HomeMy WebLinkAbout04_Dexter River, LLC Residence CDP_PA2024-0095
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 12, 2024
Agenda Item No. 4
SUBJECT: Dexter River, LLC Residence (PA2024-0095)
Coastal Development Permit
SITE LOCATION: 3910 and 3910 ½ River Avenue
APPLICANT: Brandon Architects
OWNER: Dexter River LLC
PLANNER: Laura Rodriguez, Planning Technician
lrodriguez@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Plan Category: Two Unit Residential (RT)
Zoning District: Two-Unit Residential (R-2)
Coastal Land Use Plan Category: Two Unit Residential – 30.0 – 39.9 DU/AC
(RT-E)
Coastal Zoning District: Two-Unit Residential (R-2)
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of an existing duplex and
construction of a new 2,524-square-foot, three-story, single-unit residence with a 284-
square-foot junior accessory dwelling unit (JADU) and an attached 500-square-foot, two-
car garage. The project includes hardscape, landscape, drainage, and majority of the site
walls within the confines of the property. The existing deck area and bulkhead, including a
portion of site walls, are located within the permit jurisdiction of the California Coastal
Commission (CCC).
Since the applicant proposes to raise the existing deck, as well as raise and reinforce the
existing bulkhead for coastal hazards protection, a separate Approval In Concept (AIC) from
the City and separate authorization from the CCC is required. This Coastal Development
Permit is intended to cover portions of the project within the City’s permit authority as
designated in the Local Coastal Program.
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
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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
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. PA2024-0095 (Attachment No. ZA 1).
DISCUSSION
Land Use and Development Standards
The subject property is in the R-2 Coastal Zoning District, which provides for single-
and two-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 in the Coastal Commission Appeal Area.
Per Condition of Approval No. 5 in the Draft Resolution (Attachment No. ZA 1), a
separate Approval In Concept (AIC) from the City and separate authorization from
the CCC is required for the proposed scope within the CCC’s permit jurisidiction. This
authorization is required prior to the issuance of a building permit.
The property currently consists of one legal lot developed with a duplex. The
neighborhood is predominantly developed with two- and three-story single- and two-
unit residences (Figure 1, below). The proposed design, bulk, and scale of the
development are consistent with the existing neighborhood pattern of development
and expected future development is consistent with applicable development
standards.
Figure 1: Oblique Aerial Image of Neighborhood
Subject Property
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The proposed single-unit residence and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (River Avenue) 4 feet 4 feet
Sides 3 feet 3 feet
Front (Abutting Water) 20 feet 20 feet
Allowable Floor Area (max.) 3,430 square feet 3,308 square feet
Allowable 3rd Floor Area (max.) 343 square feet 309 square feet
Allowable 3rd Floor Area &
Covered (max.)
857 square feet 496 square feet
Open Space (min.) 257 square feet 260 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
Hazards
A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated May 27, 2024, for the project. The maximum bay water
elevation is 7.7 feet North American Vertical Datum of 1988 (NAVD 88) and may
exceed the current top of bulkhead elevation of 6.9 feet NAVD 88 during high tide
or storm events. The report analyzes future sea level rise scenarios assuming a 3-
foot increase in the maximum water level over the next 75 years (i.e., the life of the
structure). Therefore, the sea level is estimated to reach approximately 10.85 feet
NAVD 88 (the likely range for sea level rise over the 75-year design life of the
structure based on low-risk aversion estimates for sea level rise provided by the
State of California, Sea Level Rise Guidance: 2018 Update).
On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential
Facilities. The guidelines require that any structure permitted within the years 2021
through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD 88)
with a design for adaptability elevation of 14.4 feet NAVD 88. The project has been
conditioned to raise the bulkhead to an elevation of 10.9 feet NAVD 88. PMA
Consulting, Inc. has confirmed the bulkhead can be raised up to 14.4 feet NAVD
88 if needed and in compliance with the updated guidelines.
Once the existing bulkhead is reinforced and raised per the report’s
recommendations, flooding, wave run-up, and erosion will not significantly impact
this property over the proposed 75-year economic life of the development. Flood
shields (sandbags and other barriers) can be deployed across the openings to
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protect and prevent flooding to the structure. The report concludes that the
proposed project will be safe from flooding hazards for the next 75 years with the
reinforced and raised bulkhead. Therefore, the project has been conditioned to
raise the bulkhead up to 10.9 feet NAVD 88.
