HomeMy WebLinkAbout20200514_ZA_Staff ReportCITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 14, 2020
Agenda Item No. 5
SUBJECT: 5009 Seashore LLC Residence (PA2019-264)
Coastal Development Permit No. CD2019-076
SITE LOCATION: 5009 Seashore Drive
APPLICANT/OWNER: 5009 Seashore, LLC
PLANNER: Patrick Achis, Assistant Planner
949-644-3237 or pachis@newportbeachca.gov
LAND USE AND ZONING
x General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
x Zoning District : R-1 (Single-Unit Residential)
x Coastal Land Use Plan Category: RSD-D (Single Unit Residential Detached) (20.0
- 29.9 DU/AC)
x Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A coastal development permit to allow the demolition of an existing, nonconforming
residential duplex and the construction of a new three-story, 1,887-square-foot, single-
family residence with an attached, 409-square-foot, two-car garage. The project also
includes additional appurtenances such as site walls, drainage devices, and hardscape
all within the confines of the private property. The design complies with all applicable
development standards, including height, setbacks, and floor area limit, and no deviations
are requested. Provisions prohibiting a reduction in residential density under Senate Bill
SB330 (the Housing Crisis Act of 2019) are not applicable, as the subject project’s
application was submitted and deemed complete prior to the effective date of January 1,
2020.
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, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the environment
and the exceptions under Section 15300.2 are not applicable; and
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3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2019-076 (Attachment No. ZA 1).
DISCUSSION
Land Use and Development Standards
x The subject property is located in the R-1 Coastal Zoning District, which provides for
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 The property currently consists of one legal lot developed with a nonconforming
residential duplex. The neighborhood is predominantly developed with two-story,
single-family residences. Some structures in the vicinity have three stories, including
properties at 5001, 5105, and 5103 Seashore Drive. R-1 allows development of third
stories subject to certain development standards. 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 project will result in the reduction of one housing unit on the subject property.
The coastal development permit application was deemed complete on December 27,
2019 and the property is therefore not subject to the provisions of Senate Bill 330,
which became effective on January 1, 2020.
x The proposed single-family dwelling and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Beach) 5 feet 5 feet
Sides 3 feet 3 feet
Front (Seashore Drive) 0 feet 0 feet
Allowable Floor Area (max.) 2,478 square feet 2,296 square feet
Allowable 3rd Floor Area (max.) 248 square feet 248 square feet
Open Space (min.) 186 square feet 255 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
Hazards
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x The property is an oceanfront lot that is separated from the ocean by sandy beach
with an average width of more than 300 feet. The project site is not protected by a
bulkhead.
x The finish floor elevation of the first floor of the proposed living area is 15.08 feet
based on the North American Vertical Datum of 1988 (NAVD88), which exceeds the
minimum 9.0-foot (NAVD88) elevation standard for new structures and exceeds the
projected “likely” sea level rise scenario of 10.9 feet (NAVD88) for the year 2100,
exceeding the 75-year assumed economic life of the structure.
x A Coastal Hazards Report prepared for the project by PMA Consulting, Inc. dated
December 9, 2019, indicates a likely sea level rise projection of between 1.3 feet and
3.2 feet for the year 2100, resulting in a future water elevation of between 9.0 feet
and 10.9 feet (NAVD88). The proposed finish floor elevation exceeds this projected
range and is therefore protected from sea level rise under the “likely” scenario for at
least the next 75 years. The Coastal Hazards and Wave Runup Study also discusses
shoreline erosion and concludes that the beach footprint of the site is stabilized and
not subject to significant long-term erosion. Furthermore, the study also concludes
that coastal hazards, including wave runup and overtopping, will not impact the
property over the next 75 years. There is no anticipated need for a shoreline
protection device over the life of the proposed development.
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
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x The property is located more than 300 feet from coastal waters. As proposed and
conditioned, the project incorporates design features to minimize the effect of
construction and post-construction activities on the marine environment. These
design features include, but are not limited to, one or more of the following: the
appropriate management of equipment and construction materials, reducing runoff
with permeable surfaces, and the use of post-construction best management
practices to minimize the project’s adverse impact on coastal water.
x The project design addresses water quality during construction with a construction
erosion control plan. All new construction resulting from the project will tie into an
existing post-construction drainage system that includes features designed to retain
dry weather and minor rain event runoff on-site. Any water not retained on-site is
directed to the City’s storm drain system.
