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HomeMy WebLinkAbout04_908 NB Property Management LLC. Residence CDP_PA2021-013CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT June 24, 2021 Agenda Item No. 4 SUBJECT:908 NB Property Management, LLC. Residence (PA2021-013) Coastal Development Permit No. CD2021-003 SITE LOCATION:908 West Ocean Front APPLICANT:Brandon Architects OWNER:908 NB Property Management, LLC. PLANNER:Chelsea Crager, Associate Planner 949-644-3227, ccrager@newportbeachca.gov LAND USE AND ZONING General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached) Zoning District: R-1 (Single-Unit Residential) Coastal Land Use Plan Category: RSD-C (Single Unit Residential Detached – 10.0 – 19.9 DU/AC) Coastal Zoning District:R-1 (Single-Unit Residential) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new, approximately 5,248-square-foot, three-story residence including an attached three-car garage. The project also includes additional appurtenances such as landscaping, hardscaping, and drainage. The design complies with all applicable development standards and no deviations are requested. 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 to this exemption do not apply; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2021-003 (Attachment No. ZA 1). 1 908 NB Property Management, LLC. Residence (PA2021-013) Zoning Administrator, June 24, 2021 Page 2 Tmplt: 07/25/19 DISCUSSION Land Use and Development Standards The subject property is 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. The property currently consists of one legal lot developed with a single-family residence protected by a bulkhead. As can be seen in the aerial map provided as Attachment No. ZA 2 Vicinity Map, the neighborhood is predominantly developed with two- and three-story, single-family and two-unit residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. 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 (Attachment No. ZA 3) and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 8 feet 8 feet Rear (alley side) 0 feet 0 feet Sides 3 feet 3 feet Allowable Floor Area (max.)5,650 square feet 5,248 square feet Open Space (min.) 424 square feet 424 square feet Parking (min.) 3-car garage 3-car garage Height (max.)24-foot flat roof 29-foot sloping roof 24-foot flat roof 24-foot sloping roof Hazards A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc. on October 19, 2020. The project site is separated from the water by a wide sandy beach. The site is approximately 400 feet from the mean high tide line. The report concludes that the highest high tide elevation (currently 7.7 feet North American Vertical Datum of 1988 [NAVD 88]) will not exceed 10.9 feet (NAVD 88) using the low-risk aversion projected sea level rise (3.2-foot increase) over the 75- year design life of the structure based on estimates for sea level rise provided by the State of California Sea-Level Rise Guidance 2018. The report states that the estimated sea level rise over the next 75 years, using the Medium-High Risk 2 908 NB Property Management, LLC. Residence (PA2021-013) Zoning Administrator, June 24, 2021 Page 3 Tmplt: 07/25/19 Aversion, is potentially 6 feet (13.7 feet NAVD 88). The finish floor elevation of the proposed dwelling is 11.25 feet (NAVD 88); however the analysis provided in the hazard study verifies that it is unlikely that wave runup will reach the site even with 6 feet of sea level rise due to the distance from the shoreline. Additionally, the site has not historically been subject to any wave overtopping, nor is overtopping waters over the next 75 years expected to reach the subject site, even under extreme conditions. Based on the data provided, the study provides no recommendations necessary for shoreline protection devices and concludes that coastal hazards will not impact the property over the next 75 years, as the proposed project has minimal risk from flooding. The finish floor elevation of the proposed single-family residence is at an elevation of 11.8 feet (NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard. The property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection), 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) (General Site Planning and Development Standards). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. Water Quality The property is located adjacent to coastal waters. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the NBMC, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) 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. 3 908 NB Property Management, LLC. Residence (PA2021-013) Zoning Administrator, June 24, 2021 Page 4 Tmplt: 07/25/19 Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality and Hydrology Plan (WQHP) is required. The WQHP was prepared by Forkert Engineering & Surveying, Inc. dated January 26, 2021. 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. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 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 runoff 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 The project site is located on the Balboa Peninsula between the nearest public road and the sea. 