The finished floor elevation of the proposed single-unit residence is 9.13 feet
NAVD 88, which complies with the minimum 9.00-foot NAVD 88 elevation
standard. The report concludes that the project will be safe from flooding hazards
for the next 75 years with the reinforced bulkhead.
Under 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
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). The Waiver of Future
Protection is included as a condition of approval that will need to be satisfied before
the final building inspection.
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). The Acknowledgement of Coastal Hazards is included
as a condition of approval that will need to be satisfied before the issuance of building
permits.
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 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 before building permit issuance.
Water Quality
The property is adjacent to coastal waters. Under Section 21.35.030 (Construction
Pollution Prevention Plan) of the Municipal Code, a Construction Pollution Prevention
Plan (CPPP) is required to implement temporary Best Management Practices
(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.
Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due
to the proximity of the development to the shoreline and the development containing
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more than 75%of impervious surface area, a Water Quality and Hydrology Plan
(WQHP) is required. A preliminary WQHP has been prepared for the project by
William D. Rolph dated, September 17, 2024. The WQHP 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.
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.
Public Access and Views
The project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 requires that the provision of public access
bear a reasonable relationship between the requirement and the project’s impact and
be proportional to the impact. In this case, the project replaces an existing duplex
located on a standard R-2 lot with a new single-unit residence and JADU. Therefore,
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.
The project site is not located adjacent to a coastal view road, public access way, but
is located near a designated Coastal Viewpoint as identified in the Coastal Land Use
Plan. The nearest coastal viewpoint is Newport Island Park, which is accessible to
the public and provides opportunities to view the water. The project is not located
between the park and the bay and would not obscure views from this public area.
The third story of the proposed structure may be visible from the park. However, the
project complies with all applicable Local Coastal Program (LCP) development
standards and maintains a building envelope consistent with the existing
neighborhood pattern of development. The project complies with all third-floor
standards of the NBMC which limit the size and location of the third floor. Additionally,
the project does not contain any unique features that could degrade the visual quality
of the coastal zone.
Vertical access to the bay is available near the property at the end of 40th Street and
39th Street. Lateral access is available at the Channel Place Park, which is a public
park and beach approximately 786 feet northwest of the property. The project does
not include any features that would obstruct access along these routes.
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ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) under 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-unit residences and additions of up
to 10,000 square feet to existing structures. The project consists of demolition of an
existing duplex and construction of a new 2,524-square-foot, three-story, single-unit
dwelling with a 284-square-foot junior accessory dwelling unit and an attached 500-
square-foot two-car garage and therefore qualifies within this exemption. There are no
known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the
use of this exemption. 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 Newport Beach Municipal Code. Additionally, the item appeared on the
agenda for this meeting, which was posted at City Hall and on the city website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director 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. For
additional information on filing an appeal, contact the Planning Division at 949-644-3200.
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Prepared by:
____________________________
Laura Rodriguez, Planning Technician
DL/lr
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
8
01-10-2023
RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING DUPLEX
AND CONSTRUCT A NEW THREE-STORY SINGLE-UNIT
RESIDENCE WITH A JUNIOR ACCESSORY DWELLING UNIT
AND ATTACHED TWO-CAR GARAGE LOCATED AT 3910 AND
3910 ½ RIVER AVENUE (PA2024-0095)
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), concerning property located
at 3910 and 3910 ½ River Avenue and legally described as Lot 6 of Tract Canal Section
(Property), requesting approval of a coastal development permit (CDP).
2. The Applicant proposes to demolish an existing duplex and construct a new 2,524-square-
foot, three-story, single-unit residence with a 284-square-foot junior accessory dwelling
unit (JADU), and an attached 500-square-foot, two-car garage. The Project includes
hardscape, landscape, drainage, and majority of the site walls within the confines of the
Property (Project). The existing deck area and bulkhead, including a portion of site walls,
are located within the permit jurisdiction of the California Coastal Commission (CCC).
