring height for the proposed accessory structure (deck) would create
design constraints that would unfairly restrict the height of accessory structure as
compared to that enjoyed by the adjoining properties.
x The property currently consists of one legal lot developed with a single-family
residence. The neighborhood is predominantly developed with two-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 consistent with applicable development standards.
x The proposed project will conform to all applicable development standards, including
floor area limit, setbacks, and height, as evidenced by the project plans and illustrated
in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 4 feet 4 feet
Front (bayfront) 10 feet 10 feet
Side 3 feet each 3 feet each
Allowable Floor Area 3,600 square feet 3,515 square feet
Allowable 3rd Floor Area 360 square feet None proposed
Open Volume Area 360 square feet 1,094 square feet
Parking 2 enclosed 2 enclosed
Height 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
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Hazards
x A Coastal Hazards and Sea Level Rise (SLR) Report was prepared for the project
by GeoSoils, Inc., dated June 6, 2019. The current maximum bay water elevation is
7.72 feet NAVD88 (North American Vertical Datum of 1988). The report analyzes
future sea level rise scenarios assuming a 1.3 to 3.2-foot increase in the maximum
water level over the next 75 years (i.e. the life of the structure) accounting for water
levels in the bay rising to between 9.02 feet and 10.92 feet NAVD88 (based on low
risk aversion estimates for sea level rise provided by the State of California, Sea
Level Rise Guidance: 2018 Update). The project site is currently protected by an
existing bulkhead that will be raised in height from 12.29 feet NAVD88 to
approximately 12.50 feet NAVD88. The report also identifies that there is a 0.5
percent chance (medium-high risk aversion scenario) that SLR could be greater
than 5.86 feet around the year 2094, raising the sea level to 13.56 feet NAVD88.
Should this occur, the bulkhead is structurally enforced and engineered so that it
can be raised to protect the property without bayward encroachment or
construction of a replacement bulkhead.
x The raising of the bulkhead height requires a Coastal Development Permit (CDP)
from the City of Newport Beach. The work does not require the use of mechanized
equipment on the bay or beach, and the City may authorize these improvements
pursuant to the Implementation Program (IP) with the approval of a CDP. The Post-
LCP Certification Permit and Appeal Jurisdiction Map (July 11, 2018) shows the
line of the California Coastal Commission’s jurisdiction coterminous with the
property line (approximately ten or more feet bayward of the bulkhead), thereby
authorizing the City to permit improvements to the bulkhead that do not result in
bayward encroachment or a replacement bulkhead. The bulkhead work would not
impact public trust areas, submerged lands, or tidelands.
x The finished floor elevation of the first floor of the proposed living area is 12.82 feet
NAVD88, which exceeds the minimum 9.0 NAVD88 elevation standard for new
structures and exceeds the minimum requirements for sea level rise (10.6 feet
NAVD88) for the anticipated 75-year life of the structure.
x The project includes a cantilevered, pile-supported deck constructed entirely within
the confines of the private property. The proposed deck will have a finish surface
elevation of approximately 12.74 feet NAVD 88, similar to the finish elevation of
existing decks and patios on adjoining properties. The average finish surface
elevation of the patio located at 601 Via Lido Soud is approximately 12.49 feet,
and the average finish surface elevation of the patio at 609 Via Lido Soud is
approximately 12.73 feet. The bayward limit of the cantilevered deck will be in line
with existing improvements on these adjacent properties, and is not located on
tidelands or above coastal waters.
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x 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.
x The property is located in an area known for the potential for 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
x The property is adjacent to the bay. Pursuant to Section 21.35.030 (Construction
Pollution Prevention Plan) of the Municipal Code, a Construction Pollution Prevention
Plan (CPPP) is required to implement temporary Best Management Practices
(BMP’s) during construction to minimize erosion and sedimentation and to minimize
pollution of runoff and coastal waters derived from construction chemicals and
materials. A CPPP has been provided and construction plans and activities will be
required to adhere to the CPPP.
x Pursuant to Municipal Code Section 21.35.050, due to the proximity of the
development to the shoreline and the development containing more than 75 percent
of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required.
A preliminary WQHP has been prepared for the project by Toal Engineering, Inc. The
WQHP includes a polluted runoff and hydrologic site characterization, a sizing
standard for BMPs, use of an LID approach to retain the design storm runoff volume
on site, and documentation of the expected effectiveness of the proposed BMPs.
x The project design addresses water quality with a construction erosion control plan
and a post construction drainage system that includes drainage and percolation
features designed to retain dry weather 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.
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Public Access
x The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to use and/or
view the coast and nearby recreational facilities. The existing residential development
neither provides nor inhibits public coastal access. Implementation Plan Section
21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the
provision of public access bear a reasonable relationship between the requirement
and the project’s impact and be proportional to the impact. In this case, the project
replaces an existing single-family residence with a new single-family residence.
Therefore, the project does not involve a change in land use, density or intensity that
will result in increased demand on public access and recreation opportunities.
x The project is designed and sited so as not block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal
access conditions will not be affected by the project. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood
with access to the beach and water.
x The project site is not located adjacent to a coastal view road or coastal viewpoint
identified by Local Coastal Program maps. The project site may be located within
the viewshed of distant public viewing areas; however, the project will replace an
existing single-family residence with a new single-family residence that complies
with all applicable Local Coastal Program (LCP) development standards. It will also
maintain a building envelope consistent with the existing and anticipated
neighborhood pattern of development. Therefore, the project does not have the
potential to degrade the visual quality of the Coastal Zone or result in significant
adverse impacts to public views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, because it has no potential to have a significant effect on the
environment.
Class 3 exempts the construction of up to three single-family residences in an urbanized
area. The proposed project includes the demolition of an existing single-family residence
and construction of a new 3,015-square-foot, single-family residence and attached 500-
square-foot, two-car garage.
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PUBLIC NOTICE
Notice of this application 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 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. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
GR/ls
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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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 COASTAL DEVELOPMENT
PERMIT NO. CD2019-035 TO DEMOLISH AN EXISTING SINGLE-
FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY
RESIDENCE LOCATED AT 605 VIA LIDO SOUD (PA2019-142)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by South Coast Architects, with respect to property located at 605
Via Lido Soud, and legally described as Lot 2, Tract 907 requesting approval of a coastal
development permit.
2. The applicant proposes to demolish an existing single-family residence and construct a new
3,015-square-foot, single-family residence with an attached 500-square-foot, two-car
garage.
3. The subject property is located within the R-1 (Single-Unit Residential) Zoning District and
the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-C (Single Unit Residential Detached) (10.0 - 19.9 DU/AC) and the Coastal
Zoning District is R1 (Single-Unit Residential).
5. A public hearing was held on October 24, 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 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, Division 6,
Chapter 3, because it has no potential to have a significant effect on the environment.
2. Class 3 includes the construction of a single-family residence in a residential zone. The
proposed project includes the demolition of an existing single-family residence and
construction of a new 3,015-square-foot, single-family residence with an attached 500-
square-foot, three-car garage.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within a
state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach
Municipal Code, the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed structure conforms to all applicable development standards including, but
not limited to, floor area limitation, setbacks, height, and parking:
a. The maximum floor area limitation is 3,600 square feet and the proposed gross
floor area is 3,515 square feet.
b. The proposed development will provide the required setbacks, which are 4 feet
along the front property line abutting the street, 10 feet along the bay front property
line, and 3 feet along the side property lines.
c. The highest guardrail or flat roof is no more than 24 feet, measured from
established grade at every point as required by Zoning Code Section
20.30.050(B)(3) and the highest ridge is no more than 29 feet from established
grade, which complies with the maximum height limitation.
d. The project includes enclosed garage parking for two vehicles, which complies
with the minimum two-space parking requirement for single-family residences
having less than 4,000 square feet of livable floor area.
2. The proposed design, bulk, and scale of the development is consistent with the existing
neighborhood’s pattern of development and expected future development consistent with
applicable development standards as the neighborhood is predominantly developed with
two-story, single-family residences.
3. A Coastal Hazards and Sea Level Rise (SLR) Report was prepared for the project by
GeoSoils, Inc., dated June 6, 2019. The current maximum bay water elevation is 7.72 feet
NAVD88 (North American Vertical Datum of 1988). The report analyzes future sea level
rise scenarios assuming a 1.3 to 3.2-foot increase in the maximum water level over the
next 75 years (i.e. the life of the structure) accounting for water levels in the bay rising to
between 9.02 feet and 10.92 feet NAVD88 (based on low risk aversion estimates for sea
level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update).
The project site is currently protected by an existing bulkhead that will be raised in height
from 12.29 feet NAVD88 to approximately 12.50 feet NAVD88. The report also identifies
that there is a 0.5 percent chance (medium-high risk aversion scenario) that SLR could
be greater than 5.86 feet around the year 2094, raising the sea level to 13.56 feet
NAVD88. Should this occur, the bulkhead is structurally enforced and engineered so that
it can be raised to protect the property without bayward encroachment or construction of
a replacement bulkhead.
