HomeMy WebLinkAbout03_Foreman Residence Coastal Development Permit_PA2025-0089CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 16, 2025
Agenda Item No.3
SUBJECT: Foreman Residence (PA2025-0089)
▪Coastal Development Permit
SITE LOCATION: 836 Via Lido Nord
APPLICANT: Gavin Friehauf, Brandon Architects
OWNER: Anne Foreman
PLANNER: Daniel Kopshever, Assistant Planner
949-644-3235, dkopshever@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D)
•Zoning District: Single-Unit Residential (R-1)
•Coastal Land Use Plan Category: Single Unit Residential Detached (RSD-C) (10.0
-19.9 DU/AC))
•Coastal Zoning District: Single-Unit Residential (R-1)
PROJECT SUMMARY
A request for a coastal development permit (CDP) to allow the demolition of an existing
two-story 4,418 single-unit dwelling and the construction of a new 3,886 square-foot two-
story single-unit dwelling unit with a 513 square-foot, attached, two-car garage for a total
structure area of 4,202 square feet. The project includes landscape, hardscape, drainage,
and accessory structures. The project also includes reinforcing the existing bulkhead with
adaptability for future sea level rise. The project complies with all development standards
and no deviations are requested. All improvements authorized by this CDP will be located
on private property.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the
environment and the exceptions to this exemption do not apply; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving the Coastal
Development Permit filed as PA2025-0089 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
•The property is located in the R-1 (Single-Unit Residential) Coastal Zoning District,
which allows for both single and two-unit residential development on a single legal
lot. A single-unit residence is consistent with the City’s Coastal Land Use Plan,
General Plan, and Zoning Code.
•The project is not eligible for a Waiver for De Minimis Development because the
property is within the Coastal Commission Appeal Area.
•The property consists of one legal lot and is currently developed with a single-unit
dwelling. The dwelling unit is approximately 4,418 square feet. in size, and the
existing garage is approximately 671 square feet.
•The neighborhood is predominantly developed with two-story single-unit
dwellings. The proposed design, bulk, and scale of the development is consistent
with the existing neighborhood pattern of development. (see Figure 1 below).
Figure 1: Oblique aerial image of neighborhood
•The proposed development conforms 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:
Subject Property
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Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Via Lido Nord) 4 feet 4 feet
Sides 3 feet 3 feet
Front (Waterfront) 10 feet 10 feet
Allowable Floor Area (max.) 5,176 square feet 4,202 square feet
Open Volume Area (min.) 388 square feet 389 square feet
Parking (min.) 2 garage spaces 2 garage spaces
Height (max.) 24-foot flat roof 24-foot flat roof
Hazards
•The finished floor elevation of the first floor of the proposed structure is 12.54 feet
North American Vertical Datum of 1988 (NAVD 88), which complies with the
minimum 9.00-foot NAVD 88 elevation standard for new structures.
•A Coastal Hazards Report and Sea Level Rise Analysis was prepared for the
project by PMA Consulting, Inc. dated April 28, 2025. The current maximum bay
water elevation is 7.7 feet NAVD 88. The report analyzes future sea level rise
scenarios assuming an increase in the maximum water level over the next 75 years
(i.e., the life of the structure) of about 3.15 feet. The sea level is estimated to reach
approximately 10.85 feet NAVD 88 - (the likely range for sea level rise over 75-
year design life of the structure based on low risk and medium/high risk aversion
estimates for sea level rise provided by the State of California, Sea Level Rise
Guidance: 2018 Update). Based on low risk aversion and the estimated sea level
rise, the first floor of the proposed structure will remain above high tide sea level
until year 2063.
•The project site fronts the bay and is protected by an existing bulkhead. The top of
the bulkhead is currently at an elevation of 12.09 feet NAVD 88. The report states
that the existing seawall appears to be in good condition without noticeable evidence
of distress. The project proposes to remove and replace the concrete deck on top of
the bulkhead to be rebuilt at 12.09 NAVD 88 with a design for adaptability elevation
of 14.4 NAVD 88 in compliance with the City of Newport Beach waterfront Project
Design Guidelines and Standards. Once the seawall is altered in accordance with
the report, no repair or replacement of the seawall, or additional shoreline protective
devices are anticipated within the next 75 years.
•Under Section 21.30.030 (C)(3)(i)(iv) (Natural Landform and Shoreline Protection) of
the Newport Beach Municipal Code (NBMC), the property owner will be required to
acknowledge any hazards present at the site and unconditionally waive any claim to
damage or liability against the decision authority. The Acknowledgement of Coastal
Hazards is included as condition of approval no. 4 that will need to be recorded prior
to the issuance of building permits.
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•The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved 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 abuts 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.
•Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC,
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 Toal Engineering, Inc. dated April 11, 2025. 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.
Public Access and Views
•The project site is located between the nearest public road and the sea. Section
21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC
requires that the provision of public access bear a reasonable relationship between
the requirement and the project’s impact and be proportional to the impact. In this
case, the project includes the demolition of a single unit dwelling and the
reconstruction of a single-unit dwelling on an R-1 zoned lot. Therefore, the project
does not involve a change in land use, density or intensity that will result in increased
demand on public access and recreation opportunities. Furthermore, the project is
designed and sited (appropriate height, setbacks, etc.) so as not to block or impede
existing public access opportunities.
