HomeMy WebLinkAbout03_Murray Residence Coastal Development Permit (PA2025-0072)CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
November 13, 2025
Agenda Item No. 3
SUBJECT: Murray Residence (PA2025-0072)
·Coastal Development Permit
SITE LOCATION: 2608 Cove Street
APPLICANT: Brandon Architects
OWNERS: John William Murray and Sindy Lin Murray
PLANNER: Jerry Arregui, Assistant Planner
949-644-3219 or jarregui@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 demolish an existing 1,111-square-
foot, single-unit dwelling, including an attached one-car garage, and to construct a new
1,422-square-foot, three-story, single unit dwelling with a 402-square-foot two car garage.
The project also includes landscaping, hardscaping, and site walls. The project complies
with all development standards and no deviations from the Newport Beach Municipal Code
(NBMC) are requested. All improvements authorized by his 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
3)Adopt Draft Zoning Administrator Resolution No. _ approving the Coastal
Development Permit filed as PA2025-0072 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
·The subject property is located within the China Cove neighborhood and is located
adjacent to the China Cove Beach as shown in Figure 1 below.
Figure 1: Oblique Image of Subject Property and Surrounding Area
·The property is located within the Single-Unit Residential (R-1) Coastal Zoning
District, which allows single-unit residential development on a single legal lot. A
single-unit dwelling is proposed and is therefore consistent with the City’s Coastal
Land Use Plan, General Plan, and Zoning Code.
·A CDP 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
·The property consists of one legal lot and is currently developed with an 891-
square-foot, single-unit dwelling with a 220-square-foot one-car garage.
·The neighborhood is predominantly developed with two- and three-story single-
unit dwellings. The project’s design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development and expected
future development.
Subject Property
China Cove Beach
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· The proposed single-unit dwelling and accessory structures conform to all
applicable development standards including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Hazards
· While the subject property does not directly abut a shoreline, it is adjacent to a
portion of the China Cove Beach, situated in the Newport Beach Bay Entrance
Channel, and may be subject to coastal hazards such as flooding, runup and
erosion. A Coastal Hazards Report was prepared for the project by Skelly
Engineering, dated October 20, 2024. The report concludes that the project is
reasonably safe from shoreline erosion due to the lack of waves or wakes that
can erode sand from the beach. The report also concludes that the project will be
reasonably safe from future sea level rise, assuming an increase up to 12.2 feet
based on the North American Vertical Datum of 1988 (NAVD 88) (the likely range
for sea level rise over the 75-year design life of the structure based on intermediate-
height risk aversion estimates for sea level rise provided by the State of California,
Sea Level Rise Guidance: 2024 Update). The finished floor elevation of the first
floor of the proposed structure is 12.55 NAVD 88, which complies with the
minimum 9.0-foot NAVD 88 elevation standard for new structures and exceeds
the sea level rise scenario. Based on the data provided, the study concludes that
coastal hazards will not significantly impact the property over the next 75 years
and there is no anticipated need for a shore protection device over the life of the
project.
· Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection) of the
NBMC requires the property owner 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 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 Section 21.30.015(D)(3)(c)
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Cove Street) 5 feet 5 feet
Side 3 feet 3 feet
Rear 10 feet 10 feet
Floor Area Limit (max.) 1,825 square-feet 1,825 square-feet
3rd Floor Limit (max.) 183 square-feet 177 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24-foot flat
29-feet sloped
24 feet flat
29 feet sloped
Open Volume (min.) 183 square-feet 685 square-feet
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(General Site Planning and Development Standards) of the NBMC. These
requirements are included as Condition of Approval Nos. 8 and 9 and will need to
be satisfied prior to final building inspection, and prior to the issuance of building
permits, respectively.
· 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 is located adjacent to a sandy beach and is within proximity to coastal
waters. A Construction Erosion Control Plan was provided to implement temporary
Best Management Practices (BMPs) during construction to minimize erosion and
sedimentation and 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.
Public Access and Views
· The property is located within the first 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 replaces an existing single-unit dwelling with a new single-unit dwelling.
Therefore, the project does not involve a change in land use or intensity that will
result in increased demand for public access and recreation opportunities. The
project’s new two-car garage is expected to enhance coastal access opportunities
by providing an additional on-site parking space which reduces the reliance on
street parking, which would instead be used by coastal visitors.