Since the Applicant proposes to raise the existing deck, as well as raise and reinforce the
existing bulkhead for coastal hazards protection, a separate Approval In Concept (AIC)
from the City and separate authorization from the CCC is required.
3. The Property is categorized as Two Unit Residential (RT) by the General Plan Land Use
Element and is located within the Two-Unit Residential (R-2) Zoning District.
4. The Property is located within the coastal zone. The Property is categorized as Two Unit
Residential – 30.0 - 39.9 DU/AC (RT-E) by the Coastal Land Use Plan and is located within
the Two-Unit Residential (R-2) Coastal Zone District.
5. A public hearing was held on December 12, 2024, online via Zoom. A notice of the time,
place, and purpose of the hearing was given by 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, 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.
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2. Class 3 exempts the demolition, construction, or conversion of up to three single-unit
residences in urbanized areas. The Project consists of the demolition of an existing
duplex and construction of a new 2,524 square-foot, three-story, single-unit residence
with a 284-square-foot JADU, and an attached 500-square-foot, two-car garage.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The Project 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.
By Section 21.52.015(F) (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 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 3,430 square feet and the proposed floor area
is 3,308 square feet.
b. The Project provides the minimum required setbacks, which are 4 feet along the
property line along River Avenue, 3 feet along each side property line, and 20 feet
along the property line abutting the water. Portions of the existing residence such
as the existing deck, portions of site walls, and existing bulkhead are within the
CCC’s permitting jurisdiction and are subject to a separate review. Therefore, those
items will not be reviewed or determined by this application.
c. The highest guardrail is 24 feet from the established grade of 9.00 feet North
American Vertical Datum of 1988 (NAVD88) and the highest ridge is no more than
29 feet from the established grade, which complies with the maximum height
requirements.
d. The Project includes a 2-car garage, complying with the minimum 2-car garage
parking requirement for single-unit residences with less than 4,000 square feet of
habitable floor area.
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2. The neighborhood is predominantly developed with two-story and three-story, single-
unit residences and two-unit residences. The proposed design, bulk, and scale of the
development are consistent with the existing neighborhood pattern of development.
3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated May 27, 2024, for the Project. The current maximum bay water
elevation is 7.7 feet NAVD 88 and may exceed the existing 6.9-foot NAVD88 top of
bulkhead elevation during high tide or storm events. The report analyzes future sea level
rise scenarios assuming an approximate 3-foot increase in the maximum water level
over the next 75 years (i.e. the life of the structure). Therefore, the sea level is estimated
to reach approximately 10.85 feet NAVD88 (the likely range for sea level rise over the
75-year design life of the structure based on low-risk aversion estimates for sea level
rise provided by the State of California, Sea Level Rise Guidance: 2018 Update).
4. On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities.
The guidelines require that any bulkhead structure permitted within the years 2021
through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD 88) with a
design for adaptability elevation of 14.4 feet (NAVD 88). The Project has been
conditioned to raise the bulkhead to an elevation of 10.9 feet (NAVD 88). Additionally,
the provided Coastal Hazards Report prepared by PMA Consulting, Inc. confirms that
the bulkhead design can be raised up to 14.4 feet (NAVD 88) if needed to comply with
the updated guidelines.
5. Once the existing bulkhead is reinforced and raised per the Coastal Hazard Report’s
recommendations, flooding, wave runup, and erosion will not significantly impact this
property over the proposed 75-year economic life of the development. Flood shields
(sandbags and other barriers) can be deployed across the openings to protect and
prevent flooding to the structure. The report concludes that the Project will be safe from
flooding hazards for the next 75 years with the reinforced bulkhead. Therefore, the
Project has been conditioned to raise the bulkhead up to 10.9 feet (NAVD88).
6. The finished floor elevation of the proposed single-unit residence is 9.13 feet (NAVD88),
which complies with the minimum 9.00 foot (NAVD88) elevation standard.
7. Under NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection),
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). The
Waiver of Future Protection is included as a condition of approval that will need to be
satisfied before the final building inspection.
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8. 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). The Acknowledgement of Coastal Hazards is included as a
condition of approval that will need to be satisfied before the issuance of building permits.
9. 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.