•The project site is not located adjacent to a coastal view road, public access way,
or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest
coastal viewpoint is from the Castaways Park, approximately 2,900 feet northeast
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of the property and across the Lido Channel. The proposed project replaces an
existing single-unit dwelling with a new single-unit dwelling that complies with all
applicable Title 21 (Local Coastal Program Implementation Plan) development
standards and maintains a building envelope consistent with the existing and
anticipated neighborhood pattern of development. The Project ultimately should
blend into the skyline and does not have the potential to degrade the visual quality of
the Coastal Zone or result in significant adverse impacts on existing public views.
•Coastal access is currently provided and will continue to be provided by the Lido Isle
Community Association parks around the outer perimeter of Lido Island which grant
pedestrians bay views. The nearest access to the harbor is available via the Lido Isle
Community Association Park at the street end of Via Waziers, approximately 230 feet
west of the Property. The project does not include any features that would impede
coastal access.
•The proposed residence, which is visible from the harbor, implements architectural
treatment and visual interest, keeping with the design guidelines of the NBMC. The
design implements open space and articulation which prevents the residence from
appearing overly bulky. The subject property also has a 10-foot front yard setback
along the bay where fences, hedges and walls are limited to 42” in height which
prevents the proposed residence from appearing walled off. 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.
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 construction of limited numbers of new, small, structures including
construction of up to six dwelling units in urbanized areas. The proposed project consists
of the demolition of one single-unit dwelling and the construction of a new 3,689 square-
foot, two-story, single-unit dwelling with an attached 513 square-foot, two-car garage in
the R-1 Coastal Zoning District. The project is consistent with the Class 3 exemption.
The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within a
state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
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PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director 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.
Prepared by:
JP/djk
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-
UNIT DWELLING AND CONSTRUCT A NEW TWO-STORY
SINGLE-UNIT DWELLING AND ATTACHED TWO CAR GARAGE
LOCATED AT 836 VIA LIDO NORD (PA2025-0089)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Gavin Friehauf of Brandon Architects (Applicant) on behalf of
Anne Foreman (Owner) with respect to property located at 836 Via Lido Nord, and legally
described as Lot 340 of Tract 907, requesting approval of a coastal development permit.
2.The Applicant requests a coastal development permit (CDP) to allow the demolition of an
existing 4,418 square-foot, two-story, single-unit dwelling and the construction of a new
3,886 square-foot, two-story, single-unit dwelling with an attached 513 square-foot,
attached, two-car garage. The project includes landscape, hardscape, drainage, and
accessory structures. The project also includes reinforcing the existing bulkhead with
adaptability for future sea level rise. The project complies with all development standards
and no deviations are requested. All improvements authorized by this CDP will be located
on private property.
3.The subject property is categorized Single Unit Residential Detached (RS-D) by the
General Plan Land Use Element and is located within the Single-Unit Residential (R-1)
Zoning District.
4.The subject property is located within the coastal zone. The Coastal Land Use Plan (CLUP)
category is Single Unit Residential Detached (RSD-C) - (10.0 – 19.9 DU/AC) and it is
located within the Single-Unit Residential (R-1) Coastal Zoning District.
5.A public hearing was held on October 16, 2025, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, 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 consists of construction and location of limited numbers of new, small facilities
or structures; installation of small equipment and facilities in small structures; and the
conversion of existing small structures from one use to another where only minor
modifications are made to the exterior of the structures. Class 3 also exempts the
demolition of up to three single-unit dwellings and additions of up to 10,000 square feet
to existing structures and allows the construction or conversion of up to three single-unit
dwellings. In this case, the Project consists of the demolition of an existing 4,418 square-
foot, two-story, single-unit dwelling and the construction of a new 3,886 square-foot,
two-story, single-unit dwelling and an attached 513 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.
In accordance with Section 21.52.015(F) (Coastal Development Permits, Findings and
Decision) of the NBMC, the following findings and facts in support of such findings are set forth:
Finding:
A.Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1.The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a.The maximum floor area limitation is 5,176 square feet and the proposed floor area
is 4,202 square feet including the attached 513 square-foot garage.
b.The Project provides the minimum required setbacks, which are four feet from the
front property line adjacent to the street, three feet from each side’s property line,
and 10 feet from the second front property line abutting the Bay.
c.The highest guardrail is less than 24 feet from established grade (26.81 feet per
the North American Vertical Datum of 1988 (NAVD 88) and the highest ridge is no
more than 29 feet from established grade, which complies with the maximum height
requirements.
d.The Project provides a two-car garage, meeting the minimum two-car garage
requirement for a single-family residence with less than 4,000 square feet of
habitable floor area.
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e.The proposed lowest finished floor elevation of the new residence is 12.54 feet
NAVD 88, which complies with the minimum 9.0-foot top of slab elevation
requirement for interior living areas of new structures.
2.The neighborhood is predominantly developed with two-story single-unit dwellings. The
proposed design, bulk, and scale of the development is consistent with the existing
neighborhood pattern of development.