Public Access and Views
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 located adjacent to a public beach with an average width of more than
300 feet, is designed and sited so as not to block or impede existing public access
opportunities, and occurs within the confines of private property. An existing 14.5-
foot deep encroachment area on the beach frontage is authorized by an existing
encroachment permit and is to proposed remain unchanged. 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, including the 51st Street end,
which is located east of the site.
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
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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.
x No changes are proposed to the existing 14.5-foot patio encroachment. The existing
patio encroachment is allowed pursuant to Title 21 Appendix C (Oceanfront
Encroachment Policy Guidelines) and the project is conditioned to maintain an
encroachment permit from Public Works. The existing improvements within the
encroachment area are limited to an on-grade patio enclosed with 30-inch walls. The
patio does not affect public views or access to the public beach.
Correspondence Received
x Prior to finalizing this staff report, the City received a written comment from a neighbor
of the site that stated opposition to the project’s third floor massing due to private
view concerns. This comment is available in full as Attachment No. ZA 3.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one residential duplex and the construction of a new 2,296-square-foot,
single-family residence.
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.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
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APPEAL PERIOD
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
BMZ/pa
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Public Comments
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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05-14-19
RESOLUTION NO. ZA2020-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2019-076 TO
DEMOLISH AN EXISTING RESIDENTIAL DUPLEX
AND CONSTRUCT A NEW THREE-STORY SINGLE-
FAMILY RESIDENCE AND ATTACHED TWO-CAR GARAGE
LOCATED AT 5009 SEASHORE DRIVE (PA2019-264)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by 5009 Seashore LLC, with respect to property located at 5009
Seashore Drive, requesting approval of a coastal development permit.
2. The lot at 5009 Seashore Drive is legally described as Lot 5, Block 50, Tract 523.
3. The applicant proposes to demolish an existing nonconforming duplex and construct new
1,887-square-foot, single-family residence with attached 409-square-foot garage.
4. The project will result in the reduction of one housing unit on the subject property. The
coastal development permit application was deemed complete on December 27, 2019 and
the property is therefore not subject to the provisions of Senate Bill 330, which became
effective on January 1, 2020.
5. The subject property is designated RS-D (Single Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single-Unit Residential)
Zoning District.
6. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-D (Single-Unit Residential Detached) (20.0 – 29.9 DU/AC) and it is
located within the R-1 (Single-Unit Residential) Coastal Zone District.
7. A public hearing was held on May 14, 2020, in the Council Chambers 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 (NBMC). Evidence, both written
and oral, was presented to, and considered by, the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of
the California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
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2. Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one residential duplex and the construction of a new 1,887-square-foot,
single-family residence and attached 409-square-foot, two-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.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the NBMC, the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 2,478 square feet and the proposed floor area
is 2,296 square feet.
b. The proposed development will provide the required setbacks, which are 5 feet
along the front property line abutting the beach, 3 feet along the side property lines,
and 0 feet along the rear property line abutting the alley.
c. The highest guardrail is less than 24 feet from established grade (13.20 feet North
American Vertical Datum of 1988 [NAVD88]) and the highest ridge is no more than
29 feet from established grade, which comply with the maximum height
requirements.
d. The project includes garage parking for a total of two vehicles, complying with the
minimum two-car garage parking requirement for single-family residences with less
than 4,000 square feet of habitable 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. The neighborhood is predominantly developed
with two-story, single-family residences. However, some structures in the vicinity have
three stories, including properties at 5001, 5105, and 5103 Seashore Drive.
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3. The finished floor elevation of the proposed single-family residence is 15.08 feet
(NAVD88), which complies with the minimum 9.00-foot (NAVD88) elevation standard.
The Coastal Hazard Report concludes that the bay water elevation (currently 7.7 feet
NAVD88) will not exceed the proposed flood protection curb around the proposed
residence that will be a minimum of 10.65 feet (NAVD88 datum) for the anticipated 75-
year life of the structure.
4. A Coastal Hazards Report prepared for the project by PMA Consulting, Inc. dated
December 9, 2019, indicates a likely sea level rise projection of between 1.3 feet and
3.2 feet for the year 2100, resulting in a future water elevation of between 9.0 feet and
10.9 feet (NAVD88). The proposed finished floor elevation exceeds this projected range
and is therefore protected from sea level rise under the “likely” scenario for the next 75
years. The Report also discusses shoreline erosion and concludes that the beach
footprint of the site is stabilized and not subject to significant long-term erosion.