10. The Property is located adjacent of coastal waters. A Construction Erosion Control Plan
was provided to implement temporary Best Management Practices (BMPs) during
construction to minimize erosion and sedimentation and to minimize pollution of runoff and
coastal waters derived from construction chemicals and materials. The Project design also
addresses water quality through the inclusion of a post-construction drainage system that
includes drainage and percolation features designed to retain dry weather and minor rain
event runoff on-site. Any water not retained on-site is directed to the City’s storm drain
system.
11. Under Municipal Code 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% of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required.
A preliminary WQHP has been prepared for the Project by William D. Rolph dated,
September 17, 2024. The WQHP 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.
12. Proposed landscaping complies with Implementation Plan Section 21.30.075. A
condition of approval is included that requires drought-tolerant species. Before the
issuance of building permits, the final landscape plans will be reviewed to verify invasive
species are not planted.
13. The Project is not located adjacent to a coastal view road, public access way, but is located
near a designated Coastal Viewpoint as identified in the Coastal Land Use Plan. The
nearest coastal viewpoint is Newport Island Park, which is accessible to the public and
provides opportunities to view the water. The Project is not located between the park and
the bay and would not obscure views from this public area. The third story of the proposed
structure may be visible from the park. However, the Project complies with all applicable
Local Coastal Program (LCP) development standards and maintains a building envelope
consistent with the existing neighborhood pattern of development. The Project complies
with all third-floor standards of the NBMC which limit the size and location of the third floor.
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Additionally, the Project does not contain any unique features that could degrade the visual
quality of the coastal zone.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts in Support of Finding:
1. The Project is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 requires that the provision of public access bear
a reasonable relationship between the requirement and the Project’s impact and be
proportional to the impact. In this case, the Project replaces an existing duplex located on
a standard R-2 lot with a new single-unit residence and JADU. Therefore, 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 bay is available near the Property at the end of 40th Street and 39th
Street. Lateral access is available at the Channel Place Park, which is a public park and
beach approximately 780 feet northwest of the Property. The Project does not include any
features that would obstruct access along these routes.
3. The Property provides vehicular access from River Avenue which is not proposed to
change with the Project.
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 under Section 15303
under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has
no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit (PA2024-0095), 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 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
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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 12TH DAY OF DECEMBER 2024.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(specific project conditions are italicized)
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 the final building permits, the existing seawall shall be reinforced and capped to
10.90 feet (NAVD 88) and capable to be raised up to 14.4 feet (NAVD 88), in compliance
with the City of Newport Beach Waterfront Project Guidelines and Standards, Harbor
Design Criteria Commercial & Residential Facilities
3. The existing seawall shall be reinforced by the recommendations provided in the Coastal
Hazards Report and Sea Level Rise Analysis prepared by PMA Consulting, Inc. dated
May 27, 2024 .
4. Accessory structures located in the required front or side setback area are subject to
compliance with Title 20 of NBMC Section 20.30.040 (Fences, Hedges, Walls, and
Retaining Walls.)
5. A separate Approval In Concept (AIC) from the City and separate authorization from the
California Coastal Commission (CCC) is required areas within the CCC’ permit
jurisdiction. This authorization is required prior to the issuance of a building permit.
6. 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.
7. 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
the development. This letter shall be scanned into the plan set before building permit
issuance.
8. This approval does not authorize any new or existing improvements (including
landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches,
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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).
Prior to the issuance of building permits, the Applicant shall provide a copy of said
coastal development permit or CDP waiver or documentation from the Coastal
Commission that subject improvements are not subject to the permit requirements of
the Coastal Act and/or not located within the permit jurisdiction of the Coastal
Commission.
9. 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.
10. This Coastal Development Permit does not authorize any development seaward of the
private property.
11. 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
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
12. 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.
13. 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.
16
Zoning Administrator Resolution No. ZA2024-###
Page 9 of 10
14. 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.
15. 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.
16. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
17. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
18. 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.
19. 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.
20. Prior to the 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.
21. Prior to the 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.
22. 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.
23. Prior to the issuance of a building permit, 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.
24. Prior to the issuance of building permits, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. The implementation shall comply with the approved
CPPP and WQHP/WQMP and any changes could require separate review and approval
by the Building Division.