3.The development fronts the bay and is protected by a bulkhead. A bulkhead conditions
report was prepared by PMA Consulting, Inc. dated April 28, 2025. The report concluded
that the bulkhead is in generally good condition with minor cracks, but no noticeable
evidence of distress. The conditions report asserts that the bulkhead is required to
protect the principal structure and with the proposed maintenance of the bulkhead, it is
reasonable to assume that the bulkhead will last another 75 years.
4.A Coastal Hazards Report and Sea Level Rise Analysis was prepared for the Project by
PMA Consulting, Inc. dated April 28, 2025. The current maximum bay water elevation is
7.7 feet NAVD 88 and may exceed the existing top of bulkhead elevation of 12.09 feet
during high tide or storm events. The report analyzes future sea level rise scenarios
assuming an increase in the maximum water level over the next 75 years (i.e., the life
of the structure) of about 3.20 feet, resulting in a projected water elevation of 10.9 feet
NAVD 88. However, based on the latest adopted Sea Level Rise Guidance: 2024
Update provided by the State of California, the sea level is estimated to reach
approximately 12.6 feet NAVD 88 (the likely range for sea level rise over 75-year design
life of the structure based on intermediate-high risk aversion estimates). The existing
bulkhead shall be maintained to ensure that flooding, wave runup, and erosion will not
significantly impact this property over the proposed 75-year economic life of the
development. Additionally, the bulkhead shall be constructed to be adaptable to an
elevation of 14.4 feet NAVD 88 to protect the Project as necessary.
5.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 proposes to remove and replace
the concrete deck on top of the bulkhead to be rebuilt at 12.09 NAVD 88 with a design for
adaptability elevation of 14.4 NAVD 88 in compliance with the City of Newport Beach
waterfront Project Design Guidelines and Standards.
6.The finish floor elevation of the proposed single-unit dwelling is at a minimum elevation
of 12.54 feet NAVD 88, which complies with the minimum 9.0-foot NAVD 88 elevation
standard.
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 prior to the issuance of a building
permit. Permit issuance is also contingent on the inclusion of design mitigation identified in
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the investigations. Construction plans are reviewed for compliance with approved
investigations and CBC prior to building permit issuance.
8.Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) - (Natural Landform and Shoreline
Protection), the Owner will be required to enter into an agreement with the City waiving
any potential right to protection to address situations in the future in which the
development is threatened with damage or destruction by coastal hazards (e.g., waves,
erosion, and sea level rise). The Waiver of Future Protection is included as a condition
of approval that will need to be recorded prior to a final building inspection.
9.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) – (Waterfront Development -
Development Standards). The Acknowledgement of Coastal Hazards is included as a
condition of approval that will need to be recorded prior to the issuance of building permits.
10.The property is located adjacent to coastal waters. Pursuant to Section 21.35.030
(Construction Pollution Prevention Plan) of the NBMC, a Construction Pollution Prevention
Plan (CPPP) is required to implement temporary Best Management Practices (BMPs)
during construction to minimize erosion and sedimentation, and to minimize pollution of
runoff, and coastal waters derived from construction chemicals and materials. A CPPP has
been provided and construction plans and activities will be required to adhere to the CPPP.
11.Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the
proximity of the development to the shoreline and the development containing more than
75 % of impervious surface area, a preliminary Water Quality Management Plan (WQMP)
is required. The preliminary WQMP was prepared by Toal Engineering, Inc. dated April 11,
2025. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing
standard for BMPs, use of an LID approach to retain the design storm runoff volume on
site, and documentation of the expected effectiveness of the proposed BMPs. Construction
plans will be reviewed for compliance with the approved WQHP prior to building permit
issuance.
12.Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC.
Condition of approval no. 9 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 site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the CLUP. The nearest coastal viewpoint is from
Castaways Park, approximately 2,900 feet northeast of the property. Similarly, the nearest
coastal view road segments are located along West Coast Highway. These areas offer
views of the bay with the Pacific Ocean beyond. Properties along the northern side of Lido
Isle are within the general viewshed of these areas.
14.The Project will replace an existing single-unit dwelling with a new single-dwelling unit that
complies with all applicable development standards and is consistent with the existing
neighborhood pattern of development. The Project presents the opportunity to enhance
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views by updating a structure built in 2001 with a new building and updated design. Glass
elements and masonry proposed for the front and rear elevations indicate a high-quality
design. The Property fronts the bay and can be viewed from the water. All structures within
the front setback area along the bay are limited to 42 inches in height, ensuring that the
bay does not appear to be walled off. The Project will not affect existing views afforded
from the identified viewing areas and does not have the potential to degrade the visual
quality of the coastal zone or result in significant adverse impacts to public views.
Finding:
B.Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
Facts in Support of Finding:
1.The project site is located between the nearest public road and the sea or shoreline.
Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC
requires that the provision of public access bear a reasonable relationship between the
requirement, the project’s impact, and be proportional to the impact. In this case, the
project includes the demolition of a single-unit dwelling and the reconstruction of a single-
unit dwelling on an R-1 zoned lot. Therefore, the project does not involve a change in land
use, density or intensity that will result in increased demand on public access and
recreation opportunities. Furthermore, the project is designed and sited (appropriate
height, setbacks, etc.) so as not to block or impede existing public access opportunities.
2.Coastal access is currently provided and will continue to be provided by Lido Isle
Community Association parks around the outer perimeter of Lido Island. The parks grant
pedestrians bay views. The nearest coastal access is less than 230 feet west of the
property, via the Lido Isle Community Association Park at the street end of Via Waziers.