Furthermore, the study also concludes that coastal hazards, including wave runup and
overtopping, will not impact the property over the next 75 years and there is no
anticipated need for a shoreline protection device over the life of the proposed
development.
5. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
6. The property is located within 300 feet of coastal waters. A Construction Erosion Control
Plan was provided to implement temporary Best Management Practices (BMPs) during
construction to minimize erosion and sedimentation and to minimize pollution of runoff and
coastal waters derived by construction chemicals and materials. The project design also
addresses water quality through the inclusion of a post-construction drainage system that
includes drainage and percolation features designed to retain dry weather and minor rain
event runoff on-site. Any water not retained on-site is directed to the City’s storm drain
system.
7. Proposed landscaping complies with NBMC Section 21.30.075. A condition of approval
is included that requires drought-tolerant species. Prior to issuance of building permits,
the final landscape plans will be reviewed to verify invasive species are not planted.
8. The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The project site may be
located within the viewshed of distant public viewing areas; however, the project will
replace an existing residential duplex 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. The site is located one lot east of 51st Street, which provides opportunities
to view the beach and ocean.
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Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline. NBMC
Section 21.30A.040 requires that the provision of public access bear a reasonable
relationship between the requirement and the project’s impact, and be proportional to the
impact. In this case, the project replaces an existing nonconforming residential duplex
located on a standard R-1 lot with a new single-family residence. Therefore, the project
does not involve a change in land use, density or intensity that will result in increased
demand on public access and recreation opportunities. Furthermore, the project is
designed and sited (appropriate height, setbacks, etc.) so as not to block or impede
existing public access opportunities.
2. The project is located adjacent to a public beach with an average width of more than 300
feet, 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,
including the 51st Street end, which is located adjacent to the site.
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 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. 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.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2019-076, 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
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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 14TH DAY OF MAY, 2020
_____________________________________
Jaime Murillo, 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. Prior to issuance of building permits, the project plans shall be updated to reflect that a
waterproofing material and flashing will be constructed around the proposed residence
as an adaptive flood protection device up to 10.65 feet (NAVD88). Flood shields
(sandbags and other barriers) can be deployed across the openings to protect prevent
flooding to the structure
3. Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
4. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City’s approval of
development. This letter shall be scanned into the plan set prior to building permit issuance.
5. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, the beach,
wetlands or their buffers. No demolition or construction materials shall be stored on
public property.
6. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
7. Any new development within the existing 14.5-foot deep encroachment area authorized
by the existing encroachment permit shall require a new encroachment permit issued
by the Public Works Department and a coastal development permit or other
authorization by California Coastal Commission, unless the development is exempt from
coastal development permit requirements pursuant to certified LCP Implementation Plan
Section 21.52.035 and the Coastal Act.
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8. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA).
In compliance with the MBTA, grading, brush removal, building demolition, tree
trimming, and similar construction activities shall occur between August 16 and January
31, outside of the peak nesting period. If such activities must occur inside the peak
nesting season from February 1 to August 15, compliance with the following is required
to prevent the taking of native birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
9. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
10. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
11. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
12. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
13. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
14. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
15. 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.
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16. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
17. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
18. Prior to the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
19. Prior to 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.
20. 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 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.
21. 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.
22. 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.
23. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
24. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the c onditions of this approval by the current
property owner or agent.
25. This Coastal Development Permit No. CD2019-076 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
15
Zoning Administrator Resolution No. ZA2020-###
Page 9 of 9
02-03-2020
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
26. 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 5009 Seashore LLC Residence including, but not limited to, Coastal
Development Permit No. CD2019-076 (PA2019-264). This indemnification shall include,
but not be limited to, damages awarded against the City, if any, costs of suit, attorneys'
fees, and other expenses incurred in connection with such claim, action, causes of action,
suit or proceeding whether incurred by applicant, City, and/or the parties initiating or
bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
16
Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Coastal Development Permit No. CD2019-076
PA2019-264
5009 Seashore Drive
Subject Property
18
Attachment No. ZA 3
Public Comments
19
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20
Attachment No. ZA 4
Project Plans
21
CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com
!