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4. 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.
5. The finished floor elevation of the first floor of the proposed living area is 12.82 feet NAVD88,
which exceeds the minimum 9.0 NAVD88 elevation standard for new structures and
exceeds the minimum requirements for sea level rise (10.6 feet NAVD88) for the anticipated
75-year life of the structure.
6. 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 the CBC prior to building permit issuance.
7. A post-construction drainage system will be installed that includes drainage and percolation
features designed to retain dry weather and minor rain runoff 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.
8. The project design addresses water quality with a construction erosion control plan that
outlines temporary best management practices (BMPs) to be implemented during
construction to minimize erosion and sedimentation, and to minimize pollution of runoff
derived by construction chemicals and materials. No water quality impacts to coastal waters
are anticipated based upon the location and elevation of the property.
9. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant and
prohibits invasive species. Prior to issuance of the building permits, the final landscape plans
will be reviewed to verify invasive species are not planted.
10. The property is not located near coastal view roads and is not located near any identified
public viewpoints; therefore, the project will not negatively impact public coastal views.
Finding:
B. Conforms to 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.
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Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to use and/or view the
coast and nearby recreational facilities. The proposed residential development neither
provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040
(Determination of Public Access/Recreation Impacts) requires that the provision of public
access bear a reasonable relationship between the requirement and the project’s impact
and be proportional to the impact. In this case, the project includes the replacement of an
existing single-family residence with a new single-family residence. The project does not
involve a change in land use, density or intensity that will result in increased demand on
public access and recreation opportunities.
2. The project is designed and sited so as not to block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal access
conditions will not be affected by the proposed development. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood with
access to the beach and water.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically 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, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2019-035, 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 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 24th DAY OF OCTOBER, 2019.
______________________________
James Campbell, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor plans
and building elevations stamped and dated with the date of this approval (except as modified
by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal Development
Permit or the processing of a new coastal development permit.
3. Coastal Development Permit No. CD2019-035 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. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
5. Prior to the issuance of 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.
6. Prior to the issuance of a building permit, the property owner shall sign 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,
judgements, 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. The letter shall be scanned into the plan set prior to building permit
issuance.
7. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
8. The applicant shall comply with all federal, state, and local laws. Material violation of any
of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
9. This Coastal Development Permit may be modified or revoked by the Zoning Administrator
if determined should they determine that the proposed uses or conditions under which it
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is being operated or maintained is detrimental to the public health, welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained so as to constitute a public nuisance.
10. Prior to the issuance of a building permit, a copy of the Resolution, including conditions
of approval Exhibit “A,” shall be incorporated into the Building Division and field sets of
plans.
11. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
12. No demolition or construction materials, equipment debris or waste shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain,
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
13. 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.
14. This Coastal Development Permit does not authorize any development seaward of the
private property.
15. Construction staging, storage and/or access is not allowed to occur on or from the adjacent
sandy beach.
16. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In
compliance with the (MBTA), grading, brush removal, building demolition, tree trimming,
and similar construction activities shall occur between August 16 and January 31, outside
of the peak nesting period. If such activities must occur inside the peak nesting season
from February 1 to August 15, compliance with the following is required to prevent the
taking of Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer active.
Continue to observe the nest until the chicks have left the nest and activity is no longer
observed. When the nest is no longer active, construction activity can continue in the
nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance,
consider hiring a biologist to assist with the survey for nesting birds, and to determine
when it is safe to commence construction activities. If an active nest is found, one or two
short follow-up surveys will be necessary to check on the nest and determine when the
nest is no longer active.
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17. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be
implemented prior to and throughout the duration of construction activity as designated in
the Construction Erosion Control Plan.
18. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an
additional copy of the approved architectural plans for inclusion in the coastal development
permit file. The plans shall be identical to those approved by all City departments for building
permit issuance. The approved copy shall include architectural sheets only and shall be
reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements
approved by this coastal development permit.
19. Prior to issuance of a building permit, the applicant shall submit a final construction erosion
control plan. The plan shall be subject to review and approval by the Building Division.
20. 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.
21. 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.
22. Prior to issuance of a building permit, the applicant shall pay any unpaid administrative costs
associated with the processing of this application to the Planning Division.
23. 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 as
far away from storm drain systems or receiving waters as possible.
24. 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 sites, not stored in contact with the soil, and
located as far away as possible from drain inlets and any waterway.
25. 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 Campbell Residence including, but not limited to Coastal Development
Permit No. CD2019-035 (PA2019-142). 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
14
Zoning Administrator Resolution No. ZA2019-###
Page 8 of 8
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.
15
Attachment No. ZA 2
Vicinity Map
16
VICINITY MAP
Coastal Development Permit No. CD2019-035
PA2019-142
605 Via Lido Soud
Subject Property
17
Attachment No. ZA 3
Project Plans
18
Newport Beach, California 92663Lot 2, Tract 907 -Coastal Development Permit-Campbell Residence07.15.2019605 Via Lido SoudALL RIGHTS RESERVED C COPYRIGHT 2004THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTSANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUTTHIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FORFOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORSOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCETHIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TODate:Drawn By:Scale:Job:Job No.:Sheet:CAMPBELLJOB#18008RESIDENCE-605-19
ALL RIGHTS RESERVED C COPYRIGHT 2004THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTSANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUTTHIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FORFOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORSOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCETHIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TODate:Drawn By:Scale:Job:Job No.:Sheet:CAMPBELLJOB#18008RESIDENCE-605-20
601 VIA LIDO SOUD605 VIA LIDO SOUDADJACENT PROPERTYVIA LIDO SOUDPROPOSED BUILDING FOOTPRINTSETBACKSLOW PLANTERN 72° 31' 00" W 35.97'N 17° 29' 51" E 93.14'
N 17° 29' 51" E 94.87'N 75°16'32" W 36.01'3'-0"4'-0"SIDE SETBACKFRONT SETBACK3'-0"SIDE SETBACKMAGNET
I
C10'-0"REAR SETBACKWATER METEREXISTING WOODEN DECK (ELV:12.28)W/ 36" HIGH WROUGHT IRON GUARDRAIL (ELV:15.28@TOP OF RAIL)PROPOSED REAR DECK - SEE S-1 SHEET(E) SEAWALL609 VIA LIDO SOUDPROPERTY(E) GAS METERLIDO ISLANDCOMMUNITY PARKVIA ORVIETO
PUBLIC WALKWAY