The project would not impact coastal access opportunities.
3.While Via Lido Nord is the first public road paralleling the sea and the project site is located
between Via Lido Nord and the bay, the project will not affect the public’s ability to gain
access to, use, and/or view the coast and nearby recreational facilities.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has
no potential to have a significant effect on the environment.
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2.The Zoning Administrator of the City of Newport Beach hereby approves the Coastal
Development Permit (PA2025-0089), subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
3.This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan of the NBMC. 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 16TH DAY OF OCTOBER 2025.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
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.Prior to a final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded waiving
rights to the construction of future shoreline protection devices to address the threat of
damage or destruction from waves, erosion, storm conditions, landslides, seismic activity,
bluff retreat, sea level rise, or other natural hazards that may affect the property, or
development of the property, today or in the future. The agreement shall be binding against
the property owners and successors and assigns.
3.Prior to a final building permit inspection, the existing seawall shall be reinforced and
capped to 12.09 feet (NAVD88) and capable to be raised up to 14.4 feet (NAVD88), in
compliance with the City of Newport Beach Waterfront Project Guidelines and Standards,
Harbor Design Criteria Commercial & Residential Facilities.
4.Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury or
damage from such hazards, unconditionally waiving any claims of damage against the City
from such hazards, and to indemnify and hold harmless City, its City Council, its boards
and commissions, officials, officers, employees, and agents from and against any and all
claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City’s approval of
development. The letter shall be scanned into the plan set prior to building permit issuance.
5.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.
6.Prior to the issuance of a building permit, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
7.Prior to the issuance of a building permit, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building Division.
8.Prior to the issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans.
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9.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.
10.Prior to issuance of a building permit, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. Implementation shall comply with the approved CPPP
and WQHP/WQMP and any changes could require separate review and approval by the
Building Division.
11.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 (CCC). Before the issuance of
building permits, the applicant shall provide a copy of said CDP or CDP waiver or
documentation from the CCC that subject improvements are not subject to the permit
requirements of the Coastal Act and/or not located within the permit jurisdiction of the CCC.
12.No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or
result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands
or their buffers. No demolition or construction materials shall be stored on public property.
13.This coastal development permit does not authorize any development seaward of the
private 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 pursuant to MBTA:
A.The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B.It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one (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
Zoning Administrator Resolution No. ZA2025-###
Page 9 of 11
15.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.
16.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.
17.Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock-piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
18.Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
19.Revisions to the approved plans may require an amendment to this coastal development
permit or the processing of a new coastal development permit.
20.The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
21.The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
22.This coastal development permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
23.All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
24.Construction activities shall comply with Section 10.28.040 of the NBMC, 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.
16
Zoning Administrator Resolution No. ZA2025-###
Page 10 of 11
25.All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control) of the NBMC and other applicable noise control
requirements of the NBMC.
26.Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner, or the leasing agent.
27.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
NBMC, unless an extension is otherwise granted.
28.To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Foreman Residence including, but not limited to, Coastal Development
Permit (PA2025-0089). This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred
in connection with such claim, action, causes of action, suit or proceeding whether incurred
by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant
shall indemnify the City for all of City's costs, attorneys' fees, and damages which City
incurs in enforcing the indemnification provisions set forth in this condition. The applicant
shall pay to the City upon demand any amount owed to the City pursuant to the
indemnification requirements prescribed in this condition.
Fire Department
29.The proposed single-unit dwelling shall be equipped with an automatic fire sprinkler system
per Fire Department requirements.
30.At least one unobstructed walkway with a minimum 36-inch width shall be provided from
the front to the back of the property for emergency access.
Building Division
31.In no case shall the top of slab elevation be below 9.0 feet NAVD88.
32.The bottom of flood vent openings must be within 1 ft. of the adjacent exterior grade.
33.The top of flood vent openings shall be below the Design Flood Elevation.
34.All exterior wood stairs shall be supported over concrete curbs with a top of curb one
foot above the Base Flood Elevation.
Public Works
17
Zoning Administrator Resolution No. ZA2025-###
Page 11 of 11
35.No encroachments shall be permitted within the four-foot-wide utility easement,
including but not limited to foundations and roof overhangs.
18
Attachment No. ZA 2
Vicinity Map
19
VICINITY MAP
Coastal Development Permit
(PA2025-0089)
836 Via Lido Nord
Project Site
20
Attachment No. ZA 3
Project Plans
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CL
LOT 339
LOT 340
TRACT NO. 907
M.M. 28/25-36
LOT 341
BASIS OF BEARINGS
THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THECENTERLINE OF VIA LIDO NORD HAVING A BEARING OFN61°00'00"W PER TRACT NO. 907, M.M. 28/25-36.
VICINITY MAP
BENCHMARK INFORMATION
TITLE REPORT/EASEMENT NOTES
NO TITLE REPORT PROVIDED
LEGAL DESCRIPTION
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:
LOT 340 OF TRACT NO. 907, IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER MAPRECORDED IN BOOK 28, PAGES 25-36, OF MISCELLANEOUSMAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAIDCOUNTY.