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. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. The project site is not located adjacent to a coastal view road, public viewpoint, public park, beach, or public accessway, as identified in the Coastal Land Use Plan. The nearest public viewpoint is the Balboa Pier, which is located approximately 4,000 feet to the east of the project site. The project may be located within the viewshed of other 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 and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 4 908 NB Property Management, LLC. Residence (PA2021-013) Zoning Administrator, June 24, 2021 Page 5 Tmplt: 07/25/19 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 single-family residence and the construction of a new 5,248-square-foot residence with an attached three-car garage. 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. A Notice of Filing was posted to the site by the Applicant in accordance with Title 21 requirements. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the NBMC. 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. 5 908 NB Property Management, LLC. Residence (PA2021-013) Zoning Administrator, June 24, 2021 Page 6 Tmplt: 07/25/19 Prepared by MS/cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 05-14-19 RESOLUTION NO. ZA2021-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2021-003 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE (3)-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED THREE (3)-CAR GARAGE LOCATED AT 908 WEST OCEAN FRONT (PA2021-013) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects (Applicant), with respect to property located at 908 West Ocean Front and legally described as Lot 3 in Block 9 of Tract 234, requesting approval of a coastal development permit (CDP). 2. The Applicant proposes a coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new, approximately 5,248- square-foot, three (3)-story residence including an attached three (3)-car garage. The project also includes additional appurtenances such as landscaping, hardscaping, and drainage. The design complies with all applicable development standards and no deviations are requested. 3. 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. 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 it is located within the R-1 (Single-Unit Residential) Coastal Zone District. 5. A public hearing was held online on June 24, 2021, observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19. 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, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 8 Zoning Administrator Resolution No. ZA2021-### Page 2 of 9 02-03-2020 2. Class 3 exempts the demolition of up to three (3) single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one (1) single-family residence and the construction of a new three (3)- story, 5,248-square-foot residence with an attached three (3)-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 5,650 square feet and the proposed floor area is 5,248 square feet. b. The proposed development provides the minimum required setbacks, which are 8 feet along the property line abutting West Ocean Front, 3 feet along each side property line and 0 feet along the property line abutting the alley. c. The highest guardrail/parapet is below 24 feet from established grade and the highest ridge is below 29 feet from established grade. The proposed development complies with all height requirements. d. The project includes garage parking for a total of three (3) vehicles, complying with the minimum three (3)-car garage parking requirements for single-family residences with more than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two (2)- and three (3)-story single- family and two-unit residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and consistent with applicable development standards. 3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc. on October 19, 2020. The project site is separated from the water by a wide sandy beach. 9 Zoning Administrator Resolution No. ZA2021-### Page 3 of 9 02-03-2020 The site is approximately 400 feet from the mean high tide line. The report concludes that the highest high tide elevation (currently 7.7 feet North American Vertical Datum of 1988 [NAVD 88]) will not exceed 10.9 feet (NAVD 88) using the low-risk aversion projected sea level rise (3.2-foot increase) over the 75-year design life of the structure based on estimates for sea level rise provided by the State of California Sea-Level Rise Guidance 2018. The report states that the estimated sea level rise over the next 75 years, using the Medium-High Risk Aversion, is potentially 6 feet (13.7 feet NAVD 88). The finish floor elevation of the proposed dwelling is 11.25 feet (NAVD 88); however the analysis provided in the hazard study verifies that it is unlikely that wave runup will reach the site even with 6 feet of sea level rise due to the distance from the shoreline. Additionally, the site has not historically been subject to any wave overtopping, nor is overtopping waters over the next 75 years expected to reach the subject site, even under extreme conditions. Based on the data provided, the study provides no recommendations necessary for shoreline protection devices and concludes that coastal hazards will not impact the property over the next 75 years, as the proposed project has minimal risk from flooding. 