Date: 12/13/19Scale: 1/8" = 1'-0"Drawn: CSH1OFSHEETSHEETS16Job:5009 SEASHORE DR.COASTAL SUBMITTAL PACKAGE12/13/19 9:18 AM 5009 SEASHORE DRIVE_FLOOD_DESIGN PACKAGE.plnSITE PLANN55°34'26"W 30.00'N34°25'34"E 57.14'N53°31'41"W 30.02'N34°25'34"E 56.07'WMGMEDISON BOXSEASHORE DRIVEN3'-1"BLDG.2'-1"F.P.2'-1"3"3'-1"BLDG.5'-1"BLDG.AVERAGE GRADE CALCULATION NBZCEXISTING GRADES:13.07+ 13.07 + 13.27 + 13.38 (DIVIDE BY 4) = 13.20(13.27)(13.38)(13.07)(13.07)OCEAN FRONT WESTNEW 3 STORY RESIDENCEWITH ATTACHED GARAGE19'-0" DEEP X 17'-6" WIDEPARKING AREATRASHNEW CMU BLOCK WALL T.O.W. 19.00NEW CMU BLOCK WALL T.O.W. 19.005'-0" HIGHGATES4'-0" CLEARABOVE FLOORSHEET INDEXID1234567891011C1C2C3C4C5NameSITE PLANFIRST LEVEL FLOOR PLANSECOND LEVEL FLOOR PLANTHIRD FLOOR/ROOF DECKROOF PLANEXTERIOR ELEVATIONSEXTERIOR ELEVATIONSFIRST LEVEL AREA CALCULATIONSSECOND LEVEL AREA CALCULATIONSTHIRD LEVEL AREA CALCULATIONSTOPOGRAPHIC SURVEYGRADING PLAN GENERAL NOTESPRECISE GRADING PLANSITE SECTIONSEROSION CONTROL PLANSOILS REPORT RECOMMENDATIONSSCALE: 1/8" = 1'-0"SITE PLANPROJECT INFORMATIONCUSTOM RESIDENCE FOR 5009 Seashore, LLC 1 Corporate Plaza, Suite 110 Newport Beach, CA 92660 (949) 813-5058 JOB ADDRESS 5009 Seashore Drive Newport Beach, CA 92663LEGAL Lot 5 Zoning R-2 APN: 424-451-02SITE Lot Area 1,698 sq. ft. Buildable Lot Area 1,239 sq. ft. Max. Buildable Area (2x) 2,478 sq. ft. Project Buildable Area (1.85x) 2,296 sq. ft. Min. Open Volume Req'd. (15%) 255 sq. ft. Project Open Volume (15%) 255 sq. ft. Max Third Floor Area (20%) 248 sq. ft. Project Third Floor Area (20%) 248 sq. ft.RESIDENCE (2 bedrooms) First Level Floor Area 706 sq. ft. Second Level Floor Area 933 sq. ft. Third Level Floor Area 248 sq. ft. Total Floor Area 1,887 sq. ft. Garage Area 409 sq. ft. Covered Deck Area 156 sq. ft. Roof Deck 476 sq. ft. Cabana 255 sq. ft. TOTAL LANDSCAPE AREA 0 sq. ft. OCCUPANCY: R-3, UTYPE: V-B fire-sprinkled per NFPA 13DZONING: R-2VICINITY MAP22
CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com
!
Scale: 1/4" = 1'-0"Drawn: CSH2OFSHEETSHEETS16COASTAL SUBMITTAL PACKAGEDate: 12/13/19Job:5009 SEASHORE DR.12/13/19 9:19 AM 5009 SEASHORE DRIVE_FLOOD_DESIGN PACKAGE.plnFIRST LEVEL FLOOR PLAN13"50'-10 1/2"15'-2"35'-8 1/2"12"7'-0" 12"3'-1"23'-10"3'-1"18'-6"5'-4"12" 2'-1"13"50'-1/4"3'-1"23'-10"3'-1"12" 2'-1"32'-9"5'-6" 11'-9 1/4"20'-2"4'-7"4'-2"3'-10"4'-8"4'-7"9'-3"3'-0" 2'-1"5'-1"42"42"18" 3'-0"8'-0"17"2'-6"PANTRYCLG. 73ELEVATORRANGESINKDWK N E E S P A C EW/CLAVKITCHENLIVINGDININGGARAGEUPREFR.MICROBUILT-INBUILT-INCLG. 80CLG. 80CLG. 80CLG. 80POWDERUP19'-0" DEEP X 17'-6" WIDEPARKING AREATRASHOUTDOORSHOWERWATERHEATER5'-0" HIGHGATES4'-0" CLEARABOVE FLOORVERTICAL CLEARANCE COMPLIESWITH NBZC 20.40.090A.4.REFR.MICROBUILTLL-TTINBUILTLL-TTINW/CPAPPNTRYRRCLG.7362" F.P.SCALE: 1/4" = 1'-0"FIRST LEVEL FLOOR PLAN23
CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com
!