LC
EXISTING ELEVATION
LEGEND
( )
AC ASPHALT PAVEMENT
FOUND NAIL & TAG, STAMPED RCE24668
SEARCHED, FOUND NOTHING; SETNOTHING
FS
FL
FINISHED SURFACE
FLOWLINE
FFG FINISHED FLOOR GARAGE
TILE SURFACE
T.B.M.TEMPORARY BENCHMARKSET ON A FOUND NAIL & TAG,STAMPED RCE24668ELEVATION = 11.90 FEET
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PAUL D. CRAFT, P.L.S. 8516 DATE
NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.
LICENSE RENEWAL DATE 12/31/26
PAUL DOMINICK
CRAFTPROFESSIONALLANDSURVEYOR
FF FINISHED FLOOR
WATER METERWM
EG EDGE OF GUTTER
GAS METERGM
CENTERLINE
TRC TOP OF ROLLED CURB
GRAPHIC SCALE
SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.
PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.
SURVEYOR'S NOTES
BLOCK WALL
NG NATURAL GROUND
BENCHMARK NO: NB3-21-92
DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARKDISK STAMPED "NB3-21-92", SET IN THE NORTHWEST CORNER OF A 4FT. BY 10 FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED INTHE SOUTHWEST CORNER OF THE INTERSECTION OF VIA LIDONORD AND VIA KORON, 40 FT. WESTERLY OF THE CENTERLINE OFVIA KORON AND 20 FT. SOUTHERLY OF THE CENTERLINE OF VIA LIDONORD. MONUMENT IS SET LEVEL WITH THE SIDEWALK.
ELEVATION: 11.912 FEET (NAVD88), YEAR LEVELED 2015
CONCRETE SURFACE
WATER
AD AREA DRAIN
BX BOTTOM OF CURB X
CLM COLUMN
EVT ELECTRICAL VAULT
TF TOP OF FENCE
TD TOP OF DOCK
PA PLANTER AREA
SCO SEWER CLEANOUT
ICV IRRIGATION CONTROL VALVE
TS TOP OF STEP
TW TOP OF WALL
TX TOP OF ROLLED CURB X
7/1/2025
PAUL D.LLLLLLLLLLLLLLLLLL CRAFT,CCRACCCCCCRACCCCAA PLICENSERENEWARRRRRRRRRRRRRRR
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GRADING LEGEND
DRAINAGE LEGEND
EASEMENT NOTES
836 NIA LIDO NORD APN: 423-271-03
KEY NOTES
139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
A B C D E F G H
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PRELIMINARY PLAN NOT FOR CONSTRUCTION
No. 57587REGISTEREDPRORRFESSIONANN
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STATEOFCACLIFORNIA
CACCLEBRIOS
CIVIL
CALEB RIOSR.C.E. 57587
DATE:
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7/2/2025
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PITTOSPORUM'SILVER SHEEN'(5 GAL)
24"LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT
DECORATIVEGRAVEL
STONE STEPPING PADS(TO MATCH STONE PAVING TILE.TO SURROUND EXIST. GASMETER & WATER VALVE)
COBBLE STONEDRIVEWAY
DECORATIVEGRAVEL(COMPACTED FOR PARKING)
STONE STEPPING PADS(TO MATCH STONE PAVINGTILE. TO SURROUND EXIST.WATER METER)
DECORATIVEGRAVEL VERTICAL TUBESTEEL FENCING EXISTING PROPERTY LINEWALL (TO REMAIN PROTECTIN PLACE)
NEW STONE PAVINGIN RUNNINGBOND PATTERN
FRUITLESS OLIVETREE (24" BOX)DECORATIVEGRAVEL PRIVET HEDGING(5 GAL)
EXISTING PROPERTYLINE LOW WALL WITHGLASS FENCING(PROTECT IN PLACE)
NEW STONE PAVINGIN RUNNINGBOND PATTERN
NEWPORTBAY
NEWPORTBAY
REAR LOW PROPERTYLINE WALL W/GLASSFENCING
DECORATIVE POTTERY(T.B.S.) WITH BOXWOODSPHERE
EXISTING DECK TOREMAIN (PROTECTIN PLACE)
NEW STONE PAVINGIN RUNNINGBOND PATTERN
EXISTING PROPERTY LINEWALL(TO REMAIN, PROTECTIN PLACE)
PORTABLE BBQLOCATION(PER OWNER)
NEW PROPERTY LINEWALL PLASTER FINISHTO MATCH ARCH.
TRASH LOCATIONNEW WOODGATEDECORATIVEGRAVEL
DECORATIVE POTTERY(T.B.S.) WITH BOXWOODSPHERE
BOXWOOD SPHERES(5 GAL)
LT
DECORATIVEGRAVEL
NEW PROPERTY LINEWALL PLASTER FINISHTO MATCH ARCH.
DECORATIVE POTTERY(T.B.S.) WITH BOXWOODSPHERE
WES WES WESTRINGIAFRUTICOSA (5 GAL)
1-D
LT
LT
2'x2' CONCRETE PADAROUND EXISTINGCLEAN OUT
EXIST. WATER METERTO REMAIN
EXISTING GASMETER TO REMAIN
PLANTINGHxW AT MATUREHxW AT
1'x1' 2'x2'
1.5'x1.5' 2'x2'
5''x3' 6'x4'
PLANTINGHxW AT MATUREHxW AT
12'x15' 15'x20'12'x12' 15'x15'
1.5'X2' 2'x2'
1.5'x1.5' 2'x2'
26.