4. The finish floor elevation of the proposed single-family residence is at an elevation of 11.25 feet (NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection), 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) (General Site Planning and Development Standards). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 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 CBC prior to building permit issuance. 7. As the property is adjacent to coastal waters, a Construction Pollution Prevention Plan (CPPP) 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- system. 10 Zoning Administrator Resolution No. ZA2021-### Page 4 of 9 02-03-2020 8. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality and Hydrology Plan (WQHP) is required. The WQHP was prepared by Forkert Engineering & Surveying, Inc. dated January 26, 2021. 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. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 9. Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping). 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. 10. The project site is not located adjacent to a coastal view road, public viewpoint, public park, beach, or public accessway, as identified in the Coastal Land Use Plan. The nearest public viewpoint is the Balboa Pier, which is located approximately 4,000 feet to the east of the project site. The project may be located within the viewshed of other 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 and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is located on the Balboa Peninsula between the nearest public road and the sea. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relat 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. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 11 Zoning Administrator Resolution No. ZA2021-### Page 5 of 9 02-03-2020 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. CD2021-003, 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 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 NBMC. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.0 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 JUNE, 2021. _____________________________________ Jaime Murillo, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2021-### Page 6 of 9 02-03-2020 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 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 including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 3. 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, development. This letter shall be scanned into the plan set prior to building permit issuance. 4. 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. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6. This Coastal Development Permit does not authorize any development seaward of the private property. 7. 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 13 Zoning Administrator Resolution No. ZA2021-### Page 7 of 9 02-03-2020 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 (1) or two (2) short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 8. 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. 9. 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. 10. 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. 11. 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. 12. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 13. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 14. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 15. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 14 Zoning Administrator Resolution No. ZA2021-### Page 8 of 9 02-03-2020 16. 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. 17. 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. 18. Prior to issuance of a building permit, a copy of the Resolution, including conditions of plans. 19. 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. 20. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 21. Prior to the issuance of building permits, the Applicant shall submit a final 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 conditions of this approval by the current property owner or agent. 25. This Coastal Development Permit No. CD2021-003 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. 15 Zoning Administrator Resolution No. ZA2021-### Page 9 of 9 02-03-2020 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 approval of Harvey Residence, including, but not limited to, Coastal Development Permit No. CD2021-003 (PA2021-013). 