Scale: 1/4" = 1'-0"Drawn: CSH3OFSHEETSHEETS16COASTAL SUBMITTAL PACKAGEDate: 12/13/19Job:5009 SEASHORE DR.12/13/19 9:19 AM 5009 SEASHORE DRIVE_FLOOD_DESIGN PACKAGE.plnSECOND LEVEL FLOOR PLANWD3"51'-8 1/2"3'-1"23'-10"3'-1"12" 2'-1"3"50'-10 1/4"6"50'-4 1/4"2'-6"8'-9"5'-1"12'-11"4'-4"3'-0"13'-9 1/4"3'-1"23'-10"3'-1"12" 2'-1"11'-10"12'-0"4'-2"4'-7"4'-2"12'-6"2'-10"5'-5"5'-4"1'-8"9'-4"5'-7 1/4"3'-6"5'-6 1/4"2'-1"3'-0"W/CMASTERBEDROOMCLG. 80MASTERBATHCLG. 80UPDN.ELEVATORLAVLAVBENCHSHOWERSHOWERW/CLAV LAVSHELF & POLESHELF & POLESHELF & POLESINKLAUNDRYFAUMASTERCLOSETBATH 2BEDROOM 2DECKCLG. 76CLG. 76CLG. 76CLG. 76CLG. 76SHELF & POLELINENBROOMBALCONYBENCHVENT+42" HIGH RAILING+42" HIGH RAILINGDECK DRAINDECK DRAINDECK DRAIN+42" HIGH RAILINGSCALE: 1/4" = 1'-0"SECOND LEVEL FLOOR PLAN24
CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com
!
Scale: 1/4" = 1'-0"Drawn: CSH4OFSHEETSHEETS16COASTAL SUBMITTAL PACKAGEDate: 12/13/19Job:5009 SEASHORE DR.12/13/19 9:19 AM 5009 SEASHORE DRIVE_FLOOD_DESIGN PACKAGE.plnTHIRD FLOOR/ROOF DECKA/CA/C2'-3"52'-8 1/2"3" 24"9'-10"4'-6"5'-10"12'-7"19'-11 1/2"3'-1"23'-10"3'-1"24"7'-1"12'-9"24"3" 24"51'-10 1/4"6" 18"24"12'-4"6" 4'-2"4'-7"4'-2"3'-4" 20"19'-1 1/4"2'-6"7'-4"24" 2'-6" 2'-2" 3'-8" 2'-1"8'-3"2'-3"22"9'-3"22"24"7'-1"12'-9"24" 12" 2'-1"2'-1"6'-0"3'-1"23'-10"3'-1"2'-6"18'-10"2'-6"DN.ELEVATORW/CLAVSPAFAUBATH 3UPGAME ROOMCABANAROOF DECKBENCHBENCHBENCHBENCH3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPEFIRE PITTUB/SHOWER2% SLOPE2% SLOPE+42" HIGH WALL+42" HIGH WALL+42" HIGH WALL+42" RAILING+42" HIGH RAILING+42" HIGH RAILING+42" HIGH RAILING+42" HIGH RAILING+42" RAILINGDECK DRAINDECK DRAINDECK DRAINDECK DRAIN DECK DRAINDECK DRAINDECK DRAINSCALE: 1/4" = 1'-0"THIRD LEVEL FLOOR PLAN/ROOF DECK25
CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com
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Scale: 1/4" = 1'-0"Drawn: CSH5OFSHEETSHEETS16COASTAL SUBMITTAL PACKAGEDate: 12/13/19Job:5009 SEASHORE DR.12/13/19 9:19 AM 5009 SEASHORE DRIVE_FLOOD_DESIGN PACKAGE.plnROOF PLANVALLEYVALLEY3:12 3:123:12 3:12RIDGE42.203:12 3:12RIDGE3:12 3:12RIDGE2%SLOPE2%SLOPE2%SLOPE2%SLOPE2%SLOPE2% SLOPET.O.W. 36.78T.O.W. 36.78 T.O.W. 36.78T.O.W. 36.78RIDGE42.20A/CA/C2"ROOF3"BLDG.3'-1"BLDG.3'-0"ROOF3'-6"2'-6"3"3"3"3"3"3"1"1"1"2'-10"ROOF3'-1"BLDG.2'-1"RAILING3"5'-5 1/2" SQ.(29.8 SQ. FT.)36"X24"CAPSPABENCH BENCHBENCH BENCHHIGH POINT42.00ROOF DECKFIRE PIT2% SLOPE2% SLOPEDECK DRAINDECK DRAINDECK DRAINSCALE: 1/4" = 1'-0"ROOF PLAN26
CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com
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Scale: 1/4" = 1'-0"Drawn: CSH6OFSHEETSHEETS16COASTAL SUBMITTAL PACKAGEDate: 12/13/19Job:5009 SEASHORE DR.12/13/19 9:19 AM 5009 SEASHORE DRIVE_FLOOD_DESIGN PACKAGE.plnEXTERIOR ELEVATIONS29'-0"8'-0"7'-6"7'-0"31235456RIDGE 42.20F.F. 15.08AVG. GRADE 13.20 GARAGE F.F. 13.58188482256**HEIGHT CERTIFICATION REQUIRED29'-0"8'-0"8'-0"3'-6"23'-7"RIDGE 42.20F.F. 15.08AVG. GRADE 13.20TOP OF WALL36.78354618882549555**HEIGHT CERTIFICATION REQUIRED29'-0"8'-0"7'-6"7'-0"3'-6"24" 24"29'-0"8'-0"8'-0"3'-6"3'-6"23'-7"3RIDGE 42.20F.F. 15.08AVG. GRADE 13.20TOP OF RAILINGRIDGE 42.20F.F. 15.08AVG. GRADE 13.20TOP OF WALL36.78TOP OF RAILING GARAGE F.F. 13.5845618322575889**HEIGHT CERTIFICATION REQUIREDSCALE: 1/4" = 1'-0"REAR ELEVATIONSCALE: 1/4" = 1'-0"FRONT ELEVATIONSCALE: 1/4" = 1'-0"LEFT SIDE ELEVATION27
CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com
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Scale: 1/4" = 1'-0"Drawn: CSH7OFSHEETSHEETS16COASTAL SUBMITTAL PACKAGEDate: 12/13/19Job:5009 SEASHORE DR.12/13/19 9:19 AM 5009 SEASHORE DRIVE_FLOOD_DESIGN PACKAGE.plnEXTERIOR ELEVATIONS24" 24"29'-0"8'-0"8'-0"3'-6"23'-7"8'-0"7'-0"7'-6"29'-0"RIDGE 42.20F.F. 15.08AVG. GRADE 13.20TOP OF WALL36.78AVG. GRADE 13.20RIDGE 42.20F.F. 15.08355618722535568**HEIGHT CERTIFICATION REQUIREDSCALE: 1/4" = 1'-0"RIGHT SIDE ELEVATION28
CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com
!
Scale: 1/4" = 1'-0"Drawn: CSH8OFSHEETSHEETS16COASTAL SUBMITTAL PACKAGEDate: 12/13/19Job:5009 SEASHORE DR.12/13/19 9:19 AM 5009 SEASHORE DRIVE_FLOOD_DESIGN PACKAGE.plnFIRST LEVEL AREA CALCULATIONS13"50'-10 1/2"15'-2"35'-8 1/2"12"7'-0" 12"3'-1"23'-10"3'-1"18'-6"5'-4"12" 2'-1"13"50'-1/4"3'-1"23'-10"3'-1"12" 2'-1"32'-9"5'-6" 11'-9 1/4"20'-2"4'-7"4'-2"3'-10"4'-8"4'-7"9'-3"3'-0" 2'-1"5'-1"42"42"18" 3'-0"8'-0"17"2'-6"PANTRYCLG. 73ELEVATORRANGESINKDWK N E E S P A C EW/CLAVKITCHENLIVINGDININGGARAGEUPREFR.MICROBUILT-INBUILT-INCLG. 80CLG. 80CLG. 80CLG. 80POWDERUP19'-0" DEEP X 17'-6" WIDEPARKING AREATRASHOUTDOORSHOWERWATERHEATER5'-0" HIGHGATES4'-0" CLEARABOVE FLOORVERTICAL CLEARANCE COMPLIESWITH NBZC 20.40.090A.4.REFR.MICROBUILTLL-TTINBUILTLL-TTINW/CPAPPNTRYRRCLG.7362" F.P.TOTAL FIRST LEVEL SFA: 706 sq ftGARAGE SFA: 409 sq ftOPEN SPACE SFA: 88 sq ftTOTAL BUILDABLE AREAA: 1,239 sq ftDENOTES OPEN SPACESCALE: 1/4" = 1'-0"FIRST LEVEL AREA CALCULATIONS29
CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com
!