25. All landscape materials and irrigation systems shall be maintained by the approved
landscape plan. All landscaped areas shall be maintained in a healthy and growing
17
Zoning Administrator Resolution No. ZA2024-###
Page 10 of 10
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.
26. 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 to 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.
27. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control) and other applicable noise control requirements of the
Newport Beach Municipal Code.
28. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
29. 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.
30. This Coastal Development Permit (PA2024-0095) 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.
31. 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 Dexter River, LLC Residence, including but not
limited to, Coastal Development Permit No. PA2024-0095. This indemnification 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 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.
18
Attachment No. ZA 2
Vicinity Map
19
VICINITY MAP
Coastal Development Permit (PA2024-0095)
3910 and 3910 ½ River Avenue
Subject Property
20
Attachment No. ZA 3
Project Plans
21
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TWO STORY BUILDING3910 RIVER AVENUENEWPORT BEACH, CA 92663APN: 423-303-02
TWO STORY BUILDING3908 RIVER AVENUE
TWO STORY BUILDING3912 RIVER AVENUE
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GAS METERSELECTRICAL METER
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TWO STORYBUILDING3912 RIVER AVENUE
7.1000 7.1311337
7 77 77 4 71441
7.187.187
TWO STORY BUILDING3910 RIVER AVENUENEWPORT BEACH, CA 92663APN: 423-303-02
GAS METERSELECTRICAL METER
PROPERTY LINE
3 33
TWO STORY BUILDING3908 RIVER AVENUE
FD. L&T LS4212
S.N.F.
S.N.F.
S.N.F.
3910 RIVER AVENUE
LOT 6, BLOCK 239, MAP OF CANAL SECTION, BK 4, PG 98, M.M.
APN: 423-303-02
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JOB NO.
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SHEET NO.
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23053
NO. REVISION DATE
SHEET NO. OF 1
5/2/2024
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CITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGE
TOPOGRAPHIC MAP1. NO SEARCH OF THE PUBLIC RECORDS HAS BEEN MADE BYTHIS OFFICE.
2. SURVEY MONUMENTS SHALL BE SET AT ALL PROPERTYCORNERS PRIOR TO PRE-GRADE MEETING.
SURVEY NOTES
SITE ADDRESS: 3910 RIVER AVE., NEWPORT BEACHAPN: 423-303-02GENERAL PLAN LAND USE: RT TWO UNIT RESIDENTIALZONING DISTRICT: R-2 TWO-UNIT RESIDENTIAL
COASTAL ZONE: YES
SITE DATA:LEGAL DESCRIPTION
LOT 6 IN BLOCK 239 OF THE MAP OF CANAL SECTION, BOOK 4, PAGE 98, M.M.
APN: 423-303-02
BENCHMARK
DESIGNATION: NB2-7-77
DESCRIBED BY OCS 2002 FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED"NB2-7-77", SET IN THE SOUTHWEST CORNER OF A 7 FT. BY 4.5 FT. CONCRETE CATCHBASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNER OF THE INTERSECTIONOF SUPERIOR AVENUE AND PACIFIC COAST HIGHWAY, 400 FT. EASTERLY OF THECENTERLINE OF SUPERIOR AVENUE AND 48 FT. SOUTHERLY OF THE CENTER MEDIANALONG PCH. MONUMENT IS SET LEVEL WITH THE SIDEWALK
NAVD88 ELEV = 8.565 FT. LEVELED 2015LEGEND
BUILDING WALL
STREET CENTERLINE
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RIGHT-OF-WAY
FINISHED FLOORFFFINISHED GRADEFGFLOWLINEFLFINISHED SURFACEFS
EAVE OF ROOFEAVE
GARAGE FINISHED FLOORGFF
INVERTINV
TOP OF GRATETGTOP OF WALLTW
TOP OF CURBTC
TOP OF STEPSTEPSEWER MANHOLESMHSEWER CLEANOUTSCO
WATER METERWM
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RIDGE OF ROOFRIDGE
EDISION UTILITY VAULTEDISON
EDGE OF GUTTERGUT
EDGE OF BRICKBRICK
EDGE OF SIDEWALKWALK
DRIVEWAY APRONDWY
PRELIMINARY TITLE REPORT
TITLE RESOURCES GUARANTY COMPANY300 COMMERCE, SUITE 250IRVINE, CA 92602856.914.3877ORDER NO. 4660222-00665TITLE OFFICER RHONDA K. DOBSONIRVINE02@TITLERESOURCES.COM
FD. L&T LS4212AT C/L INT.40TH ST.