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. CD2021-003 PA2021-013 908 West Ocean Front Subject Property Subject Property 18 Attachment No. ZA 3 Project Plans 19 CITY OF NEWPORT BEACHCOMMUNITY DEVELOPMENT DEPARTMENTBUILDING DIVISION100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915www.newportbeachca.gov | (949) 644-3200ACKNOWLEDGMENT OF NO CONSTRUCTION-RELATED NOISEON SATURDAY OR SUNDAY IN HIGH DENSITY AREASOn June 11, 2019, the City Council adopted an ordinance restricting construction-related noise on Saturday in High Density Areas effective August 12, 2019. I acknowledge that any construction-related noise, (including, but not limited to operating power equipment or machinery in a manner that produces noise)is not allowed on Saturday or Sunday in High Density Areas in accordance with Newport Beach Municipal Code 10.28.040. As the owner of the property, I am responsible to ensure all persons working on the property comply with this provision of the Newport Beach Municipal Code. Project Address:_______________________________________________________Permit Number: ________________________________________________________Owner’s Name:________________________________________________________Owner’s Signature:_____________________________________________________Contractor’s Signature:_________________________________________________Date:_________________________________________________________________Forms\Acknowledgment_No_Saturday_Construction_HighDensityAreas20 21 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 1 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915 www.newportbeachca.gov | (949) 644-3200 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS Applicable Standards: 2019 California Residential Code (CRC); 2019 California Building Code (CBC); 2019 California Plumbing Code (CPC); 2019 California Electrical Code (CEC); 2019 California Mechanical Code (CMC); 2019 Building Energy Efficiency Standards (BEES); 2019 California Green Building Standards Code (Cal Green); & Chapter 15 of the Newport Beach Municipal Code (NBMC) GENERAL: 1. Residential building undergoing permitted alterations, additions or improvements shallreplace non-compliant plumbing fixtures with water-conserving plumbing fixtures meetingthe requirements of 2019 California Green Building Standards Code, Section 4.303.1Plumbing fixture replacement is required prior to issuance of a certificate of occupancy orfinal inspection by the Chief Building Official. (Civil Code, Section 1101.1 et seq., NBMC 15.11.010)2. Issuance of a building permit by the City of Newport Beach does not relieve applicants ofthe legal requirements to observe covenants, conditions and restrictions, which may berecorded against the property or to obtain plans. You should contact your community associations prior to commencement of any construction authorized by this permit.3. Prior to performing any work in the City right-of-way an encroachment permit must be obtained from the Public Works Department.4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour.5. Garage ceiling height. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearanceof four feet. (NBMC 20.40.090 A 4)6. Utilize one of the city’s approved franchise hauler to recycle and/or salvage a minimum of 65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1,4.408.3)7. Stairways shall not be less than 36 inches clear width. (CRC 311.7.1) The minimum head clearance shall be 6”-8” measured vertically from the sloped line adjoining tread nosing.(CRC 311.7.2) 8. Advisory Note: Homeowners Association (HOA) approval is independent of the City process and may be required for this improvement. Please check with the HOA Board.9. Additional permits are required for detached structures including but not limited to:a. Accessory structures, detached patio covers, and trellises,b. Masonry or concrete fences over 3.5 ft. high or within 3 feet of the property line,c. Retaining walls over 4 ft. high from the bottom of the foundation to the top of the wall and any retaining wall within 3 ft. of property line regardless of height.2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 2 d.Electrical and Plumbing for exterior improvements detached from the house (i.e. barbeque, fountain, fire feature)CONSTRUCTION: 10. Pedestrian protection adjacent to public way to be as follows:CBC TABLE 3306.1 PROTECTION OF PEDESTRIANS HEIGHT OF CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION REQUIRED 8 feet or less Less than 5 feet Construction railings 5 feet or more None More than 8 feet Less than 5 feet Barrier and covered walkway 5 feet or more, but not more than one-fourth the height of construction Barrier and covered walkway 5 feet or more, but between one-fourth and one-half the height of construction Barrier 5 feet or more, but exceeding one-half the height of construction None 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base sheathing. (CRC R703.7.3, CBC 2510.6)12. Wall covering of showers or tubs with showers shall be of cement plaster, tile, or approved equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall becement board or cement plaster. (CRC R307.2, CBC 1209.2.3)13. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, CBC 2406.4) a. Swinging, bi-fold, and sliding doors. b. When located within 60 inches above the floor of wet surfaces such as tubs,showers, saunas, steam rooms, or outdoor swimming pool.c. Glazing adjacent to doors: i. Within a 24-inch arc of either vertical edge of doors and within 60 inches ofwalking surface. ii. Where the glazing is on a wall perpendicular to the plane of the door in aclosed position and within 24 inches of the hinge side of an in-swinging door.d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor, and within36 inches of a walking surface, measured horizontally.e. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walking surface of stairways, landings betweenflights of stairs and ramps.f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread.g. Glazing in guards and railings.14. All doors from the house into the pool area shall be equipped with an approved alarm oran approved alternate drowning prevention safety feature. (CBC 3109 (115922))15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2, 907.2.11.3 & 907.2.11.4):2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 3 a. In each sleeping room. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms.c. On each additional story, including basements and habitable attics.d. Not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower. e. A minimum of 20 feet horizontally from any permanently installed cooking appliance.f. Smoke alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.10.5 &907.2.10.6.16. Carbon monoxide alarms shall be installed in the following locations (CRC R315.3): a. Outside of each sleeping area in the immediate vicinity of the bedroom(s).b. On every occupiable level of the dwelling unit including basements.c. Where a fuel-burning appliance is located within a bedroom or its attachedbathroom, a carbon monoxide alarm shall be installed within the bedroom.Carbon monoxide alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R315.6(4). 17. All fenestrations on windows and doors shall have U-factors (0.30 max) and Solar HeatGain Coefficient (SHGC=0.23 max) values in accordance with T-24 energy calculations.All fenestrations must have temporary and permanent labels. TEMPORARY GENERATOR: 18. Hand operated construction tools powered by electricity must use power provided by Southern California Edison through a temporary pole or available outlet. In the rare case where electricity is not readily available and a portable temporary generator is necessary, then the following restrictions must be adhered to: a. Must be portable and may be easily relocated. b. Temporary generators are to be located a minimum distance from any property line according to the following table:Time in Use Hours Required Setback from Property Line Required Setback from Adjacent Structures 0 – 1 day 10 feet 5 feet > 1 day20 feet 5 feet c. If the minimum distance cannot be achieved, then the generator shall be located the most extreme distance practicalto inhibit noise. Othermethods to inhibit noisemay be utilized when practical.d. May be operational for a maximum of five consecutive calendar days. After fiveconsecutive calendar days of use, power shall be provided through the use of atemporary power pole.e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM Monday through Friday. No use on the weekends or federal holidays.2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 4 FIREPLACE: 19. All fireplaces: a. Factory-built fireplaces, chimneys and all of their components shall be listed andinstalled in accordance with their listing and manufacturer's installation instructions. (CRC R1004.1)b. Factory built wood burning fireplaces shall be qualified at the U.S. EPA’s Voluntary Fireplace Program Phase 2 emissions level. (CRC 1004.1.1)c. Decorative shrouds shall not be installed at the termination of factory-built chimneys except where such shrouds are listed and labeled for use with thespecific factory-built chimney system and are installed in accordance withmanufacturer's installation instructions. (CRC R1005.2 & CMC 802.5.1.1 & CMC802.5.4.3)d. Horizontal openings are not allowed, for exhaust vents, in walls closer than 3 feet to a property line. (Tables R302.1(1)&(2)). Horizontal vent caps shall be 2 feetclear from property lines. e. Exhaust openings shall not be directed onto walkways. (R303.5.2)20. Solid fuel burning fireplaces: a. Provide a permanently anchored gaseous fuel burning pan to the firebox of a solid fuel burning fireplace.b. Solid fuel burning fireplace must comply with the California Energy Standards mandatory measures.c. Chimney shall extend at least 2 ft. higher than any portion of the building within 10 ft., but shall not be less than 3 ft. above the highest point where the chimney passes through the roof. (CRC R1003.9) d. Liquid fueled fireplaces are not allowed for interior use.21. Direct vent gas appliance fireplace: a. Direct vent sealed-combustion gas appliance fireplace must comply with the Cal Green code requirements and must comply with ANSI Z21.50. (CalGreen 4.503.1)MECHANICAL: 22. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided with an exhaust fan with humidity control sensor having a minimum capacity of 50 CFM ducted toterminate outside the building. (CRC R303.3, Cal Green 4.506.1, CBC 1202.5.2.1, CMC402.5)23. Where water closet compartment is independent of the bathroom or shower area, a fan will be required in each area. Bathrooms shall have an exhaust fan with humidity controlsensor, min. 50 CFM capacity. (CRC R303.3)24. Where whole house fans are used in bathroom areas, the fan must run continuously and shall not be tied to a humidity control sensor. (Cal Green 4.506.1(2))25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90degree elbows. (CMC 504.4.2.1)26. Environmental air ducts shall terminate min. 3 feet from property line or openings into building, and 10 feet from a forced air inlet. (CMC 502.2.1)27. Mechanical equipment shall be installed per the manufacture’s installation instructions.(CMC 303.1)2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 5 28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3) 29. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table 150.1-A.)PLUMBING: 30. Separate water meters are required for all new duplexes. Separate fire risers are required at each water meter.31. Plumbing Fixtures:a. New Construction & Addition/Alterations that increases condition space area,volume, or size (Cal Green 4.303.1):i. Comply with CAL Green Mandatory Requirements b. Addition & Alteration: Existing fixtures shall be replaced to meet the following requirements:i. Shower Heads: 1.8 gpm @ 80 psiii. Lavatory Faucets: 1.2 gpm @ 60 psi iii. Kitchen Faucets: 1.8 gpm @ 60 psi iv. Water Closet: 1.28 gallons per flush32. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its center to any side wall or obstruction. (CPC 402.5)33. The water heater burner to be at least 18 inches above the garage floor, if located in a garage. (CPC 507.13)34. Install a 3 inch diameter by 3 ft. tall steel pipe embedded in concrete slab for protection ofwater heaters located in garage. (CPC 507.13.1)35. Water heaters to be strapped at top and bottom with 1 ½” x 16 gauge strap with 3/8” diameter. X 3” lag bolt each end. (CPC 507.2)36. ABS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC 701.2(2) (a). and 903.1.1)37. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4)38. Roof and deck drain systems inside the building are required to be installed with directionalDWV drainage fittings. (CPC 1101.4 and & 706.0)39. Cleanouts are required within 2 feet of the connection between the building interiorroof/deck drain piping system and the exterior onsite storm drain system. (CPC 1101.13)40. All hose bibbs shall have vacuum breakers. (CPC 603.5.7)41. The maximum amount of water closets on a 3 inch horizontal drainage system line is 3.(CPC Table 703.2)42. The maximum amount of water closets on a 3 inch vertical drainage system line is 4. (CPC Table 703.2)43. Provide gas line with a min capacity of 200,000 BTU for water heater. (Cal Energy Code150.0(n))44. Provide a condensate drain no more than 2 inches above the base of the water heater space. (Cal Energy Code 150.0 (n)) 45. Provide a straight vent pipe from the water heater space to the outside termination from the water heater space. (Cal Energy Code 150.0 (n))2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 6 46. Insulate all hot water pipes. (Cal Energy Code 150.0 (j) (2), and CPC 609.11).47. Isolation valves are required for tankless water heaters on the hot and cold supply lineswith hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (6))48. Install 1 automatic clothes washer connection per one and two family dwelling. (CPC Table 422.1)ELECTRICAL: 49. Electrical service shall be underground for new construction, replacement building, or addition to an existing building exceeds fifty (50) percent of the gross floor area of theexisting building. (NBMC 15.32.015)50. Edison Company approval is required for meter location prior to installation.51. Field inspectors shall review and approve underground service requirement prior to concrete placement.52. Service equipment and subpanels shall have a min 30” wide by 36” deep clear work space.(CEC 110.26)53. All lighting is required shall be high efficacy. (California energy code section 150.0 (k) and Table 150.0-A.)54. Provide a listed 1 inch raceway to accommodate a dedicated 208/240-volt circuit for future electrical vehicle (EV) charger. (Cal Green 4.106.4.1)55. All receptacle outlets are required shall be listed tamper resistant (CEC 406.12 and 250.52)56. Combination type AFCI circuit breakers are required for all 120-volt single phase 15/20 amp branch circuits. Except for bathrooms, garages, and outdoors. (CEC 210.12)57. A minimum of one dedicated 20 amp circuit is required for a bathroom. (CEC 210.11(C)(3)) 58. GFCI protection is required for all receptacle outlets located outdoors, garages, accessory buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branchcircuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feetof a bathtub or shower stall. (CEC 210.8)59. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 (C))60. Subpanels are not allow to be located in bathrooms or clothes closets.. Avoid installingsub-panels in fire wall envelope unless the panel is listed or fire protection is clearlydetailed to the satisfaction of the building official. (CEC 240.24 (D) and (E)61. Circuits sharing a grounded conductor (neutral) with two ungrounded (hot) conductors must use a two pole circuit breaker or an identified handle tie. Group non-cable circuits inpanel. (CEC 210.4(B)) (CEC 210.4(D)) 62. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and pantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (B)(1))63. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)(1)) 64. Kitchen counter tops must have receptacle outlets so no point along the counter walls ismore than 24 inches from a receptacle. (CEC 210.52 (C)(1))65. Island and peninsular counter tops must have at least one receptacle.(CEC 210.52(C)( 1),(2),and (3))2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 7 66. The spacing for general receptacle outlets must be located so that no point on any wall,fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)(1))67. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H))68. Garages shall have at least one receptacle for each car space on the interior. The branch circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 (G) (1)).69. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC 210.11(C) (2)).70. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0 (n) 1 A.)FOUNDATION: 71. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above the earth or 2 inches above paved areas. (CRC R703.7.2.1, CBC 2512.1.2)72. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative-treated wood shall be of hot-dipped zinc-coated galvanized steel, stainless steel, silicon bronze or copper. (CRC R317.3, CBC 2304.10.5.1) 73. Anchor bolts shall include steel plate washers, a minimum of 0.229” x 3” x 3” in size, between sill plate and nut. (CRC R602.11.1, CBC 2308.3,Acceptable alternate SDPWS4.3.6.4.3)22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 SHEETPROJECTD-1161413981211674321510151721-001NEWPORT BEACH., CA.HARVEY RESIDENCE908 W. OCEANFRONT,NEWPORT BEACH., CA.410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFOUNDATION DETAILSPROJECT INFORMATIONPROJECT / TITLENEW CUSTOMHOME05-18-2021908 W. OCEANFRONT,MAT SLAB PER PLAN3"3"1'-6"3"CLR3"CLR2X STUD WALL(2) #5 CONT. TOP & BOTT.E.N.F.G.1:1SEE PLANSLAB REINFORCEMENTPER PLANA.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN#24" MIN.#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLABPER FOUNDATION PLANSSLAB UNDERLAYMENTSEE MINIMUMFOUNDATION DEPTHAT HOLDOWN PERDETAIL 3,4&8/D14" MAX.(WHERE OCCURS)MAT SLAB PER PLAN3"3"2:1(2) #5CONT. BAR TOP. & BOTT.SEE PLAN1'-6"2X STUD WALLE.N.SHEARPERPLAN#2:1#5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLABMAT SLAB PER PLAN3"3"3"3"2:1(2) #5CONT. BAR TOP. & BOTT. PER PLANSEE PLAN1'-6"2X STUD WALLE.N.SHEARPERPLAN#2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETER A.B.'s @48" O.C. U.N.O. ON PLANS. W/7" EMBEDMENT INTO FIRSTPOUR2:1#5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLABSLAB REINF.PER FOUNDATION PLANSSLAB UNDERLAYMENTCOLD JOINTSLABSSTB BOLTANCHOR TYPEdele5" MI N.- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER21"25"1 3/4"1 3/4"HDU5HDU84X44X45/8" SSTB24ANCHOR DIA. AND TYPE(MIN.)POST de le- f'c = 2500 psi (U.N.O.)- SEE PLANS FOR HOLDOWN TYPE- DEEPEN FOOTING AS REQUIRED TO ACHIEVE le + 3" COVER- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER- PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OFTHE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION7/8" SSTB285"5"5645697012" MIN112" MIN25"1 3/4"HDU8 4X6 OR7/8" SSTB285"78706X611 14"MAX.Le-11 1/4"+3" (COVER)MIN.HDU14 6X61" DIA. PAB815"23"THE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION- PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OF- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER- DEEPEN FOOTING AS REQUIRED TO ACHIEVE (De+ 3") FOOTING- SEE PLANS FOR HOLDOWN TYPE- f'c = 2500 psi (U.N.O.)De1-3/4"PABPER TABLE BELOWSLABdePOST (MIN.)ANCHOR DIA. AND TYPE1" DIA. PAB86X6HDU11HOLDOWNPER PLANF"F"12"F18"HD19 6X61 1/4" DIA. PAB1016"24"SLAB REINFORCEMENTPER PLANMAT SLAB PER PLANHILTI-XU (ICC NUMBER 2269)7/32" DIA. X 3 1/2"SHOT PINS @ 32" O.C.2X P.T.D.F. PLATE WITHPLACED 6" AND 10"FROM PLATE ENDS. AND FIRST 2 PINSWITH 14 GAGE WASHERS2X STUDS @ 16" O.C.MAT SLAB PER PLAN3"3"PER PLAN3"CLR3"CLR1:1SEE PLANSLAB REINFORCEMENTPER PLAN#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLABGRADE BEAM. REINFORCEMENT PER PLANPER FOUNDATION PLANSSLAB UNDERLAYMENT4" MAX.PER PLAN#4 HOOKS @ 12" O.C.POST PER PLAN SILL PLATESLAB REINFORCEMENTPER PLANLeHOLDOWN PER PLANA307 STEEL ALLTHREAD PER TABLE(2) #6 (48" LONG) EACH WAYDIAGONAL & 3" SQ. X 1/4"THK. PLATE WASHER @HOLDOWN ALLTHREADHDU5HDU8ALLTHREAD(A307) Le12"15"MAT SLAB PER PLAN3" SQ X 0.25" STEEL PLATE WASHERBTWEEN (2) HEAVY HEX NUTSMAT SLAB PER PLANMAX. UPLIFTCAPACITYHDU1115"6000 LBS8000 LBS9500 LBS8" MIN. TOSILL PLATE,10" MAX.- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER21"1 3/4"HDU5 4X45/8" SSTB24ANCHOR DIA. AND TYPE(MIN.)POST de le5"564525"1 3/4"HDU8 4X6 OR7/8" SSTB285"78706X6MAT SLAB PER PLAN3"3"1'-6"3"CLR3"CLR2X STUD WALLREINFORCEMENT PER E.N.8"MIN.F.G.1:1SEE PLANSLAB REINFORCEMENTPER PLANSHEARPLAN#24" MIN.MAT SLAB REINFORCEMENTPER DETAIL 1/D1PER FOUNDATION PLANSSLAB UNDERLAYMENT4" MAX.deDETAIL 1/D1le- f'c = 2500 psi (U.N.O.)