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HomeMy WebLinkAboutPA2022-0242_20230615_Resolution_ZA2023-039Community Development Department CITY OF NEWPORT BEACH 100 Civic Center Drive Newport Beach, California 92660 949 644-3200 newportbeachca.gov/communitydevelopment VIA EMAIL June 15, 2023 Joseph Remick Sagemodern 601 4th St, Unit 129 San Francisco, CA 94107 joseph@sagemoderm.com Subject: Planning Application No. PA2022-0242 (CDP) 1123 Balboa Partners LLC Residence It was a pleasure working with you on the above referenced application. Please be advised that the subject application was approved by the Zoning Administrator on June 15, 2023 and is now within the required City appeal period until June 29, 2023. If no appeals are filed with the City, a Notice of Final Action will be mailed to the California Coastal Commission. Upon receipt of the notice by the Coastal Commission, the action will be subject to an additional 10-working-day appeal period. You may track status of the Coastal Commission appeal period via the following link: Statewide Appealable Projects PDF At the conclusion of both appeal periods, a building permit may be issued for the project. A copy of the approved resolution with findings and conditions is attached. If you have any questions, please do not hesitate to contact me directly. Thank you and I look forward to working with you again in the future. Sincerely, ls/DL 10-18-2021 RESOLUTION NO. ZA2023-039 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH A DUPLEX AND CONSTRUCT A NEW SINGLE-UNIT RESIDENCE AND JUNIOR ACCESSORY DWELLING UNIT LOCATED AT 1123 EAST BALBOA BOULEVARD (PA2022-0242) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Sagemodern Architects (“Applicant”) concerning property located at 1123 East Balboa Boulevard, requesting approval of a coastal development permit. The property is legally described as Lot 11 of Block 18 of Balboa Tract East Side (“Property”). 2. The Applicant requests a coastal development permit to demolish an existing two (2)-story duplex consisting of an approximately 1,650-square-foot unit, an approximately 300- square-foot unit, and an approximately 750-square-foot garage, and to construct a 2,537-square-foot, three (3)-story single-unit residence with a 243-square-foot junior accessory dwelling unit (JADU) and attached 442-square-foot, two (2)-car garage. The project includes landscape, hardscape and subsurface drainage facilities all within the confines of private property (“Project”). The Project complies with all development standards and no deviations from the Newport Beach Municipal Code (NBMC) are requested. 3. The Property is designated RT (Two Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two-Unit Residential) Zoning District. 4. The Property is located within the coastal zone. The Property is categorized by the Coastal Land Use Plan (CLUP) as RT-D (Two Unit Residential) - (20.0 - 29.9 DU/AC) and is located within the R-2 (Two-Unit Residential) Coastal Zoning District. 5. A public hearing was held on June 15, 2023, online via Zoom. A notice of the time, place, and purpose of the hearing was given by the 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 under Title 14 of the California Code of Regulations Section 15303 Division 6, 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. Zoning Administrator Resolution No. ZA2023-039 Page 2 of 12 10-05-2021 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 an existing duplex consisting of an approximately 1,650-square-foot unit and an approximately 300-square-foot unit, and construction of a 2,537-square-foot, three (3)-story single-unit residence with a 243-square-foot junior accessory dwelling unit (JADU) and attached 442-square-foot, two (2)-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 Newport Beach Municipal Code, the following findings, and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The project complies with all applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The total proposed floor area, which includes the JADU and garage, is 3,222 square feet. This complies with the maximum allowable floor area limit of 3,456 square feet. b. The proposed development will provide the minimum required setbacks, which are eight (8)-feet along the front property line along East Ocean Front and three (3)-feet along each side property line. There is no required setback along the property line abutting Balboa Boulevard. c. The highest three (3)-story roofline is no more than 29 feet from the established grade which complies with the maximum height limitation of 29 feet for sloped roofs. Horizontal design elements including flat roofs and deck railings are no more than 24 feet from established grade. d. The project includes an enclosed garage parking for two (2) vehicles, which complies with the minimum two (2)-car parking requirement for single-unit residences with less than 4,000 square feet of habitable floor area. Onsite parking is not required for the JADU. Zoning Administrator Resolution No. ZA2023-039 Page 3 of 12 10-05-2021 e. The project is conditioned to require the recordation of a deed restriction that will prohibit the use of the JADU for short-term rentals (i.e., less than 30 days) and will also prohibit the sale of the JADU separate from the principal dwelling. 2. The neighborhood is predominantly developed with two (2)- and three (3)-story, single and two-unit residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development consistent with applicable development standards. 3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared for the project by GeoSoils, Inc, dated October 19, 2022. The report analyzes future sea level rise (SLR) scenarios and potential impacts to the project site over the next 75 years (i.e. the life of the structure). The property is fronted by a public boardwalk along East Ocean Front Boulevard (Newport Balboa Bike Trail) and a wide sandy beach which is normally more than 400 feet in width. The maximum current water elevation is 7.7 feet North American Vertical Datum of 1988 (NAVD 88). The report concludes that the “likely” sea level rise range for the project site is 1.3 to 3.2 feet with a lower probability (less than 5%) of SLR of about 4.0 feet. Therefore, the sea level is estimated to reach approximately 9.0 to 10.9 feet NAVD 88, which is the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California. The report concludes that the project site is reasonably safe from coastal hazards for a 75-year design life of the proposed development. 