25.
24.
23.NUM NAME SIZE
5 GALLOM BAB
POT B 5 GAL
20.
LIG TEX 5 GAL
PITTOSPORUM TENUIFOLIUM-'GOLF BALL' SILVER SHEEN
LIGUSTRUM TEXANUM-PRIVET
LOMANDRA LONGIFOLIA-VARIEGATED LOMANDRA
TREES: PLANTING PALLET:
SHRUBS: PLANTING PALLET:
NUM NAME SIZE
WES
48" BOX24" BOXOLEA EUROPAEA-FIELD GROWN OLIVE TREE
OLE EUR
LT
5 GALWES FRU WESTRINGIA FRUTICOSA-'GREY BOX' WESTRINGIA
27.POT A 5 GALBUXUS SEMPERVIRENS-COMMON BOXWOOD TOPIARY SPHERE28.
BUX SEM BUXUS SEMPERVIRENS-COMMON BOXWOOD SPHERE 1.5'x1.5' 2'X2'5 GAL
NEW DECORATIVE WOOD GATEWITH 2" POSTS WITH 3" GAPSBETWEEN(=60% TRANSPARENT)
6" HIGH CONCRETE BASE
PROPERTY LINE
6'-
0
"
4'-1"3"2"
DRAWN BY: SO-CAL LANDSCAPE & DESIGNS 7-8-25
PROJECTNORTH TRUE NORTH
GONZALO SOBREROCONTRACTOR:1018952LICENCE #:(949)306-1055PHONE #:3305 LAGUNA CANYON RD.ADDRESS:LAGUNA BEACH, CA 92651
REV. #: DATE: DESCRIPTION:
1
2
3
4
5
3-27-25
4-16-25
5-12-25
6-30-25
7-8-25 CDP- 2ND SUB.
CDP- 1ST SUB.
HOA- 3RD SUB.
HOA- 2ND SUB.
HOA- 1ST SUB.
JOB #
SCALE:
DATE:
DRAWN BY: Z.G.
7-8-25
1/4"=1'-0"
21-_____
ORIENTATION:
THESE DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF THE SERVICE AND SHALL REMAINTHE PROPERTY OF THE ARCHITECT AND/OR SOCALLANDSCAPE DESIGNS, INC. WHETHER THE PROJECTFOR WHICH THEY ARE MADE IS EXECUTED OR NOT.THESE DRAWINGS AND SPECIFICATIONS SHALL NOTBE USED BY ANY PERSON OR ENTITY ON OTHERPROJECTS, FOR ADDITIONS TO THIS PROJECT, ORCOMPLETION OF THIS PROJECT WHEN PHASED,WITHOUT THE WRITTEN CONSENT OF THEARCHITECT AND/OR SOCAL LANDSCAPE DESIGNS,INC. COPYRIGHT 2024
GENERAL CONSTRUCTION NOTES:ALL DIMENSIONS ARE TAKEN FROM FACE OF CURB OR EDGE OF PAVING UNLESS OTHERWISENOTED ON PLAN. THE DIMENSIONS ARE SHOWN FOR APPROXIMATE LINE AND RADII, CURVESARE TO HAVE CONTINUOUS AND SMOOTH TRANSITIONS WITHOUT ABRUPT CHANGES ORBENDS.
ALL FORMS AND ALIGNMENT OF PAVING LOCATION SHALL BE INSPECTED AND APPROVED BYTHE LANDSCAPE ARCHITECT PRIOR TO POURING (GIVE A MINIMUM OF 48 HOURS).
CONTRACTOR SHALL VERIFY LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION, ANDSHALL BE HELD LIABLE FOR ALL DAMAGES INCURRED.
CONTRACTOR SHALL NOTE AND INSTALL SLEEVE LOCATIONS SHOWN ON IRRIGATION PLANAND CONSTRUCTION PLAN.
ALL CONSTRUCTION AND WORKMANSHIP SHALL CONFORM TO THE 1997 UNIFORM BUILDINGCODE.
THESE NOTES SHALL BE USED IN CONJUNCTION WITH THE PLANS AND ANY DISCREPANCIESSHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT.
CONTRACTOR MUST CHECK ALL DIMENSIONS, FRAMING CONDITIONS AND SITE CONDITIONSBEFORE STARTING WORK. LANDSCAPE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ANYDISCREPANCIES OR POSSIBLE DEFICIENCIES.
CONDITIONS NOT SPECIFICALLY SHOWN SHALL BE CONSTRUCTED SIMILAR TO THE DETAILSFOR RESPECTIVE MATERIALS.
THE DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED STRUCTURE. ALL BRACING,TEMPORARY SUPPORTS, SHORING, ETC. IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR.OBSERVATION VISITS TO THE JOB SITE BY THE LANDSCAPE ARCHITECT DO NOT INCLUDEINSPECTION OF CONSTRUCTION METHODS AND SAFETY CONDITIONS OF THE WORKSITE.THESE VISITS SHALL NOT BE CONSTRUED AS CONTINUOUS AND DETAILED INSPECTIONS.