FD. L&T LS4212AT C/L INT.39TH ST.
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JOB NO.
DATE
SHEET NO.
REVISIONS
23053
NO. REVISION DATE
SHEET NO. OF 4
9/11/2024
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1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT.
2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE.
3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD.
4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC.
5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC.
6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.
7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES.
8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.
9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.
10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC.
11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS.
12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER.
13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS.
14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE.
GENERAL NOTES
CITY OF NEWPORT BEACH, CALIFORNIA
COUNTY OF ORANGE
C1 TITLE SHEETC2 GRADING PLANC3 EROSION CONTROL PLANC4 GEOTECHNICAL NOTES
SHEET INDEX
3910 RIVER AVENUECORONA DEL MAR, CA 92625
APN: 423-303-02
PRECISE GRADING PLAN
CIVIL ENGINEER/
1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY.
3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES.
4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES.
5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT.
6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS.
7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN.
8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY.
9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006.
10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION.
11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS.
12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW:
13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS.
14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR.
15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY.
16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR.
17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.
18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE.
19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED.
20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS.
21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER.
22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS.
23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION.
24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT.
25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED.
26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES.
27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.
NOTES TO OWNER, CONTRACTOR, & ARCHITECT
DEXTER RIVER, LLCM.M. MR. CHARLES HUANG3910 RIVER AVE.NEWPORT BEACH, CA 92663626.215.7685
OWNER
EARTHWORK QUANTITIES
1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.
2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE.
3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.
4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.
5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.
6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED.
7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.
8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE.
9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING.
10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT.
11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.
12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION.
13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION.
14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING.
15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL.
GRADING NOTES
1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER.
2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF.
3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON.
4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL.
EROSION CONTROL NOTES
SITE ADDRESS: 3910 RIVER AVE., NEWPORT BEACHAPN: 423-303-02GENERAL PLAN LAND USE: RT TWO UNIT RESIDENTIALZONING DISTRICT: R-2 TWO-UNIT RESIDENTIALCOSTAL ZONE: YES
SITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.
CC&R'S
1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT.
2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY.
3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.
4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY.
5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES.
6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY.
PUBLIC WORKS NOTES
ARCHITECT
BRANDON ARCHITECTS151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
RAW CUT 1 CUBIC YARDSRAW FILL 125 CUBIC YARDSOVER-EXCAVATION 220 CUBIC YARDSSHRINKAGE (±5%)11 CUBIC YARDSNET 135 CUBIC YARDS (IMPORT)
THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECT
ENTITLED: GEOTECHNICAL ENGINEERING INVESTIGATION
PROJECT No.: 666824-01DATED:MAY 1, 2024
FIRM NAME: COAST GEOTECHNICAL, INC.
GEOTECHNICAL CERTIFICATION
REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION:
COAST GEOTECHNICAL, INC.1200 WEST COMMONWEALTHFULLERTON, CA 92833714.870.1211
SOILS ENGINEER
NOTE:
SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE GRADING.
NO SCALE
VICINITY MAP
WILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COM
SURVEYOR
35
6.39
6.38
6.44
6.53 6.58
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6.73
6.69
6.70
6.57
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6.00 6.58
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7.33 7.89 7.98 7.98
7.10 7.13
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7.05 7.07
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7.14
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7.18 7.27
7.29
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6.84
6.82
6.85
7.69
6.89
6.91
7.25 7.06
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GAS METERSELECTRICAL METER
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PROPERTY LINE
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PROPERTY LINE
FD. L&T LS4212
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S.N.F.
PROPOSED RESIDENCEFF=9.13TOS=9.00
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7.13 7.16
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7.14
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7.15 7.14
7.18 7.27
7.29
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6.84
6.82
6.85
7.69
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7.25 7.06
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PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
FD. L&T LS4212
S.N.F.