4. The finished floor elevation of the first floor living area of the proposed structure is 13.25 feet North American Vertical Datum of 1988 (NAVD 88), with a garage finished floor level of 9.16 feet NAVD 88. This complies with the minimum 9.00-foot NAVD 88 elevation standard for new structures. 5. Under NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to agree 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). This requirement is included as a condition of approval that will need to be satisfied before the final building permit inspection, respectively. 6. 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) (Development Standards). This requirement is included as a condition of approval that will need to be satisfied before the issuance of building permits, respectively. 7. 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 before 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 before building permit issuance. Zoning Administrator Resolution No. ZA2023-039 Page 4 of 12 10-05-2021 8. 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 Management Plan (WQMP) is required. A preliminary WQMP has been prepared for the project by Commercial Development Resources, dated September 23, 2022. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a 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 WQMP before building permit issuance. 9. The Project design addresses water quality with a construction erosion control plan and a post-construction drainage system that includes drainage and percolation features designed to retain dry weather runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 10. The Project will replace a duplex with a new single-unit residence and JADU that complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 11. The project proposes to demolish a duplex and construct a single-unit residence and JADU. As a result, the Project complies with the Housing Crisis Act of 2019 and Senate Bill 8 (Skinner) because it does not result in the loss of residential density. The State Department of Housing and Community Development (“HCD”) has verified with the City in an email dated March 23, 2022, that an ADU is considered a housing unit under Government Code Section 66300 provisions to replace existing units. The property owner has certified that the units are not "protected" units under Section 66330 Subdivision (d)(2). The project is consistent with the General Plan, Local Coastal Program, and Zoning designations that allow the single-family and accessory dwelling unit land uses. Under the Coastal Land Use Plan Table 2.1.1-1, the Single Unit Residential Detached (RSD-D) category is intended for a range of detached single-family residential dwelling units on single legal lots. The LCP Implementation Program Table 21.18-1 shows “Single-Unit Dwellings – Detached” and “Accessory Dwelling Units” as allowed uses in the R-2 Coastal Zoning District. Therefore, the demolition of an existing duplex and construction of a single- family residence with JADU is consistent with the R-2 zoning and land use designations and does not result in a loss of residential density. 12. As designated in the CLUP, the Property is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the CLUP. The nearest identified Public Viewpoint is the Balboa Pier, which is approximately 1,500 feet from the project site. The project site may be located within the viewshed of distant public viewing areas. However, the project will replace an existing duplex with a new single-unit residence and JADU that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. Zoning Administrator Resolution No. ZA2023-039 Page 5 of 12 10-05-2021 13. The front and rear of the proposed structure, which are visible from the public beach and the alleyway behind the site, contain architectural treatment and visual interest, in keeping with the design guidelines of the Zoning Code. The new structure would comply with all required setbacks and the design includes modulation of volume, use of varied materials and articulated roofline. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on existing 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. Facts in Support of Finding: 1. The Property is located between the nearest public road and the sea or shoreline. 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 duplex located on a standard residential lot with a new single-unit residence and attached JADU, consistent with the existing neighborhood pattern of development and in keeping with applicable development standards. The project does not involve a change in land use, density, or intensity that will result in increased demand for 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. Vertical access to the water is available within proximity to the site along C and D Streets, which are identified as Public Beach Access Locations by the CLUP. Lateral access, as identified by the CLUP, is available along the East Ocean Front boardwalk. The project does not include any features that would obstruct access along these routes. 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) because it has no potential to have a significant effect on the environment and the exceptions to the Class 3 exemption do not apply. 2. The Zoning Administrator of the City of Newport Beach hereby approves the Coastal Development Permit (PA2022-0242), subject to the conditions outlined 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 Zoning Administrator Resolution No. ZA2023-039 Page 6 of 12 10-05-2021 Development Director by the provisions of Title 21 Local Coastal Program (LCP) 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 (Appeal to the Coastal Commission) 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 15TH DAY OF JUNE, 2023. Zoning Administrator Resolution No. ZA2023-039 Page 7 of 12 10-05-2021 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved exhibits and plans may require an amendment to this approval or the processing of a new planning application. 3. The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 4. This approval 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 are detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 5. The applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused the revocation of this lot merger. 