DESIGN MATERIALS, EQUIPMENT AND PRODUCTS OTHER THAN THOSE DESCRIBED BELOW ORINDICATED ON THE DRAWINGS MAY BE CONSIDERED FOR USE, PROVIDED PRIOR APPROVALIS OBTAINED FROM THE OWNER, LANDSCAPE ARCHITECT, AND THE AND THE APPLICABLEGOVERNING CODE AUTHORITY.
ALL EXPOSED DOUGLAS FIR WOOD, SUCH AS DECKING, HANDRAILS, SIDING, OVERHEADS,POSTS, ETC., SHALL BE STAINED WITH TWO COATS OF STAIN OR TWO COATS OF ENAMELPAINT. FOR COLOR OF STAIN OR PAINT, REFER TO CONSTRUCTION AND FINISH SCHEDULE.
ALL WOOD MEMBERS ADJACENT TO FINISH GRADE OR CONCRETE SURFACE SHALL BEREDWOOD OR PRESSURE TREATED DOUGLAS FIR.
CONTRACTOR IS RESPONSIBLE FOR COORDINATING AND MAKING ALL ORDERS TO PURCHASETILE, BRICK AND OTHER MATERIALS, AS SOON AS CONTRACT IS DETERMINED. THIS WILL BENECESSARY IN ORDER NOT TO DELAY IMPLEMENTATION OF THESE ELEMENTS OR ALLOWADEQUATE TIME FOR RESEARCH AND ACQUISITION OF APPROPRIATE SUBSTITUTES.
ALL STRUCTURAL DETAILS INCLUDING WOOD STRUCTURE, FOOTINGS, WALLS, ETC. ARESHOWN FOR DESIGN, AESTHETIC PURPOSES ONLY. OWNER SHALL PROVIDE ALL ENGINEERINGSERVICES NECESSARY FOR REVIEW OF STRUCTURAL ELEMENTS, SOILS AND SLOPEENGINEERING, DRAINAGE, CIVIL, RETAINING WALLS, ETC.
CONTRACTOR SHALL SECURE ALL PERMITS REQUIRED FOR WORK HEREIN.
NOTE:ALL DRAINAGE AND GRADING SHALL BE IN ACCORDANCE WITH THE GRADING PERMIT(ENG23-0226)
NOTE:ALL DRAINAGE SHALL BE MAINTAINED AND IN ACCORDANCE WITH THE 2022 CALIFORNIABUILDING CODE AND THE CITY OF NEWPORT BEACH MUNICIPAL
CL
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SHEET TITLE:
PLANTING PLANCONSTRUCTION &
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SECTION 4216/4217 OF THE GOVERNMENT CODEREQUIRES A DIG ALERT IDENTIFICATION NUMBER
BE ISSUED BEFORE A "PERMIT TO EXCAVATE"WILL BE VALID. FOR YOUR DIG ALERT
IDENTIFICATION NUMBER CALL UNDERGROUNDSERVICE ALERT.
TOLL FREE 1-800-422-4133(TWO WORKING DAYS BEFORE YOU DIG)
SITE PLANA SCALE: 1/4"=1'-0"
CONSTRUCTION MATERIALSB
ZOLA BEIGE ANTIQUE FINISHSTONE PAVING/STEPPERS CHAMOIS BEIGEDECORATIVE GRAVEL
PLANTING MATERIALSC
COBBLE STONEDRIVEWAY
LOMANDRA LONGIFOLIA-VARIEGATED LOMANDRA WESTRINGIA FRUTICOSA-'GREY BOX' WESTRINGIALIGUSTRUM TEXANUM-PRIVET HEDGE
PLANTING MATERIALS CONT.C
MATERIAL SCHEDULE FOR:FOREMAN RESIDENCE: 836 VIA LIDO NORD, NEWPORT BEACH, CAVERIFY ALL MATERIALS WITH SAMPLE TO BE APPROVED PRIOR TOORDER AND INSTALLATION. REFER TO MATERIAL BOARD.
A
B
C
D
STONE PAVING: ATLAS GRIS ANTIQUE FINISH IN RUNNINGBOND PATTERN
STONE STEPPERS: ATLAS GRIS ANTIQUE FINISH IN RUNNINGBOND PATTERN
DRIVEWAY: COBBLE STONE
DECORATIVE GRAVEL: 3/8" CHAMOIS BEIGE
PLANTING SPECIFICATIONS:A. REMOVE ALL DEBRIS, WEEDS, EXCESS MATERIAL AND ROCKS LARGER THAN 3" IN DIAMETER FROM PLANTING AREAS.