S.N.F.
S.N.F.
PROPOSED RESIDENCEFF=9.13TOS=9.00
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EXISTINGBUILDING(ADJACENTNEIGHBOR)
P/L P/L
EXISTINGBUILDING(ADJACENTNEIGHBOR)
EXISTINGGROUND
SUBDRAIN
SUBDRAIN
SECTION A-ASCALE: 1"=4'
3'±
OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER
3'±
TEMPORARAY 1:1SLOPE TO OVER-EX
TEMPORARAY 1:1SLOPE TO OVER-EX
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EXISTINGGROUND
EXISTING SEAWALLTO REMAIN
EXTEND AND REINFORCEEXISTING SEAWALL PERSTRUCTURAL PLAN
P/L
SECTION B-B
SCALE: 1"=4'
TEMPORARAY 1:1SLOPE TO OVER-EXOVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER
3'±
CITY COASTALDEVELOPMENTPERMIT AREA
CITY AIC APPROVAL FOLLOWEDBY COASTAL COMMISSION CDPPERMIT AREA
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DATE
SHEET NO.
REVISIONS
23053
NO. REVISION DATE
SHEET NO. OF 4
9/11/2024
28
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CONSTRUCTION NOTES
HARDSCAPE PER ARCHITECT'S PLAN.DRIVEWAY PER ARCHITECT'S PLAN.
DRIVEWAY PER ARCHITECT'S PLAN.
PLANTER AREA PER ARCHITECT'S PLAN.
WALL OR FENCE PER ARCHITECT'S PLAN.
CONSTRUCT FLOWLINE PER DETAIL HEREON.
RECONSTRUCT DRIVEWAY APRON PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 162.
IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD 502. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT.
FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD 406.
FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3.
FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL ON SHEET C3.
4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GREY GRATE.
CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL ON SHEET C3.
FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.
CONSTRUCT PERFORATED PIPE AND GRAVEL TRENCH PER DETAIL ON SHEET C3. LENGTH PER PLAN.
CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWINGSTD 184.
FURNISH & INSTALL 4-INCH PERFORATED PVC SUBDRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT.CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLAN WITH WEEP SCREED PER ARCHITECT'S PLAN ANDDETAILS ON SHEET C3.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
HARDSCAPE/LANDSCAPEPER PLAN
FLOWLINE DETAIL
NO SCALE
TOP OF WALL
FINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINT
LEGEND
INVERT
TOP OF GRATEFINISHED FLOOR ELEVATION
TW
FSFLFGGBHPINV
TGFF
TOP OF COPING OR TOP OF CURBTC
GARAGE FINISHED FLOORGFFEXISTING GRADEEG
EXISTING SPOT ELEVATION( )
TOP OF RETAINING WALLTRWTOP OF SLOPETOP
TOP OF RAILINGTRTOP OF STEMWALLTS
HARDSCAPE PER ARCH. PLAN
NATURAL GRADENG
PROPERTY LINE AND LIMIT-OF-WORK
OR
EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6
(102.6)
PROPOSED WALLBUILDING STEMWALL
ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR.
***
ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR.
****
***
****
1. CONTRACTOR SHALL USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIORTO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:http://www.newportbeachca.gov/home/showdocument?id=17395. PROOF OF CERTIFIEDDELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.
2. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING.
3. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS ANDDURING REMOVAL OF SHORING.
TRENCH AND EXCAVATION NOTE
GRADING PLAN
SCALE: 1" = 8'
STORM DRAIN PLAN
SCALE: 1" = 8'
36
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6.38
6.44
6.53 6.58
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7.10 7.13
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7.18 7.27
7.29
7.10
6.84
6.82
6.85
7.69
6.89
6.91
7.25 7.06
6.97
GAS METERSELECTRICAL METER
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
FD. L&T LS4212
S.N.F.
S.N.F.
S.N.F.
PROPOSED RESIDENCEFF=9.13TOS=9.00
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SHEET NO.