Scale: 1/4" = 1'-0"Drawn: CSH9OFSHEETSHEETS16COASTAL SUBMITTAL PACKAGEDate: 12/13/19Job:5009 SEASHORE DR.12/13/19 9:19 AM 5009 SEASHORE DRIVE_FLOOD_DESIGN PACKAGE.plnSECOND LEVEL AREA CALCULATIONSWD3"51'-8 1/2"3'-1"23'-10"3'-1"12" 2'-1"3"50'-10 1/4"6"50'-4 1/4"2'-6"8'-9"5'-1"12'-11"4'-4"3'-0"13'-9 1/4"3'-1"23'-10"3'-1"12" 2'-1"11'-10"12'-0"4'-2"4'-7"4'-2"12'-6"2'-10"5'-5"5'-4"1'-8"9'-4"5'-7 1/4"3'-6"5'-6 1/4"2'-1"3'-0"W/CMASTERBEDROOMCLG. 80MASTERBATHCLG. 80UPDN.ELEVATORLAVLAVBENCHSHOWERSHOWERW/CLAV LAVSHELF & POLESHELF & POLESHELF & POLESINKLAUNDRYFAUMASTERCLOSETBATH 2BEDROOM 2DECKCLG. 76CLG. 76CLG. 76CLG. 76CLG. 76SHELF & POLELINENBROOMBALCONYBENCHVENT+42" HIGH RAILING+42" HIGH RAILINGDECK DRAINDECK DRAINDECK DRAIN+42" HIGH RAILINGSECOND LEVEL LIVING SFA: 933 sq ftCOVERED DECK SFA: 157 sq ftOPEN SPACE SFA: 167 sq ftDENOTES OPEN SPACESCALE: 1/4" = 1'-0"UPPER LEVEL AREA CALCULATIONS30
CRAIG S. HAMPTON I N C O R P O R A T E D DESIGNING QUALITY CUSTOM HOMES SINCE 1979 5500 E. QUARTERSAWN STREET ~ BOISE, IDAHO 83716 (949) 209-8883 craig@craigshampton.com www.craigshampton.com
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Scale: 1/4" = 1'-0"Drawn: CSH10OFSHEETSHEETS16COASTAL SUBMITTAL PACKAGEDate: 12/13/19Job:5009 SEASHORE DR.12/13/19 9:19 AM 5009 SEASHORE DRIVE_FLOOD_DESIGN PACKAGE.plnTHIRD LEVEL AREA CALCULATIONSA/CA/C2'-3"52'-8 1/2"3" 24"9'-10"4'-6"5'-10"12'-7"19'-11 1/2"3'-1"23'-10"3'-1"24"7'-1"12'-9"24"3" 24"51'-10 1/4"6" 18"24"12'-4"6" 4'-2"4'-7"4'-2"3'-4" 20"19'-1 1/4"2'-6"7'-4"24" 2'-6" 2'-2" 3'-8" 2'-1"8'-3"2'-3"22"9'-3"22"24"7'-1"12'-9"24" 12" 2'-1"2'-1"6'-0"3'-1"23'-10"3'-1"2'-6"18'-10"2'-6"DN.ELEVATORW/CLAVSPAFAUBATH 3UPGAME ROOMCABANAROOF DECKBENCHBENCHBENCHBENCH3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPE3:12 SLOPEFIRE PITTUB/SHOWER2% SLOPE2% SLOPE+42" HIGH WALL+42" HIGH WALL+42" HIGH WALL+42" RAILING+42" HIGH RAILING+42" HIGH RAILING+42" HIGH RAILING+42" HIGH RAILING+42" RAILINGDECK DRAINDECK DRAINDECK DRAINDECK DRAIN DECK DRAINDECK DRAINDECK DRAINTHIRD LEVEL LIVING SFA: 248 sq ftTHIRD LEVEL COVERED CABANA SFA: 255 sq ftTHIRD LEVEL ROOF DECK SFA: 476 sq ftSCALE: 1/4" = 1'-0"THIRD LEVEL AREA CALCULATIONS31