B. CROSS RIP ALL TURF AND PLANTING AREAS TO A DEPTH OF 12" AND BLEND THE FOLLOWING AMENDMENTS INTO TILLED SOIL TO A DEPTH OF 6"PER 1,000 SQUARE FEET250 LBS. GRO-POWER PLUS WITH 4% SULFUR6 CUBIC YARDS OF NITROLIZED ORGANIC AMENDMENT200 LBS. AGRICULTURAL GYPSUM
C. EXCAVATE THE PLANTING PITS FOR TREES AND SHRUBS TWICE THE DIAMETER AND THE DEPTH OF THE ROOT BALL, SCARIFY THE SIDES AND BOTTOM OF THE PIT. THE BACKFILL MIX FOR USE AROUND THE ROOT BALL SHALL CONSIST OF THE FOLLOWING:PER CUBIC YARD OF MIX6 PARTS BY VOLUME NON-SALINE, NON-SODIC AND LOW BORON CONTENTSANDY TEXTURED IMPORT TOP SOIL4 PARTS BY VOLUME NITROLIZED ORGANIC AMENDMENT20 LBS. GRO-POWER PLUS WITH 4% SULFUR20 LBS. AGRICULTURAL GYPSUMUSE GRO-POWER PLANTING TABLETS (7 GRAM SIZE 12-8-8) WHILE BACKFILLING THEPLANT, (VERIFY NUMBER OF TABLETS WITH MANUFACTURER'S SPECIFICATIONS).
D. SOIL AMENDMENT AND BACKFILL MIX ARE PROVIDED FOR BIDDING PURPOSES ONLY. THE CONTRACTORS SHALL PROVIDE IN THEIR BID FOR A SOIL AGRONOMY REPORT BY AN APPROVED SOIL AGRONOMIST UPON COMPLETION OF ROUGH GRADING. ACTUAL SOIL AMENDMENTS AND BACKFILL MIX SHALL BE AS PER SOIL AGRONOMIST'S REPORT AND RECOMMENDATIONS.
E. BACKFILL FOR FERNS AND SHADE PLANTS SHALL BE 1/3 PREPARED SITE SOIL AND 2/3 SATURATED COARSE PEAT MOSS. SET THESE PLANTS SO THAT WHEN SETTLED THE CROWN WILL BE 1 1/2" ABOVE THE SURROUNDING GRADE.
F. REMOVE ALL VINES FROM NURSERY STAKES AND ESPALIER AND ATTACH TO FENCE OR WALL SURFACE USING NAILS OR PLASTIC TIES.
G. ACTUAL SYMBOLS SHALL HAVE PRIORITY OVER WRITTEN QUANITIES. CONTRACTOR SHALL VERIFY QUANTITIES AND NOTIFY LANDSCAPE ARCHITECT OF DISCREPANCIES.
H. ALL PLANT MATERIAL, COLOR SIZE AND QUANTITIES ARE TO BE VERIFIED WITH OWNER.
I. ALL SUBSTITUTIONS SHALL BE APPROVED BY LANDSCAPE ARCHITECT AND OWNER.
PLANTING NOTES:1. ALL AREAS WITH ANNUAL COLOR WILL BE PLANTED WITH "BEST COLOR OF SEASON" AND SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT.
2. TURF AREAS TO BE SODDED WITH MARATHON TYPE II FESCUE OR EQUAL.
3. ALL SHRUB AREAS TO BE UNDERPLANTED WITH 3/8" CHAMOIS BEIGE GRAVEL AND SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT.
4. CONTRACTOR IS TO PROVIDE AN AUTOMATIC IRRIGATION SYSTEM WITH 100% COVERAGE AND SEPARATE SUN/SHADE AND TURF/GROUNDCOVER SYSTEMS.
5. CONTRACTOR SHALL ALSO PROVIDE IRRIGATION, AND/OR DRAINAGE IN PLANT POTS.
6. CONTRACTOR SHALL NOT DETOUR FROM ANY OF THE PLANT MATERIALS ON THIS LIST, UNLESS CONSULTING WITH THE LANDSCAPE ARCHITECT FIRST.
1
1. BUBBLER HEAD OR DRIP IRRIGATION HEAD BELOW LIP OF POT, ADJUST AS REQUIRED. 1/2" COPPER UNDER ALL HARDSCAPE AND INTO POT.2. 4" LONG P.V.C. PIPE, DIA. TO MATCH DRAIN HOLE (3/4" MIN.) EPOXY IN PLACE THROUGH DRAIN HOLE INTO DRAIN LINE AND WATERPROOF SEAL AROUND HOLE.3. IRRIGATION AND ELECTRIC LINES TO HAVE WATERPROOF SEAL AROUND HOLE.4. MIRAFI FILTER CLOTH5. 2" GRAVEL6. PAVEMENT PER CONSTRUCTION PLAN.7. P.V.C. TO HOUSE IRRIGATION AND ELECTRICAL LINES.8. DRAINAGE LINE PER GRADING PLAN.9. POT
IRRIGATION NOTE:ALL LANDSCAPE AREAS DESIGNATED TO RECEIVE NEW PLANTINGS ARE TO BE IRRIGATEDWITH AN AUTOMATICALLY CONTROLLED SYSTEM USING LOW GALLON SPRY HEADS. BACKFLOWPREVENTION TO BE PROVIDED PER STATE, CITY AND LOCAL CODES.
4
2
6
3
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PITTOSPORUM TENUIFOLIUM-'GOLF BALL' SILVER SHEEN IN POT
DECORATIVE POTTERY(T.B.S.)
BUXUS SEMPIRVIRENS-COMMON BOXWOOD SPHERE IN POT
OLEA EUROPAEA-OLIVE TREE
BUXUS SEMPERVIRENS-COMMON BOXWOOD SPHERE
DETAILSD
DECORATIVE ENTRY GATEELEVATION
SCALE: 1/2"=1'-0"35
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