(E) SEAWALL(((((((EEAE(E) DECK ON 601(E) SLIP ON 605 TO BE REMOVED(E) PLATFORM TO BE REMOVEDADJACENT NEW DESIGN TO BE DETERMINEDGATETO BE REMOVEDGAS METERWATER METER5' WALL(FROM F.F.)1'-7"4'-0"5'-0"SPECIFIC DESIGN/STRUCTURAL TO BE DETERMINED.PROPOSED ELV: 9.33 @ F.F. OF GANGWAYPROPOSED MATERIAL: COMPOSITE DECK BOARD (TREX)HANDRAIL: CABLE RAILING W/ WOOD TOP.PROPOSED CONNECTIONB/W (N) DECK & (N) DOCKALL RIGHTS RESERVED C COPYRIGHT 2004THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTSANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUTTHIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FORFOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORSOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCETHIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TODate:Drawn By:Scale:Job:Job No.:Sheet:CAMPBELLJOB#18008RESIDENCEPLANNING DEPARTMENT REVISIONS108-15-2019-605-21
BENCHMAR NOTE:OCSBM NB 2 0ELEV . 2MAVD DATUM, 20 ADJ.EASEMENT NOTE:THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT A TITLE REPORT.UNPLOTTED EASEMENTS MAY E IST ON THE SUBJECT PROPERTY.JOB NO.SHEETOFPREPARED FOR:APVD.DATER E V I S I O N SBYDATEAPPD.:DATE:DWG. NO.H. SCALE:V. SCALE:SURVEY DATE:CHD.:DRN.:VI TOR P.MEUMNo. 2 " MCHMSFVM 2 4 TP 0 LOT 2, TRACT 0 0 VIA LIDO SOUD, NEWPORT BEACH, CALIFORNIASCALE: " 22
BASIS OF BEARINGSBENCHMARK INFORMATIONLEGAL DESCRIPTIONAREAASSESSOR'S PARCEL NO.EASEMENT NOTES:139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.comCIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITYVICINITY MAPDEMOLITION GENERAL NOTESDISPOSITION NOTES23
FF=13.00TOS=12.82PRELIMINARY PLANNOT FOR CONSTRUCTION139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.comCIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITYEROSION CONTROL BMPsTEMPORARY SEDIMENT CONTROLWIND EROSION CONTROLTRACKING CONTROLWASTE MANAGEMENT AND MATERIALS POLLUTION CONTROLNON-STORMWATER MANAGEMENTYEAR-ROUND BMP REQUIREMENTSLEGENDNOTETHIS SHEET FOR EROSION CONTROL ONLY24
FF=13.00TOS=12.82PRELIMINARY PLANNOT FOR CONSTRUCTIONSCOPE OF WORKCITY OF NEWPORT BEACH NOTESBASIS OF BEARINGS BENCHMARK INFORMATIONLEGAL DESCRIPTIONLEGENDAREAASSESSOR'S PARCEL NO.EASEMENT NOTES:139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.comCIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITYVICINITY MAP25
26
SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH, CA 92663CAMPBELLRESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDARMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.11Cover SheetCRVCAMPBELL RESIDENCE605 VIA LIDO SOUD, NEWPORT BEACH, CA 92663SOUTH COAST ARCHITECTS, INC.13 CORPORATE PLAZA,NEWPORT BEACH, CA 92660PRINCIPAL: FRANK STOLTZPROJECT MANAGER: MY VUPHONE: 949.720.7022THROUGH OUT SITE:SYNTHETIC TURFPAVINGPLANTERS ARCHITECTproduct.6. The drawing and specifications represent the finisheddetailed inspections.13. Observation visits to the job site by the landscape architectif requested by the client, shall not include inspection ofconstruction methods or of safety conditions at the work site.these visits shall not be construed as continuous andordinances and the design specifications. jurisdictional agency and all federal, state and local codes and current in use edition of uniform building code, by the local 12. All construction and workmanship shall conform to the each workday.11. Contractor shall clean up the project site at the end of Architect.respects and shall be subject to approval by the Landscape 10. All work shall conform to the plans and specifications in all Architect.immediately brought to the attention of the Landscape have been known during design. Such conditions shall be obstructions and/or grade differences exist that may not and/or grade differences when it is obvious that unknown 9. Contractor shall not willfully proceed with constructions commencing work.7. All property lines and/or lot lines shall be verified prior to has been staked out and prior to continuation of work.5. The Landscape Architect shall be notified after the site conditions with the Landscape Architect.dimensioned may be determined by scale. Verify all such 4. The location of features to be constructed, not specifically 1. Contractor shall be responsible to be familiar with allunderground utilities, pipes, and structures. Contractor shalltake sole responsibility for cost incurred due to damage andreplacement of said utilities. It shall be the Contractor'sresponsibility to arrange for and coordinate the relocation ofany existing utilities deemed necessary by the proposedimprovement.2. It shall be the contractor's responsibility to verify thelocation of all existing underground utilities (by potholing orother means). Contractors shall notify Underground ServiceAlert (U.S.A.) (800) 227-2600 at least three working daysprior to any excavation to locate existing utilities.3. Contractor shall verify all existing conditions anddimensions before starting work. Should conditions existwhich are contrary to those shown on plans, the LandscapeArchitect shall be notified before proceeding with work.8. These plans demonstrate design intent only, they are not intended to communicate construction means or methods - for reference only.RESIDENTIAL LANDSCAPE PROJECT:SHEET INDEXDESCRIPTIONSHEETNUMBERCRV COVER SHEETLC-1 CONSTRUCTION PLANLC-2 CONSTRUCTION DETAILSLC-3 CONSTRUCTION SPECIFICATIONSLI-1 IRRIGATION PLAN AND LEGENDLI-2 IRRIGATION DETAILSLI-3 IRRIGATION DETAILSLI-4 IRRIGATION SPECIFICATIONSLP-1 PLANTING PLAN & LEGENDLP-2 PLANTING DETAILSLP-3PLANTING NOTESLL-1LIGHTING PLAN (L.V.)GENERAL NOTESPROJECT DESCRIPTION/ SCOPE OF WORKPROJECT TEAM14. Contractor shall be responsible for keeping the work areasafe and organized at all times.15. Pools, spas, walls, fences, patio covers and otherfreestanding structures require separate reviews and permits.VICINITY MAPN.T.SSITE MAPN.T.SPROJECT SITEOWNER: ARGYLE AND BRIDGET CAMPBELLASSESSOR PARCEL NUMBER:-MARK SCOTT ASSOCIATES, INC2022 ORCHARD DRIVENEWPORT BEACH, CA 92660PRINCIPAL: MARK SCOTTPHONE: 949.852.1727 FAX: 949.852.8821E-MAIL: info@markscottassociates.comLic # 3400LANDSCAPE ARCHITECT27
527'-4"7'-0"ABBBCA28'-11"3'-0"3'-0"3'-0"9'-7"29'-7"10'-9"2'-6"5'-10"8'-2"B555512'-7"15'-6"1342211PROPERTY LINEPROPERTY LINPPROPERTY LINECONSTRUCTION LEGENDSYNTHETIC TURFMFG: DUPONT FOREVER LAWNPROD: SELECT VRPHONE: 866.992.7879SEE DETAIL A SHEET LC-2PEBBLESEE DETAIL C SHEET LC-2EXISTING GLASS PANEL RAILINGSEE ARCH PLANSSEE SHEET LC-2 FOR PAVING DETAILS1534ABPAVING LEGENDPLANTER BOWL (NOT MSA DESIGN)SEE ARCH PLANSCONCRETE PAVINGSEE DETAIL 1 SHEET LC-22RUNNING BOND PAVERSPROD: MIRAGE PAVERSMFG: BELGARDPHONE: 877.235.4273SEE DETAIL B SHEET LC-2CCONCRETE STEPS W/ 12" PRECAST TREADSSEE DETAIL 2 SHEET LC-2COR-TEN STEEL PLANTERSEE DETAIL 3 SHEET LC-2SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH CA 92663CAMPBELL RESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDARMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.11GENERAL NOTESADDITIONAL:1. THE CONTRACTOR SHALL THOROUGHLY VERIFY ALL CONDITIONS,DIMENSIONS, ECT., BEFORE PRECEDING WITH ANY WORK.2. LARGE SCALE DETAILS TAKE PREFERENCE OVER SMALL SCALE PLANS ORELEVATIONS.3. DO NOT SCALE DRAWINGS, DIMENSIONS TAKE PREFERENCE OVER SCALE.4. THE INTENT OF THESE DRAWINGS IS TO PRODUCE INTENDED RESULTS UNDERRECOGNIZED STANDARDS EVEN IF NOT ACTUALLY SHOWN BUT IS REASONABLYINFERABLE THEREFROM.5. THE LANDSCAPE ARCHITECT SHALL NOT BE RESPONSIBLE FOR PARTS OF ORALL OF THIS BUILDING IF ANY CHANGES, ADDITIONS, REVISIONS, ORSUBSTITUTIONS ARE MADE IN THESE DRAWINGS OR SPECIFICATIONS OR IN THEACTUAL CONSTRUCTION OF THIS BUILDING WITHOUT THE CONSENT OF THEDESIGNER.6. CONTRACTOR SHALL VERIFY LOCATION OF ALL UNDERGROUND UTILITIESAND SERVICE PRIOR TO ANY DIGGING. CONTRACTOR ASSUMES FULLRESPONSIBILITY FOR ALL DAMAGE CAUSED BY FAILURE TO DO SO.7. CONTRACTORS SHALL VERIFY WITH OWNER ALL WORK THAT IS NOT TO BEPART OF THIS CONTRACT AND SHALL TAKE ALTERNATE BIDS OR OTHER BIDSON OTHER MATERIALS OR OTHER METHODS OF CONSTRUCTION ASAPPROVED BY OWNER OR DESIGNER8. CONTRACTOR TO VERIFY STRUCTURAL DETAILS BEFORE PRECEDING WITHCONSTRUCTION.1. STRUCTURAL ENGINEER TO PROVIDE DRAWINGS AND CALCULATIONS FORPERMIT.2. ALL PROPOSED COLORS AND TEXTURES SHALL BE COMPLIMENTARY TO THATOF THE HOME. INCLUDING PROPOSED STRUCTURES, GARDEN ART, POTTERY,AND RETAINING WALLS SHALL MATCH OR BE COMPLIMENTARY TO THE STYLE OFTHE ARCHITECTURE OF THE HOME.3. HEATERS TO BE ADDED BY CONTRACTOR4. AUDIO SYSTEM TO BE ADDED BY CONTRACTOR (IF APPLICABLE, COORDINATEWITH HOMEOWNER)GENERAL: PAVING NOTESADDITIONAL:WOOD CONSTRUCTION NOTES1. ALL WOOD TO BE S-4-S D.F. SELECT UNLESS OTHERWISE NOTED.2. ALL CONSTRUCTION TO BE PLUMB AND TRUE. CROWN ALL LUMBER - CROWNSIDE UP.3. ALL SCREWS STAINLESS STEEL.4. REFER TO UNIFORM BLDG. CODE FOR SCREW SCHEDULES.5. ALL STRAPS, BRACKETS, HANGERS, ETC., TO BE GALVANIZED STEEL. (UNLESSOTHERWISE NOTED)6. ALL HOLES AND IMPERFECTIONS TO BE FILLED AND SANDED.7. PAINT ALL STRAPS, BRACKETS, HANGERS, ETC. TO MATCH WOOD FINISH. 8.STAIN ALL WOOD TO MATCH ARCH. TRIM UNLESS OTHERWISE NOTED.9. ALL BOLTS TO BE GALVANIZED.10. ALL MATERIALS AND CONSTRUCTION TO CONFORM TO GOVERNING CODES &ORDINANCES.11. ALLOW FOR ADJOINING CONSTRUCTION.12. TREAT ALL SURFACES OF WOOD IN CONTACT OF CONCRETE, MASONRY ORSOILS, W/ PENTACHLOROPHENOL. APPLY TO FULL ABSORPTION.1. VERIFY WITH CITY DEPT. THE NEED FOR REINFORCING BASE MATERIAL,PRESATURATION, ETC. FOR WALKS, POOL DECKS, WALL FOOTING, ETC.2. ALL MATERIALS AND CONSTRUCTION TO CONFORM TO APPLICABLE CODESAND ORDINANCES3. ALL CONCRETE TO OBTAIN MINIMUM COMPRESSIVE STRENGTH OF 2000 PSIAT 28 DAYS4. ALL CONSTRUCTION TO BE PLUMB AND TRUE, UNLESS NOTED5. PAVING SAMPLES TO BE APPROVED BY HOMEOWNER PRIOR TO PURCHASE1. APPROPRIATE EXPANSION JOINTS INSTALLED AT INTERVALS OF 10 FEETMAXIMUM IN BOTH DIRECTIONS AND AT ANY JUNCTION OF OTHER CONCRETESLABS OR PERMANENT STRUCTURES2. EXPANSION JOINT - 1/4" PREMOLDED EXPANSION JOINT FILLER WITH 1.2"DEEP THICKOL OR EQUAL JOINT SEALANT (1/4" BELOW FINISH SURFACE) WITHSAND FINISH TO BE WHERE FLATWORK MEETS HARDSCAPE ( EX. WALLS, STEPS,E.T.C.)3. ALL CONCRETE FLATWORK TO HAVE 1/2" TOOLED RADIUSED EDGE4. ALL CONCRETE BANDS TO HAVE 30" O.C. SCORE JOINTSConstructionPlanLC-1NORTH13/16"=1'-0"28
SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH CA 92663CAMPBELL RESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDARMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.11ConstructionDetailsLC-22SCALE: 1"=1'-0"SYNTHETIC TURFPAVERS1CONCRETE PAVING WITH SAND FINISHPEBBLEABCSCALE: 3/4"=1'-0"SCALE: 1 1/2 "=1'-0"SCALE: 3/4"=1'-0"SCALE: 1"=1'-0"2CONCRETE STEPS W/ 12" PRECAST TREADSMFG: PLANTER CRAFTPHONE:718.337.8200PLANTER SIZE: TBDQTY:73COR-TEN STEEL PLANTERS29
SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH CA 92663CAMPBELL RESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDARMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.11ConstructionSpecsLC-33SITE EXCAVATION AND ROUGH GRADINGScope of Work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for completion of all landscape lighting whereshown on the drawings, including but not limited to following:1. Materialsa. Lighting fixtures - Landscape up-lights, pole mounted fixtures, wall mounted fixtures, and low voltage lighting as shown on the drawings andfixture schedule.b. Conduit - Schedule 40 or better per local electrical code, wire and sizes per drawing and schedules and/or non-metallic direct burial sheathedcable as shown on the drawings.c. Panels, breakers, meters, electrical service pedestals, time switches, photo cells and related hardware as shown on the drawings.d. Concrete - Class A concrete minimum 2,000 PSI at 28 days.2. Lighting Fixture Installationa. Provide all lighting fixtures with Underwriters Laboratories labeling and where exposed to weather 'damp area' labeling.b. Provide all fixtures, poles, etc. with permanent level or perpendicular support and guarantee to stay in alignment for a period of one yearminimum.c. Posts to be direct burial or mounted to template base, all as shown on drawings and fixture schedules.3. Underground Distributiona. Provide plastic conduit and conductors in utility trenches per local code. The use of non-metallic sheathed cable rated for underground use isapproved (if allowed by the local authority) if suitably protected (i.e. in a trench with other piping with a concrete 3" cap or with buried Redwoodplanking.4. Distribution Panel, Pedestala. Provide panels, breakers, electrical service pedestals as shown on the drawings complete with time switches, photo cells andrelated_______as required.Contractual RelationshipIn the performance of this contract, Contractor shall hold Landscape Architect and Owner harmless from any and all liability, costs, and charges arisingout of, or in connection with, contractors, employees, or its agent's negligence, omissions, errors.Errors or ConflictsIf any errors or conflicts are discovered in the plans or notes, they shall be interpreted so as to accomplish the real purpose of those plans and notes.Additions, Deviations, and AlterationsNo deviations or alterations from the plans and specifications will be permitted unless authorized by the Owner or the Landscape Architect. Shoulddeviation from plans and notes become necessary due to conflicting site conditions, Owner and Landscape Architect shall approve in advance anysuch deviation. No additional work will be authorized without the express written authorization from the Owner.InterpretationThe Contractor shall comply with the obvious intent and meaning of these plans and specifications which shall be construed to include all labor,material, tools, and equipment necessary to complete the work specified herein in a workman like manner in strict accordance with plans and notes.Should any questions arise as to the intent and interpretation of these plans and notes, Contractor shall refer to Owner and Landscape Architect whosedecision thereon shall be final.Observation and Rejection of Materials and WorkmanshipAll materials and workmanship furnished or performed by Contractor shall be subject to final observation and acceptance by Owner and LandscapeArchitect upon completion of all contract work whether previously paid for or not. At any and all times during the performance of this contract,Contractor shall make available for observation, test and approval, materials and workmanship. Failure of such observers to make observation, tests,or approvals shall not prejudice the right of Landscape Architect or Owner on final observation. Contractor shall promptly replace any and all material,workmanship and equipment which does not conform to the plans and notes. All materials used on this contract shall be the best marked qualityunless specified otherwise.SamplesWhen so required by the owner or Landscape Architect, Contractor shall submit for approval samples of the various materials, and specify finishthereon.Local CodesAll construction shall conform to all local building codes and ordinances. It is Contractor's responsibility to verify all codes prior to commencing work.UtilitiesContractor shall be responsible for verifying the location of all underground utilities, electrical cables, conduits, sprinkler lines and all utility lines prior toany construction.Removal of Debris and Clean-UpContractor shall thoroughly clean and keep free of debris and waste material entire construction area to the satisfaction of the Owner.GeneralThe general conditions and any specific conditions that Owner may require shall apply with the same force and effect as though written in full herein forall construction sections.Scope of Work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all drainagesystems as shown on the drawings, including but not limited to the following:1. Materialsa. Acrylonite Butalene - Styrene (ABS) Schedule 40 drain pipe, perforated or non-preforated in diameters shown on the drawings.b. Basins and Drains - High impact plastic Styrene drain basins, catch basins, with grates, high impact plastic Styrene deck drains,and/or precast concrete drain box and catch basins and cast iron grate in diameters and sizes as shown on the drawings.Stainless steel or brass deck drains in hardscape as shown on the drawings.2. Trenching and Laying Pipea. Trenches to pitch a minimum of 1/8" per foot unless otherwise indicated on the drawings. Contractor to verify all invert elevationsand trench depth prior to excavation.b. Bottom of trench shall be smooth and continuous to flow direction. A hollow shall be made to receive bell of pipe so the joint willnot bear upon the subgrade. Adjustments to line and grade shall be made by scraping away of filling in with backfill under the baseof the pipe and not by wedging or blocking.c. Trench material shall be used for backfill. However, no rocks or lumps shall be used. Welded joints shall be given at least 15minutes setup before handling. Above the level of initial backfill, the trench may be backfilled with trench material.d. Compaction - Compaction by tamping shall not be done in the layers exceeding eight inches in loose depth with each layerthoroughly compacted between.3. Clean-Up and Testinga.Prior to covering of trenches, drain line and basins shall be checked to insure proper flow and water tightness.b.The piping systems shall be flushed and cleaned prior to connecting to existing drain line, catch basin or storm drain systems.c. Upon completion of work, remove debris, tools, and surplus material from site.Scope of Work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all block masonryas shown on the drawings, including but not limited to the following:1. Materialsa. Slump block units meeting grade A, ASTM C-90, concrete block units Grade A, ASTM C-90.b. Cement - Standard Portland Cement ASTM designation C-150 Type I or II, low alkali.c. Sand - Clean, well graded ASTM designation C-144.d. Water - Water shall be used of potable quality.e. Steel - Reinforced steel for wall to be Grade 40 deformed bars ASTM designation A-165.f. Concrete - Class A concrete minimum 2,000 PSI at 28 days.g. Mortar - By volume, freshly prepared, uniformly mixed in ratio 1 part cement, ½ part lime putty, 4-1/4 parts sand, conforming to ASTMC-270. Omit lime putty if plastic cement is used.h. Grout - By volume freshly prepared, uniformly mixed 1 part cement, 3 parts sand, 2 parts pea gravel.2. Layout of Masonrya. Lay all masonry straight and true to line with vertical joints plumb over each other. Horizontal joints shall be level. Headers andcorner units to show finished faces where exposed. Joints and bond pattern to be as shown on the drawings.3. Reinforcinga. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and columns to be same size as wallreinforcing. Refer to Structural Engineer's specifications for all steel sizes and locations.4. Cutting of Masonrya. No cutting of masonry shall be allowed unless shown on the drawings.5. Grouting of Masonryb. Grout on all cells with vertical steel solid as shown on the drawings.c. Grout all cells below grade solid.d. Provide minimum ¾" between steel reinforcing and blocks.6. Weep holesa. Open joint weep holes at 32" O.C. maximum on bottom course of retaining walls with 1 cubic foot gravel if shown on drawings orapproved drainage system per structural Engineer's specifications.7. Expansion Jointsa. Provide vertical expansion joints in wall per local code and Structural Engineer's specifications.8. Waterproofinga. Waterproof all retaining walls below grade with asphalt emulsion, 2 coats.9. Cleaninga. Clean all masonry work, remove all mortar stains.b. Upon completion of work, remove all mortar droppings, debris, materials and tools from site.Scope of work - Provide all labor, materials, tools equipment, transportation and necessary incidentals for completion of all carpentry as shown on thedrawings, including but not limited to the following:I. Materials1. Wood - Rough sawn, resawn, surfaced 4 sides where shown on the drawings, straight, sound free from marks, pin head knots, sappockets, silvers and checks. Select grade or better where shown on the drawings.2. Douglas fir, Redwood, Western Red Cedar or as shown on the drawings.3. Posts, Plates and other at-grade connections to be Redwood, Western Red Cedar or pressure treated Douglas fir as shown on thedrawings.4. Hardware - Column bases - 'Simpson Strong Tie' or equal. Posts caps and strap ties - 'Simpson Strong Tie' or equal. Joist hangersand heavy angles - 'Simpson Strong Tie' or equal. Screws, hinges, nails, bolts, and washers. All hardware material to be galvanized.5. Stain and paint - as selected and on drawings.6. Concrete - Class A minimum 2,000 PSI at 28 days.B. Rough Carpentry1. Set all posts, beams, and rails and framing plumb and true line as shown on the drawings.2. Connections - make all connections as shown on the drawings. Splice lumber at posts only. Utilize all nail and/or bolt holes for allhardware.3. Ease all top edges of exposed lumber for bench tops, low walls, etc., where surface contact is provided.4. Post base - set post column base as shown on drawings, providing minimum 1" clear all sides from finished post base to top ofpaving.5. Countersink nails and bolts in all locations where surface contact is provided, ie., bench top, etc.C. Painting and Stain1. Fill all seams and cracks with Latex caulk and/or wood dough to insure an even surface.2. Sand smooth all exposed surfaces as specified as S4S.3. Prime all painted surfaces with one coat primer.4. Paint with a minimum of two finish coats for painted surfaces.5. Stain with minimum of two finish coats for stain surfaces.D. Protection and Clean-up1. Protect all existing work form paint overspray.2. Upon completion of work, remove all scrap wood, debris, materials and tools from site.Scope of Work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for completion of all metal work where shown onthe drawings, including but not limited to the following:1. Materialsa. Steel tubing in sizes shown on the drawings ASTM designation 500 and/or hand forged, cold rolled wrought iron in sizes as shown on thedrawings.b. Hardware - Hinges, latches, bolts, washers, screws, etc., to be heavy duty.c. Concrete - Class A concrete minimum 2,000 PSI at 28 days and/or'Por-Rock' as shown on the drawings.d. Paint - Zinc Chromate primers, 'Rustoleum' finish surface coats or equal. 'Metalizing' or galvanizing or powder coating if shown on thedrawings.2. Fabrication and Installationa. Contractor shall make all measurements for fabrication in field prior to starting work.b. Horizontal bars to taper with grade or steep with grade as shown on the drawings. Vertical bars to be plumb.3. Weldinga. Welding to comply with the requirements of standard code for ARC and gas welding.b. All welds to be continuous and free of cracks, craters and porosity. Tack welds not acceptable.4. Paintinga. Prime all metal work with one coat Zinc Chromate primer.b. Paint all metal work with two coats 'Rustoleum' in semi-gloss or flat as shown on the drawings. Paint to be 4 mils minimum dry thicknesseach.c.Prime and paint per above, all field wells.5.Protection and Clean-upa.Protect all existing work from paint overspray.b. Obtain Fire permit where required for on-site welding.c. Upon completion of work, remove all scrap iron, debris, materials and tools from site.Scope of Work - Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all brick work of stonemasonry as shown on the drawings, including but not limited to the following:1. Materialsa. Brick or stone conforming to ASTM A-62 grade MW as shown on the drawings.b. Cement - Standard Portland Cement ASTM designation C-150 Type II, III, or V low alkali single brand throughout. Refer to Soils Engineer'sreport for recommendations.c. Sand - Clean, well graded ASTM designation C-144.d. Water - Water used must be of potable quality.e. Steel - Reinforced steel for walls to be grade 40 deformed bars ASTM designation A -165.f. Mortar - By volume, freshly prepared, uniformly mixed in ratio 1 part cement ½ part lime putty, 3 parts sand, conforming to ASTM C-270.Omit lime putty if plastic cement is used.g. Grout - By volume, freshly prepared, uniformly mixed in ratio part cement, 3 parts sand or 1 part cement, 3 parts sand and 2 parts peagravel.2. Laying of Bricka. Lay all masonry straight and true to line with brick vertical joints plumb over each other. Horizontal joints shall be level. Headers and cornerunits to show finished faces where exposed. Joints and bond pattern to be as shown on the drawings.3. Reinforcinga. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and columns to be same size as wall reinforcing.Refer to Structural Engineer's specifications for all steel sizes and locations.4. Cutting of Masonrya. Use masonry saw for brick cuts unless specified otherwise. Brick cut less that ½ length shall not be used. Stone to be cut with chisel andhammer.5. Grouting of Masonrya. Grout core walls solid as shown on the drawings.b. Provide minimum of 2-1/2" grout space between double brick walls. Provide minimum ¾" between steel reinforcing and brick.6. Waterproofinga. Waterproof all retaining walls below grade with asphalt emulsion, or other as specified by Soils Engineer.7. Cleaning and Sealinga. Clean all masonry work. Remove all mortar stains. Remove alkali with solution of muriatic acid and water. Apply clear sealer to exposedsurfaces if shown on the drawings.b. Upon completion of work, remove all mortar droppings, debris, materials and tools from the site.a. Protection of all curbs, walks, walls, structures and other existing work which is to remain.b. Clearing and stripping site of brush, debris and other foreign materials as outlined in the drawings.c. Excavation for all foundations and footings to the dimension and depth shown on the drawings. Bottom of excavations shall be smoothand level. All loose material shall be removed therefrom.d. Subgrades shall be watered and compacted to a relative compaction of 95%.e. Subgrades under all paving shall be true to grade and cross section, hard, uniform and smooth prior to placement of base material.f. Backfilling of all excavations and trenches after placement of foundations, walls, walks, utilities, etc., as outlined on the drawings.Compaction of backfill shall be in acceptance with Engineer's specifications.g. Grading of areas indicated in the drawings including bringing existing grades to within 1/10 foot plus or minus. Final design grades asindicated on the drawings.h. Stockpiling of excavation material or import top soil fill and sand shall be as outlined on the drawings or as approved by LandscapeArchitect.i. Clean up and remove all debris and surplus material and remove from site.GENERALBLOCK MASONRYDRAINAGEBRICK MASONRYLANDSCAPE LIGHTINGMETAL WORKCARPENTRY30
SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH, CA 92663CAMPBELLRESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDBLWMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.XIrrigationPlanLI-11/8"=1'-0"1MRS1123431
)9$5SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH, CA 92663CAMPBELLRESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDBLWMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.XNONELI-2IRRIGATIONDETAILS32
SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH, CA 92663CAMPBELLRESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDBLWMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.X316" =1'-0"LI-3IRRIGATIONMAWA &OPERATIONSCHEDULE33
SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH, CA 92663CAMPBELLRESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDBLWMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.X316" =1'-0"LI-4IRRIGATIONSPECIFICATIONS34
SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH CA 92663CAMPBELL RESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDARMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.11PlantingPlanLP-13/16"=1'-0"8CUPRESSUS SEMPERVIENS'GLAUCA'LOPHOSTEMON CONFERTUSBRISBANE BOXECHEVERIA IMBRICATABLUE ROSE ECHEVERIAPHORMIUM 'MAORI QUEEN'NEW ZEALAND FLAXANIGOZANTHOS 'GOLD VELVET'KANGAROO PAWSEDUM RUPESTRE 'ANGELINA'ANGELINA STONECROP35
SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH CA 92663CAMPBELL RESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDARMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.11PlantingDetailsLP-29VINE PLANTING1236547891211GROUND COVER PLANTINGPERENNIAL / COLOR PLANTINGPALM PLANTINGSHRUB PLANTINGTREE STAKING DETAILROOT BARRIER PLANTINGTREE PLANTING IN POT1036
SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH CA 92663CAMPBELL RESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDARMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.11PlantingSpecsLP-310GENERAL SITE PLANNINGThe owner shall have a soil analysis made after completion of the rough grading. The Contractor shall incorporate all soil amendments and fertilizers prescribed herein. The soil preparationspecified below shall be adjusted according to the analysis after approval from landscape architect.A.Weed control for Lawn, Shrub and Ground Cover Areas (Except Slopes)1. Remove all existing weeds from surface. Remove all roots of Bermuda-Johnson Grass, etc. and dispose of off site.2. Install irrigation3. Fertilize all shrub/ground cover areas. Apply 10 lbs of 16-20-0 commercial fertilizer per 1,000 sq. ft or as directed by soils report.4. Water all shrub/ground cover area for (3) weeks to germinate weed seeds. Apply water at low rate to avoid erosion.5. Licensed applicator shall apply systemic week killer to all planting areas per manufacturer's specifications.B. Soil Preparation and Finish Grading1. Rough grade: Site to be received by Landscape Contractor to within 1/10 foot plus or minus by owner based upon Civil Engineer's grading plan.2. Finish Grade: Finish grading to consist of grading, raking and hand work necessary to achieve desired contour and flow line patterns, based upon Civil Engineer's plans, resulting inevenly finished surfaces free of debris and litter.3. Spread all over lawn, shrub and ground cover areas, amendments and fertilizer prescribed in soils report. Thoroughly mix into soil to depth of 6" or more and fine grade. Shapemounds as shown on plans. Contractor to import soil necessary to attain design grades and berms, all import soil shall be free of weeds, debris and have balanced pH. Smooth andeven surfaces for proper drainage. Final grade shall be 1" below walk/top of curb. Remove from site all stones over2" in size.C.PlantingPlant trees, shrubs and ground cover as call for where indicated on Planting Plan and as detailed on Planting Detail sheets.Substitutions of plants will not be accepted unless approved by Landscape Architect.1. Ground Cover - Flats and/or CuttingsAll Plant materials specified as rooted cuttings or flat stock or Planting Plan shall remain in the flats until time of transporting. The flat soil shall contain sufficient moisture sothat________ apart when lifting plant from flat. Ground cover plants shall not ________ to dry out before or while being planted. Roots shall not be exposed to the air except whileactually being planted. Wilted plants will not be accepted. At the time of planting, the soil around each plant shall be ______ sufficiently to force out air pockets. Plants to be______ in triangular spacing as specified O.C. (On Center). All _____ shall be a minimum of 6" long. Install plants in 6"X6" planting pits. Water immediately after each plantinguntil 1" of water penetration is obtained. Care shall be exercised at all times to protect the plants after planting. Any damage to plants by trampling or other operations of thiscontract shall be repaired immediately.2. Shrubs and TreesPlant all container-grown plants in planting pits two (2) times wider and two (2) times deeper that the container, as directed on Planting Detail sheet. Thoroughly mix 1/3 organicbackfill (Nitrolized Redwood Shavings or equal) and the amendments specified on the soils analysis with the site soil, prior to backfilling of planting pits. __________ per themanufacturer's instructions and as detailed on Planting Detail Sheet. Contractor shall construct basins around all trees _______ areas basins shall not exceed top of root ball crown.3. Top DressingTop dress all ground cover and shrub areas with 2" layer thick of OGC (Organic Ground Cover), to be specified on all planting plans.4. StakingStake all trees as detailed on Planting Detail Sheet.D.Special Backfill Mixes1. Azaleas - Use 80% coarse Peat Moss and 20% clean top soil.2. Camellias and Ferns - use 50% Peat Moss, 25% Forest Humus and 25% Site soil.3. Sod shall be installed the same day it is delivered. Sod shall not be left on pallets in the hot sun. Contractor shall be responsible for any and all damage to sod not installed on day ofdelivery.4. Unroll sod carefully and place in staggered pattern of strips. Sod shall be installed against adjacent strips to eliminate joints and edges.5. Trim sod to conform to lawn shapes designated in the Planting Plan.6. After sod is laid, it shall be irrigated thoroughly to provide moisture penetration to at least 6" into prepared soil.7. All sod in sodded area shall be handled and laid in a high standard workmanship manner. All ends, joints, and cuts shall fit tightly so that there are no voids and the final appearance isone of a continuous lawn. Sections of sod less than 18" long or 9" wide shall not be used.8. No sod area will be accepted until approved by the Landscape Architect.E. Hydroseed TurfHydroseed all areas designated as 'Hydroseed Turf'. See Planting Detail Sheet for type and quality of seed mix, fertilizer and additional amendments.1. Applicationa. Equipment: Hydraulic equipment used for the application of the fertilizer, seed, and fiber pulp, shall be of the 'Super Hydro-Seeder' type as approved by the LandscapeArchitect. This equipment shall have a built in agitator and operating capacity sufficient to agitate, suspend, and homogeneously mix slurry containing not less than40lbs. of fiber mulch plus a combination of 7lbs. fertilizer solids for each 100 gallons of water. The slurry distribution lines shall be large enough to prevent stoppageand shall be equipped with a set of hydraulic spray nozzles which shall place the slurry tank and spray nozzle within sufficient proximity to be seeded.b. Preparation: The slurry shall take place at the site of work and shall begin by adding water to the tank when the engine is at half throttle. When the water level hasreached the height of the agitator shaft, good circulation shall be established and at this time the seed shall be added. Fertilizer shall then be added, followed by fibermulch. The fiber mulch shall be added to the mixture after the seed and when the tank is at least one-third filled with water. All fiber mulch shall be added by the timethe tank is two-thirds to three-fourths full. Spraying shall commence immediately when tank is full.c. Application: Apply hydro mulch in the form of slurry consisting of wood cellulose fiber, seed, chemical additives, commercial fertilizer and water. When hydraulicallysprayed on the soil surface, the hydro mulching shall form a blotter like ground cover impregnated uniformly with seed and fertilizer and shall allow the absorption ofmoisture and rain fall and percolation to the underlying soil. Remove construction. Leave site broom-clean.II. GENERAL SLOPE PLANTINGThe Owner shall have a soil analysis made after completion of rough grading. The Contractor shall incorporate all soil amendments and fertilizers prescribed herein. The soil preparationspecified below shall be adjusted accordingly to the analysis after approval from the landscape architect.A.Planting Preparation1. Slope Texturinga. Cut Slopes: These surfaces shall be roughened in a horizontal direction following the contour of the slope. The roughened texture shall be made by hand raking orsimilar mechanical means.b. Fill Slopes: These surfaces shall be compacted and finished and also roughened in a horizontal direction following the contour of the slope. The roughened textureshall be made by hand raking or similar mechanical means.2. Weed Eradication Proceduresa. Manually remove all existing vegetation and dispose of it off-site.b.Fertilize all planting areas with fertilizer based on Soil Labs recommendations. (See Planting Detail Sheet). Add any and all soil amendments as required, per the soilanalysis. Begin watering process to activate fertilizer and additive chemicals.c.Watering all planting areas thoroughly and continuously for a period of two (2) consecutive weeks. The Landscape Architect shall approve specific watering durationand frequency program designed to germinate all residual weed seeds.d. Discontinue watering process for two (2) days, then apply recommendation by licensed applicator, if perennial weeds appear on the slopes. If annual weeds appear,use straight contact herbicide as per the pest control advisor's recommendations. No water shall be applied for a minimum of four (4) days following application ofcontact weed killer.e. Allow sufficient period of time to insure that all weeds are dead.f. Water all planting areas thoroughly and continuously for a period of three (3) weeks. A shorter watering period may be permissible at the discretion of the LandscapeArchitect and/or the pest control advisor. Discontinue the watering process for one (1) day prior to the second application of the herbicide spraying. Re-apply thespraying operation with a straight contact weed killer, as per the pest control advisor's recommendations. Allow a minimum of four days without irrigation, for effectiveweed kill.g. Clear all desiccated weeds from the slopes to the finished grade.h. Water all planting areas on the regular irrigation controller schedule for three (3) consecutive days prior to the hydro seeding application.i. Then allow planting area soil surface to dry for one (1) day only. Care must be taken not to allow the soil surface to be super-saturated with water prior to the hydroseeding installation. At the same time, the soil surface should not be dry. There should be some residual moisture within the first ½" of soil surface.j. Begin the hydro seeding operation in all areas, as specified.3. PlantingPlant trees and shrubs as called out where individuated on Planting Plan and as detailed on Planting Detail Sheet. Substitutions of plants will not be accepted unless approved in writingby Landscape Architect. Install planting tablets as called for in legend. Plant all container grown plants in planting pits two (2) times wider and two (2) times deeper than the container.Thoroughly mix the specified materials found in the soil analysis and those specified in the Planting Detail Sheet, with the site soil, prior to backfilling of planting pits.4. Planting Tablets (See P________________)5. ________________________6. ApplicationRefer