- SEE PLANS FOR HOLDOWN TYPE- DEEPEN FOOTING AS REQUIRED TO ACHIEVE le + 3" COVER- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER- PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OFTHE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION24"1 3/4"HDU11 6X81" SB1X305"24"1 3/4"HDU14 6X81" SB1X305"11,17514,445MAT SLAB PER PLAN3"3"1'-6"3"CLR3"CLR2X STUD WALL(2) #5 CONT.E.N.8"MIN.F.G.1:1SEE PLANSLAB REINFORCEMENTPER PLANA.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN#24" MIN.PERARCH#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLABPER FOUNDATION PLANSSLAB UNDERLAYMENTSEE MINIMUMFOUNDATION DEPTHAT HOLDOWN PERDETAIL 3 &4/D16" MIN.4" MAX.8"(1) #5 CONT.3"A.B.'s @ 16" O.C. U.N.O.3X P.T.D.F. SILL PLATE2'-0" TYP.#5 @ 12" O.C. E.W.#5 @ 12" O.C.3" CLR.TYP.10" CONC. WALLELEVATOR PIT.12"PER MANUFACTURER2'-6" MAX.10" CONC. WALL10"10"MAT SLAB PER PLAN3"3"1'-6"3"CLR2X STUD WALL(2) #5 CONT.E.N.1:1SEE PLANSLAB REINFORCEMENTPER PLANA.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN#PERARCHMAT SLAB PER PLAN3"3"1:1SEE PLAN#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB48"48"6" MIN.4" MAX.4" MAX.(WHERE OCCURS)#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLABSLAB REINFORCEMENTPER PLAN(2) #5 CONT.OR HARDY FRAMEWHERE OCCURS1'-6"(1) #5 CONT.8"3"18" MAXW/ 18" EMBEDMENTFOR DBL POUR COND.#5 DOWELS @ 24" O.C.INTO EACH WAY#5 CONTINUOUS BAR#5 CONTINUOUS BARSLAB REINF. PER PLANMAT SLAB PER PLAN3"3"1'-6"3"CLR3"CLR(2) #5 CONT.1:1SEE PLANSLAB REINFORCEMENTPER PLAN#5 @ 12" O.C. W/ 48" EMBEDMENTINTO SLAB4" MAX.3"CLR(TYP)PER FOUNDATION PLANSSLAB UNDERLAYMENT24" MIN.40 D OR24" MIN.40 D OR24" MIN.40 D OR24" MIN.ALTERNATECORNER PIECE (BAR BENDSOMITTED).FOOTINGREINFORMENT.FOUNDATION PERPLANSRR8(d)8(d)90 BEND180 BENDBEND4(d)2 1/2" MIN.12dWIRE TIE END48(d) * IN CONCRETE48(d) MASONRY (U.N.O.)LAP SPLICER = 3(d) FOR #3 THRU #8R = 4(d) FOR #9 THRU #11R = 5(d) FOR #12 THRU #18* INCREASE LENGTH BY 30%FOR TOP BARS (HORIZONTALBARS SO PLACED THAT MORETHAN 12 INCHES OF FRESHCONCRETE IS CAST IN THEMEMBER BELOW, EXCLUDEWALLS)CLOSED TIE OR HOOPSTIRRUPDETAILINGDIMENSION4" M IN. OR 6(d) M IN.DETAILINGDIMENSION4" MIN. OR 6(d) MI N.CROSSTIED = 4(d) FOR #3 THRU #5D = 6(d) FOR #6 THRU #8NOTES:- PUT CROSSTIE W/ EACHSTIRRUP ALT. 135 BENDS- ALL BENDS SHALL BEMADE COLDDD12(d) FOR #6 THRU #86(d) FOR #5 & SMALLER> 3" MIN.6(d)> 3" MIN.1/2" THK. BASE PLAT W/ (2)-34A.B'S.STEEL TUBE PER PLANMAT SLAB PER PLAN12"3/8"SLAB REINFORCEMENTPER PLAN3"SEE PLAN3"#5 @ 12" O.C.SEE PLANSEE PLAN1" DRYPACK3" MIN.STEEL COLUMNPAD PER PLAN18"3/8"PER PLANW/ 24" EMBEDMENTMAT SLABPER PLANINTO MAT SLAB EACH SIDEBASE PLATE PERCONDITION A-NMAT SLABSEE PLANSEE PLAN1" DRYPACK3" MIN.STEEL COLUMNPAD PER PLAN18"3/8"PER PLANPER PLANBASE PLATE PERCONDITION A-N#5 @ 12" O.C.W/ 24" EMBEDMENTINTO MAT SLAB EACH SIDE20" L. X 10" W. X 1"THK. BASE PL W/ (5)AB'S10"20"3"3"3"10"3"3"20" L. X 10" W. X 1"THK. BASE PL W/ (5)AB'S10"20"3"3"3"10"3"3"20" L. X 10" W. X 1"THK. BASE PL W/ (5)AB'S10"20"3"3"3"10"3"3"20" L. X 10" W. X 1"THK. BASE PL W/ (5)AB'S10"20"3"3"3"10"3"3"22" L. X 10" W. X 1"THK. BASE PL W/ (5)AB'S10"22"3"3"3"12"3"3"18" L. X 10" W. X 1"THK. BASE PL W/ (5)AB'S10"18"3"3"3"8"3"3"22" L. X 10" W. X 1"THK. BASE PL W/ (5)AB'S10"22"3"3"3"12"3"3"15" L. X 11" W. X 1"THK. BASE PL W/ (5)AB'S11"15"3"3"3"5"3"3"9" L. X 11" W. X 1"THK. BASE PL W/ (5)AB'S11"9"3"3"3"5"3"3"3"5"18" L. X 10" W. X 1"THK. BASE PL W/ (5)AB'S10"18"3"3"3"8"3"3"14"4"16"3"2"3"16" L. X 14" W. X3/4" THK. BASE PLLONG AB'S6"5"5"5"3"2"15"15"3"15" L. X 15" W. X 3/4"THK. BASE PL W/ (4)AB'S14" L. X 10" W. X 1"THK. BASE PL W/ (5)AB'S10"14"3"3"3"8"3"3"3"4"18" L. X 10" W. X 1"THK. BASE PL W/ (5)AB'S10"18"3"3"3"8"3"3"8" MIN.12GRADE BEAM PER PLANSEE PLANSEE PLANMIN. 30" L X 30"W X 1 1/2" THK1" DRYPACKd3" MIN.STEEL COLUMNPER PLAN2'-0" MIN.2d"d": SEE PLAN#4 TIES @ 3.5" O.C.,FIRSTTIE MUST BE 2" FROM COLUMN BASE#4 TIES @ 3.5"O.C.,FIRST TIE MUST BE2" FROM COLUMNBASECJP2"2"30" L. X 30" W. X1 1/2" THK. BASEX 18" LONG AB'S2'-6"2'-6"1837 From:Jim Mosher To:CDD Subject:Further comment for 6/24/2021 ZA meeting Date:Wednesday, June 23, 2021 1:08:54 PM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Section 1 of all three resolutions being considered for adoption at the June 24, 2021, Zoning Administrator hearing contain a "statement of fact" that the June 24 hearing was held "observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19." The Zoning Administrator may or may not be aware that on June 22, 2021, the City Council adopted Resolution No. 2021-62 rescinding the Proclamation of Local Emergency referred to in this statement. Since there will be no Proclamation of Local Emergency in effect during the June 24 hearing, the Zoning Administrator may wish to consider revising these statements of fact in the adopted resolutions to read something like: "observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency, in effect at the time notice of the hearing was published, related to COVID-19." -- Jim Mosher Zoning Administrator - June 24, 2021 Item No. 4a Additional Materials Received After Deadline 908 NB Property Management LLC. Residence Coastal Development Permit (PA2021-013) Zoning Administrator - June 24, 2021 Item No. 4b Additional Materials Received After Deadline 908 NB Property Management LLC. Residence Coastal Development Permit (PA2021-013)