6. 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. 7. Prior to the issuance of a building permit, the property owner shall record a deed restriction with the County Recorder’s Office, the form and content of which is satisfactory to the City Attorney, prohibiting the use of the JADU for short term rentals (i.e., less than 30 days) and prohibiting the sale of the JADU separate from the principal dwelling. This deed restriction shall remain in effect so long as the accessory dwelling unit exists on the property. 8. 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 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 Zoning Administrator Resolution No. ZA2023-039 Page 8 of 12 10-05-2021 the development. This letter shall be scanned into the plan set before building permit issuance. 9. Prior to the 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. 10. This Coastal Development Permit does not authorize any development seaward of the private property unless an encroachment permit and encroachment agreement is obtained from the Public Works Department for the alteration of the existing wall in the public right-of-way. 11. All construction activities shall occur within private property and the use of mechanized equipment is prohibited on adjacent public property. 12. This approval does not authorize any new or existing improvements (including landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches, or the public right-of-way. Any improvements located on tidelands, submerged lands, and/or lands that may be subject to the public trust shall require a coastal development permit (CDP) approved by the California Coastal Commission (Coastal Commission). 13. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter the sensitive habitat, receiving waters, or storm drains 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. 14. 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 under 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 Zoning Administrator Resolution No. ZA2023-039 Page 9 of 12 10-05-2021 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. 15. All proposed accessory structures located within setback areas shall comply with applicable height limits consistent with Zoning Code Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls). 16. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented before and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 17. 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. 18. 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. 19. Trash and debris shall be disposed of in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 20. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 21. The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 22. The applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused by the revocation of this Coastal Development Permit. 23. 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 are detrimental to the public health, and welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained to constitute a public nuisance. 24. Before issuance of building permits, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 25. Before issuance of building permits, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. Zoning Administrator Resolution No. ZA2023-039 Page 10 of 12 10-05-2021 26. Before issuance of building permits, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 27. 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. 28. Construction activities shall comply with Section 10.28.040 (Construction Activity— Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are not allowed on Saturdays, Sundays, or Holidays. 29. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified periods unless the ambient noise level is higher: Between the hours of 7:00 AM and 10:00 PM Between the hours of 10:00 PM and 7:00 AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 30. Before the issuance of building permits, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 31. 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. 32. This Coastal Development Permit 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. 33. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any 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 1123 Balboa Partners LLC Residence including, but not limited to the Coastal Development Permit (PA2022-0242). This indemnification Zoning Administrator Resolution No. ZA2023-039 Page 11 of 12 10-05-2021 shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of the City's costs, attorneys' fees, and damages, which the City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Fire Department 34. A minimum three (3)-foot wide fire department access way shall be required on one side of the yard from the street frontage to the rear yard. 35. Fire sprinklers shall be provided in accordance with NFPA 13D. Building Division 36. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. 37. The Applicant shall employ the following best available control measures (“BACMs”) to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two (2) feet of freeboard. • Pave or apply water four (4) times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two (2) hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment. Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Zoning Administrator Resolution No. ZA2023-039 Page 12 of 12 10-05-2021 Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent (10%) soil moisture content in the top six (6)-inch surface layer, subject to review/discretion of the geotechnical engineer. Public Works Department 38. The project shall comply with the Ocean Front Encroachment Policy Guidelines in MC21 Appendix C. An encroachment permit shall be obtained for encroachments into the public right of way. Walls and fences shall not exceed 36 inches in height, measured from the adjacent sidewalk grade. The proposed slab elevations within the oceanfront encroachment area shall match the existing slab elevation. Landscape within the oceanfront encroachment area shall be limited to a maximum 36” height, measured from the adjacent sidewalk grade. 39. The proposed curb drain along the westerly side of the property shall be modified to not impact the existing street tree and must exit through a full-height curb. 40. A new sewer clean out shall be installed on the existing sewer lateral per City Standard 406.