to Hydro seed Lawn Notes for application.III.GENERAL NOTESA.Clean-Up1. After all installation operations have been completed, remove all rubbish, excess soil, empty plant container and trash from the side daily. All scars, ruts or other marks in the areacaused by this work shall be repaired and the ground left in a neat, orderly condition. Leave site in broom-clean condition at the end of each working day. Hose down all paved areas,including walks and patios upon completion of all work.B. Maintenance1. The Contractor shall maintain during installation a sufficient number of men and adequate equipment to perform the work herein specified. Plant maintenance work shall consist ofapplying water , weeding caring of plants, including ground covers, shrubs, vines and trees, edging and moving of lawns, fertilizing control of pests and diseases, and maintainingwalks free of debris and dirt. Upon completion of each area of installation, the Contractor, Landscape Architect and Owner shall conduct an inspection of completed area, along withthe Owner's maintenance representative. At this time, a list of corrections, if any, shall be made which are the responsibilities of the contractor.2. After all work has been completed, inspected and accepted, all areas will be maintained for a period of ninety (90) calendar days or as long as is necessary to establishthriving trees, shrubs, turf and ground cover without bare spots.3. Keep all areas weed-free, adequately watered, and neatly cultivated for the ninety (90) day period. Remove all debris from site and keep the entire site broom-clean. Mowturf areas weekly. Hydro seeded turf areas shall be irrigated after the slurry mulch has been applied and allowed to set for one (1) day. The soil surface must be kept moistat all times during the germination period to avoid desiccation of seedlings.4. Re-seed all bare spots in turf areas at two (2) week intervals and maintain until an even stand of turf, without bare spots, is obtained. Re-seed all slope areas that fail togerminate evenly. Repair all eroded surfaces at no cost to the Owner.5. Damage to any planted area shall be repaired immediately. Depressions caused by vehicles or foot traffic shall be filled with topsoil, leveled and replanted. Exterminategophers, moles and repair damage.6. The project shall be so cared for that a neat, clean, condition will be presented at all times to the satisfaction of the Owner and Landscape Architect. The LandscapeContractor shall be expected to make a minimum of one weekly visit for maintenance purposes.7. At the end of the maintenance period, all areas that have been planted shall be fertilized with commercial fertilizer, analysis and rate of application shall be per the soilsreport.8. The Contractor shall request a final site visit seven (7) days prior to the end of the maintenance period. This request shall be written and directed to the Owner and theLandscape Architect. Upon written acceptance of the project, the Contractor shall be relieved of any further maintenance.C.GuaranteeAll turf, hand-planted and hydro seed ground cover, and shrubs shall be guaranteed to live and grow to a period of ninety (90) days after installation and acceptance by theOwner. Trees shall be guaranteed for one year. Any material that fails to grow through the specified maintenance and guarantee period shall be replaced by the Contractor atno cost to the Owner.D.Observation1. Observation visits specified herein shall be made by the Landscape Architect at least two (2) working days in advance of the time that the observation is requested.2. Observation visits are suggested for the following parts of the work:a. Upon completion of grading and soil conditioning prior to planting.b. When trees are spotted for planting, but before planting holes are excavated.c. Written acceptance of the project to release the Contractor from further maintenance shall occur after Final Observation with the Owner of his representative at the endof the maintenance period.E. Verification of Dimensions1. All scaled dimensions are approximate. Before proceeding with any work, the Contractor shall carefully check and verify all dimensions and quantities, and shall immediately notify theLandscape Architect of any discrepancy between the drawings and/or specifications and actual conditions. No work shall be done in any are where there is such a discrepancy untilapproval for same has been given by the Landscape Architect.F. Utilities1. The Contractor shall be responsible for verifying the location of all underground utility lines prior to any construction, so that proper precautions may be taken no to damage such lineand plant locations, promptly notify the Landscape Architect who will arrange for relocations of one or the other. Failure to follow this procedure places upon the Contractor theresponsibility for at his own expense, making any and all repairs for damages resulting from his work.G.Existing Trees1.Contractor is to insure the preservation of any existing trees on the site. Damage of loss of these trees will result in replacement of equal size by the Landscape Contractor.H.See Planting Detail Sheet for additional notes.37
SHEETOF605 VIA LIDO SOUD, NEWPORT BEACH CA 92663CAMPBELL RESIDENCE123456NODATE PROJECT INFORMATION:7-15-19SHEET NUMBER SCALE JOB NO. DATE CHECKED DRAWNSHEET DESCRIPTIONDESIGNEDARMSA2022 ORCHARD DRIVENEWPORT BEACH, CA 92660T: (949)852 1727 F:(949) 852 8821MARK SCOTT ASSOCIATES, INCLANDSCAPE ARCHITECTURESTATE LICENSE # 3400ALL DRAWINGS, DESIGNS AND WRITTENMATERIAL APPEARING HEREIN CONSTITUTE THEORIGINAL AND UNPUBLISHED WORK OF MARKSCOTT ASSOCIATES AND THE SAME SHALL NOTBE DUPLICATED, USED, OR ASSIGNED TO ANYTHIRD PARTY WITHOUT THE WRITTEN CONSENTOF MARK SCOTT ASSOCIATES.11LL-1NORTHLIGHTINGPLAN(L.V.)113/16"=1'-0"38
ALL RIGHTS RESERVED C COPYRIGHT 2004THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTSANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUTTHIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FORFOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORSOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCETHIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TODate:Drawn By:Scale:Job:Job No.:Sheet:CAMPBELLJOB#18008RESIDENCEPLANNING DEPARTMENT REVISIONS108-15-2019-605-39
A/CA/CALL RIGHTS RESERVED C COPYRIGHT 2004THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTSANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUTTHIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FORFOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORSOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCETHIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TODate:Drawn By:Scale:Job:Job No.:Sheet:CAMPBELLJOB#18008RESIDENCEPLANNING DEPARTMENT REVISIONS108-15-2019-605-40
ALL RIGHTS RESERVED C COPYRIGHT 2004THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTSANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUTTHIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FORFOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORSOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCETHIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TODate:Drawn By:Scale:Job:Job No.:Sheet:CAMPBELLJOB#18008RESIDENCEPLANNING DEPARTMENT REVISIONS108-15-2019-605-41
ALL RIGHTS RESERVED C COPYRIGHT 2004THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTSANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUTTHIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FORFOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORSOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCETHIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TODate:Drawn By:Scale:Job:Job No.:Sheet:CAMPBELLJOB#18008RESIDENCEPLANNING DEPARTMENT REVISIONS108-15-2019-605-42
ALL RIGHTS RESERVED C COPYRIGHT 2004THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTSANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUTTHIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FORFOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORSOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCETHIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TODate:Drawn By:Scale:Job:Job No.:Sheet:CAMPBELLJOB#18008RESIDENCEPLANNING DEPARTMENT REVISIONS108-15-2019-605-43
ALL RIGHTS RESERVED C COPYRIGHT 2004THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTSANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUTTHIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FORFOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORSOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCETHIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TODate:Drawn By:Scale:Job:Job No.:Sheet:CAMPBELLJOB#18008RESIDENCEPLANNING DEPARTMENT REVISIONS108-15-2019-605-44
ALL RIGHTS RESERVED C COPYRIGHT 2004THE PRIOR WRITTEN CONSENT OF SOUTH COAST ARCHITECTSANY OTHER PURPOSE OR DISCLOSED TO OTHERS WITHOUTTHIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FORFOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORSOUTH COAST ARCHITECTS AND IS FURNISHED IN CONFIDENCETHIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TODate:Drawn By:Scale:Job:Job No.:Sheet:CAMPBELLJOB#18008RESIDENCE-605-45
46
RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF
NEWPORT BEACH APPROVING COASTAL DEVELOPMENT
PERMIT NO. CD2019-035 TO DEMOLISH AN EXISTING SINGLE-
FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY
RESIDENCE LOCATED AT 605 VIA LIDO SOUD (PA2019-142)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by South Coast Architects, with respect to property located at 605
Via Lido Soud, and legally described as Lot 2, Tract 907 requesting approval of a coastal
development permit.