REVISIONS
23053
NO. REVISION DATE
SHEET NO. OF 4
9/11/2024
28
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3-INCH PVC DOWNSPOUT
DRAIN PIPE PER STORM DRAIN PLAN
4-INCH ELBOW 1/4 BEND
4-INCH PVC RISER WITHDOWNSPOUT INSIDE RISER PIPE
CLAMPS AROUND RISER PIPE (TYP)
PROP. BUILDING
WALL
DOWNSPOUT CONNECTION DETAILNO SCALE
LANDSCAPING OR PAVERS
3" COVER MINIMUM
4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM
3/4" CRUSHED ROCK
WRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC; PROVIDE4" MINIMUM OVERLAP AT TOP OFTRENCH
PERFORATED DRAIN PIPE AND TRENCH
NO SCALE NDS SPEE-D BASIN DETAIL
NO SCALE
2% MIN
3/4" CRUSHED ROCK OR APPROVEDEQUAL (REVIEW GEOTECHNICALRECOMMENDATIONS IN THE SOILSREPORT TO VERIFY)
DRAIN PIPE PER PLAN
COMPACTED BACKFILLPER GEOTECHNICALRECOMMENDATIONS
COMPACTED BEDDINGPER GEOTECHNICALRECOMMENDATIONS
NATIVE OR RE-COMPACTED SUBGRADE
4" MIN 4" MIN
4" M
I
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NDS #101 OR #201SPEE-D BASINOR APPROVEDEQUAL
NDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUAL
VA
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2% MIN
NDS ATRIUM OR FLAT GRATETG ELEVPER PLAN
INV ELEVPER PLAN
SLOPE PER PLAN
1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8.
2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.
3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND.
3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF.
NOTES:
GRAVEL BAG DETAIL
NO SCALEA
EROSION CONTROL CONSTRUCTION NOTES
INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6
INLET PROTECTION PER DETAIL HEREON
PERFORM STREET SWEEPING SERVICES AS NEEDED PER CASQA BMP SE-7.
A
B
C
AREA DRAIN INLET PROJECTION
NO SCALE
B
FINISHED SURFACE
FINISHED FLOOR
FINISHED GRADE
FINISHED FLOOR
* VERTICAL DISTANCE MAY BE REDUCED PROVIDED THAT WOODFRAMING MEMBERS, INCLUDING WOOD SHEATHING, THAT REST ONEXTERIOR FOUNDATION WALLS ARE MADE OF NATURAL DURABLE ORPRESERVATIVE-TREATED WOOD IN ACCORDANCE WITH 2022CALIFORNIA BUILDING CODE SECTION 2301.11 AND UPWA U1.
**
** CONSTRUCT STEM WALL AS NECESSARY TO PROVIDE MINIMUMSEPARATION DISTANCE BETWEEN WOOD SHEATHING AND SURFACEPER CBC SECTION 2301.11
**
***MINIMUM GRADE AWAY FROM FOUNDATION SHALL BE PERCALIFORNIA BUILDING CODE SECTION 1804.3. CONTRACTOR SHALLNOTIFY CIVILSCAPES ENGINEERING IF THERE ARE ANY CONFLICTS
******
STEMWALL/ ADJACENT GRADE DETAIL
NO SCALE
WEEP SCREED/ ADJACENT GRADE DETAIL
NO SCALE
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SHEET NO.
REVISIONS
23053
NO. REVISION DATE
SHEET NO. OF 4
9/11/2024
28
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48
From:Jim Mosher
To:CDD
Subject:Comment on ZA agenda Item 4 (12/12/2024 meeting)
Date:December 11, 2024 10:07:53 AM
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With regard to Item 4 (Dexter River, LLC Residence Coastal Development Permit,
PA2024-0095) on the December 12, 2024, Newport Beach Zoning Administrator
agenda --
On handwritten page 15, the first sentence of Condition of Approval 5 appears to be
missing some words and letters. It may have been intended to read:
"A separate Approval In Concept (AIC) from the City and separate authorization
from the California Coastal Commission (CCC) is required for areas within the
CCC’s permit jurisdiction."
-- Jim Mosher
Zoning Administrator - December 12, 2024 Item No. 4a - Additional Materials Received Dexter River, LLC Residence Coastal Development Permit (PA2024-0095)