12/13/19 9:19 AM 5009 SEASHORE DRIVE_FLOOD_DESIGN PACKAGE.plnRdM SURVEYING INC.RON MIEDEMA L.S. 465323016 LAKE FOREST DR. #409LAGUNA HILLS, CA 92653 949 858-2924 OFFICE 949 858-3438 FAXRDMSURVEYING@COX.NETADDRESS OF PROJECT:BENCH MARK:LEGAL DESCRIPTION:OWNER:TOPOGRAPHIC SURVEYJOB: 76-1 DATE: 4/17/19NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY.DESCRIPTIONSURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE STARTING GRADING.LEGEND0’SCALE: 1"=8’8’16’NORTHXX 123.45 P.P.WMF.F.G.F.CONC.F.S.M.H.PA.C.T.G.DECKBRICKWALLFENCEMEAS. ELEVATIONSREC. BRG. & DIST.BUILDINGPROPERTY LINEPOWER POLEWATER METERFINISH FLOORGARAGE FLOORCONCRETEFINISH SURFACEMAN-HOLEPLANTERASPHALTTOP-GRATENATURAL GRADEN.G.BENCH MARK 13.40 NAIL 13.41FS 13.30FS 13.44FS NAIL 13.37 L&UNREADABLE TAG 13.42 13.32L&T 13.05TC 12.95FL 13.10FS 13.11TC WM GM 13.18GF 13.24FS 13.24FS 13.14FS 13.20FS 13.2FS 13.16TC 12.97FL 12.99FL 13.03FL 13.08FL 13.19TC 13.23TC SEWERCOVER WM UTILITY BOX 13.49GF 13.15GF 13.30FS 13.63FS 13.6FS 13.6FS 13.5FS 16.36FF 16.25FS 13.50FS 5.2 6.9 6.9 4.5 4.9 DECK LINE 3.0 ROLLED CURB 3.0 20.0 0.9 2.73.12.9 15.99FS 13.63FS 13.48FS 13.30FS 13.34FS 13.25FS 13.22FS 13.37FS 13.31FS 13.33FS 13.23FS 15.31FS 15.28FS 15.28FS 15.17FS 15.16FS 15.88TW 15.89TW 15.90TW 15.23NG 14.84NG 15.61NG 16.59NG 15.13FS 13.22FS 13.20 13.27FS 18.02TW 18.03TW 15.52FS 16.21FS 18.79TW 45.92 RIDGERIDGE 36.29 16.28FS 36.40 RIDGE 0.2 3.02.62.9 2.4 X X X X X X UTILITY BOX GM X X X X CONC.2 STORYRESIDENCERESIDENCE2 STORYRESIDENCE2 STORYCARPORTN55%%D34’26"W 30.00’ N34%%D25’34"E 57.14’ N34%%D25’34"E 58.22’ N53%%D31’41"W 30.02’ SEASHORE DRIVE 51ST STREET 50TH STREET BRIAN AND DANA FLOODLOT 5 OF BLOCK 50 OF TRACT NO. 3813COUNTY OF ORANGE BENCH MARK5009 SEASHORENEWPORT BEACH, CACONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.ACACACACACACACACACACACACACACACACACACACACACACAC CONC. CONC. CONC. CONC. STAIR CASE CONC.CONC.CONC.CONC. 13.3FS 13.37FS NB2-7-77, ELVATION = 8.56 NAVD 88 DATUM 2 13.35 3 13.35 WELL MON 6 13.16 SW LS 5411 CONC. CONC. 12.95TC 13.17GF 13.26FS 13.26FS 13.05FS 12.86FL 13.02TC 12.90FL EDISON BOX 13.07FS 13.07FS 13.95FF 13.17FS 13.25FS 13.38FS 13.17FS 13.67FS 15.21TW 15.83TW 15.79TW 16.69TW 16.70TW 15.90TW 15.92TW 15.34NG 16.87NG 16.98NG 16.22NG 15.50NG 17.05NG 16.84NG 13.20FS 13.29FS 13.57FS 13.55FS ACACCONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC. X X CHIM. CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.CONC.RESIDENCE2 STORY2.92.9 5.1 13.1FS 15.8TW ACACAC N34%%D25’34"E 56.07’ RONMIEDEMANO. 4653EXP. 9/30/19 L I C E N S E D L A N D S U R V E Y O R S T A T E O F C A L I F O R N I A 11OFSHEETSHEETS1632
C1OFSHEETSHEETS1633
C2OFSHEETSHEETS1634
C3OFSHEETSHEETS1635
C4OFSHEETSHEETS1636
C5OFSHEETSHEETS1637