2. The applicant proposes to demolish an existing single-family residence and construct a new
3,015-square-foot, single-family residence with an attached 500-square-foot, two-car
garage.
3. The subject property is located within the R-1 (Single-Unit Residential) Zoning District and
the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-C (Single Unit Residential Detached) (10.0 - 19.9 DU/AC) and the Coastal
Zoning District is R1 (Single-Unit Residential).
5. A public hearing was held on October 24, 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 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, Division 6,
Chapter 3, because it has no potential to have a significant effect on the environment.
2. Class 3 includes the construction of a single-family residence in a residential zone. The
proposed project includes the demolition of an existing single-family residence and
construction of a new 3,015-square-foot, single-family residence with an attached 500-
square-foot, three-car garage.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within a
state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach
Municipal Code, the following findings and facts in support of such findings are set forth:
Finding:
A.Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1.The proposed structure conforms to all applicable development standards including, but
not limited to, floor area limitation, setbacks, height, and parking:
a.The maximum floor area limitation is 3,600 square feet and the proposed gross
floor area is 3,515 square feet.
b.The proposed development will provide the required setbacks, which are 4 feet
along the front property line abutting the street, 10 feet along the bay front property
line, and 3 feet along the side property lines.
c.The highest guardrail or flat roof is no more than 24 feet, measured from
established grade at every point as required by Zoning Code Section
20.30.050(B)(3) and the highest ridge is no more than 29 feet from established
grade, which complies with the maximum height limitation.
d.The project includes enclosed garage parking for two vehicles, which complies
with the minimum two-space parking requirement for single-family residences
having less than 4,000 square feet of livable floor area.
2.The proposed design, bulk, and scale of the development is consistent with the existing
neighborhood’s pattern of development and expected future development consistent with
applicable development standards as the neighborhood is predominantly developed with
two-story, single-family residences. The project does not include the construction of a
new bulkhead that would include the backfilling of the property to create new usable land
area consistent with NBMC Section 21.30.030.C.3.b. The existing seawall is not moving
further bayward and the proposed patio is in alignment with the existing patios on either
side of the subject property. The proposed patio structure will not extend beyond the
property over land or waters of Newport Harbor and is consistent with NBMC Section
21.30C.050.G.5.
3.A Coastal Hazards and Sea Level Rise (SLR) Report was prepared for the project by
GeoSoils, Inc., dated June 6, 2019. The current maximum bay water elevation is 7.72 feet
NAVD88 (North American Vertical Datum of 1988). The report analyzes future sea level
rise scenarios assuming a 1.3 to 3.2-foot increase in the maximum water level over the
next 75 years (i.e. the economic life of the structure) accounting for water levels in the
bay rising to between 9.02 feet and 10.92 feet NAVD88 (based on low risk aversion
estimates for sea level rise provided by the State of California, Sea Level Rise Guidance:
2018 Update). The project site is currently protected by an existing bulkhead that will be
Deleted: s
Deleted: consistent with
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raised in height from 12.29 feet NAVD88 to approximately 12.85 feet NAVD88. The report
also identifies that there is a 0.5 percent chance (medium-high risk aversion scenario)
that SLR could be greater than 5.86 feet around the year 2094, raising the sea level to
13.56 feet NAVD88. Condition 1b requires the project demonstrate that it is adaptable to
the medium-high risk aversion scenario for the economic life of the building.
4. 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.
5. The finished floor elevation of the first floor of the proposed living area is 13.0 feet NAVD88,
which exceeds the minimum 9.0 NAVD88 elevation standard for new structures.
6. 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 the CBC prior to building permit issuance.
7. A post-construction drainage system will be installed that includes drainage and percolation
features designed to retain dry weather and minor rain runoff 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.
8. The project design addresses water quality with a construction erosion control plan that
outlines temporary best management practices (BMPs) to be implemented during
construction to minimize erosion and sedimentation, and to minimize pollution of runoff
derived by construction chemicals and materials. No water quality impacts to coastal waters
are anticipated based upon the location and elevation of the property.
9. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant and
prohibits invasive species. Prior to issuance of the building permits, the final landscape plans
will be reviewed to verify invasive species are not planted.
10. The property is not located near coastal view roads and is not located near any identified
public viewpoints; therefore, the project will not negatively impact public coastal views.
Deleted: 12.50
Commented [CJ1]: The new concrete deck has a FF of 12.85
and it ties into the top of the existing wall effectively increasing the
flood protection to 12.85
Deleted: Should this occur, the bulkhead is structurally
enforced and engineered so that it can be raised to protect
the property without bayward encroachment or construction
of a replacement bulkhead
Deleted: 12.82
Deleted: and exceeds the minimum requirements for sea
level rise (10.6 feet NAVD88) for the anticipated 75-year life
of the structure
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Finding:
B. Conforms to 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.
Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to use and/or view the
coast and nearby recreational facilities. The proposed residential development neither
provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040
(Determination of Public Access/Recreation Impacts) requires that the provision of public
access bear a reasonable relationship between the requirement and the project’s impact
and be proportional to the impact. In this case, the project includes the replacement of an
existing single-family residence with a new single-family residence. The project does not
involve a change in land use, density or intensity that will result in increased demand on
public access and recreation opportunities.
2. The project is designed and sited so as not to block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal access
conditions will not be affected by the proposed development. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood with
access to the beach and water.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically 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, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2019-035, 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 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 24th DAY OF OCTOBER, 2019.
______________________________
James Campbell, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor plans
and building elevations stamped and dated with the date of this approval (except as modified
by applicable conditions of approval).
a. Final construction plans shall demonstrate that the project can be modified to
protect the principal structure to the “medium-high risk” aversion scenario by 2094
(13.56 feet NAVD88) should future sea level rise be greater than the likely estimate
of the “low risk aversion” scenario by 2094 (10.6 feet NAVD88). All improvements
associated with the proposed project shall be accomplished without the use of
mechanized equipment on the bay or beach beyond the property.
b. Prior to the issuance of a certificate of occupancy, the existing stairs and platform
that encroach beyond the property shall be removed.
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. CD2019-035 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. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
5. Prior to the issuance of 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.
6. Prior to the issuance of a building permit, the property owner shall sign 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,
judgements, 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. The letter shall be scanned into the plan set prior to building permit
issuance.
Formatted
Formatted
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7. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
8. The applicant shall comply with all federal, state, and local laws. Material violation of any
of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
9. This Coastal Development Permit may be modified or revoked by the Zoning Administrator
if determined should they determine that the proposed uses or conditions under which it
is being operated or maintained is detrimental to the public health, welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained so as to constitute a public nuisance.
10. Prior to the issuance of a building permit, a copy of the Resolution, including conditions
of approval Exhibit “A,” shall be incorporated into the Building Division and field sets of
plans.
11. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
12. No demolition or construction materials, equipment debris or waste shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain,
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
13. 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.
14. This Coastal Development Permit does not authorize any development seaward of the
private property.
15. Construction staging, storage and/or access is not allowed to occur on or from the adjacent
sandy beach.
16. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In
compliance with the (MBTA), grading, brush removal, building demolition, tree trimming,
and similar construction activities shall occur between August 16 and January 31, outside
of the peak nesting period. If such activities must occur inside the peak nesting season
from February 1 to August 15, compliance with the following is required to prevent the
taking of Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer active.
Continue to observe the nest until the chicks have left the nest and activity is no longer
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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.
17. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be
implemented prior to and throughout the duration of construction activity as designated in
the Construction Erosion Control Plan.
18. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an
additional copy of the approved architectural plans for inclusion in the coastal development
permit file. The plans shall be identical to those approved by all City departments for building
permit issuance. The approved copy shall include architectural sheets only and shall be
reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements
approved by this coastal development permit.
19. Prior to issuance of a building permit, the applicant shall submit a final construction erosion
control plan. The plan shall be subject to review and approval by the Building Division.
20. 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.
21. 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.
22. Prior to issuance of a building permit, the applicant shall pay any unpaid administrative costs
associated with the processing of this application to the Planning Division.
23. 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 as
far away from storm drain systems or receiving waters as possible.
24. 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 sites, not stored in contact with the soil, and
located as far away as possible from drain inlets and any waterway.
25. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
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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 Campbell Residence including, but not limited to Coastal Development
Permit No. CD2019-035 (PA2019-142). 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.
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