· The property is located adjacent to the China Cove public beach. Lateral access to
the beach is provided directly in front of the property at the street end of Cove
Street. Vertical access to the beach is provided at the street end of Fernleaf
Avenue. The project is located entirely within the confines of private property and
does not include any features that would obstruct coastal access along these
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routes. The project will improve the coastal access along Cove Street by removing
existing unpermitted encroachments into right-of-way, including planters and patio
furniture.
· The property is located within the vicinity of coastal view roads and coastal
viewpoints as identified in the Coastal Land Use Plan (CLUP), for which the
potential to degrade those views has been analyzed in accordance with Section
21.30.100 (Scenic and Visual Quality Protection) of the NBMC.
a. The property is located approximately 200 feet from Ocean Boulevard, which is
identified as a coastal view road by the CLUP. Ocean Boulevard is situated
approximately 58 to 68 feet above the elevation of the property. Additionally,
there are several two- and three-story single-unit dwellings between the
property and Ocean Boulevard, which are situated up to 38 feet above the
elevation of the property, which resulting in higher surrounding building
elevations. Additionally, several two-story single-unit dwellings are located in
front of the property along the China Cove Beach, which limit views of the beach
from the 2500 and 2600 block of Ocean Boulevard.
b. The nearest identified coastal viewpoint is approximately 450 feet to the north
of the property and is located at the corner of Ocean Boulevard and Carnation
Avenue, however the project is not visible from that location due to the
intervening development. The property is also with the vicinity of other coastal
viewpoints including Lookout Point, located approximately 550 feet south of the
property and West Jetty View Park, located approximately 1,000 feet west of
the property across the Newport Beach Bay Entrance Channel.
c. Site evaluation revealed that the property is visible from portions of Ocean
Boulevard, Lookout Point and portions of West Jetty View Park. While the
project replaces a single-story dwelling with a new three-story dwelling, the
project design complies with all applicable Title 21 (Local Coastal Program
Implementation Plan) development standards and maintains a building
envelope that is consistent and visually blends in with the existing pattern of
development within the China Cove neighborhood. As designed, the project will
not negatively impact the existing coastal views from the locations identified
above and as shown in Figure 2 below. Therefore, the project does not have
the potential to degrade the visual quality of the Coastal Zone or result in
significant adverse impacts on public views.
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Figure 2: Coastal Viewpoints and Coastal View Roads within Vicinity of Project
·The project serves as an opportunity to enhance an aging structure built in 1949
with a new building that includes a high quality contemporary coastal design, typical
of new developments throughout the City. The design includes the use of large
balconies and decks and incorporates glass guardrails and large windows to soften
the façade and provides more than the required open volume resulting in a
substantial amount of articulation to reduce the massing.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15303 under Class 3 (New Construction or Conversion of Small Structures)
of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3
because it has no potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family dwellings and additions of
up to 10,000 square feet to existing structures. The project consists of the demolition of a
single-unit dwelling and the construction of a new single-unit dwelling located in the R-1
Coastal Zoning District. Therefore, the Class 3 exemption is applicable.
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
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subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the NBMC. 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 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 Local Coastal Program and Title
14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of
the Coastal Act. For additional information on filing an appeal, contact the Planning
Division at 949-644-3200.
Prepared by:
BMZ/ja
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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01-10-2023
RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN
EXISITING SINGLE-UNIT DWELLING AND CONSTRUCT A NEW
SINGLE-UNIT DWELLING WITH AN ATTACHED TWO-CAR
GARAGE LOCATED AT 2608 COVE STREET (PA2025-0072)
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) on behalf of John William
Murray and Sindy Lin Murray (Owners), concerning the property located at 2608 Cove
Street and legally described as Lot 5 and a portion of Lot 13 of Block A32 of the Corona
del Mar Tract (Property).
2.The Applicant requests a coastal development permit (CDP) to demolish an existing 1,111-
square-foot, one-story single-unit dwelling, including an attached one-car garage, and to
construct a new 1,422-square-foot, three-story, single unit dwelling with an attached 402-
square-foot two-car garage. The project also includes landscaping, hardscaping, and site
walls (Project). The Project complies with all development standards and no deviations
from the Newport Beach Municipal Code (NBMC) are requested. All improvements
authorized by this CDP will be located on private property.
3.The Property is categorized as 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 Property is located within the coastal zone. The Coastal Land Use Plan category is
Single Unit Residential Detached – 10.0 - 19.9 DU/AC (RSD-C), and it is located within the
Single-Unit Residential (R-1) Coastal Zoning District
5.A public hearing was held on November 13, 2025, online via Zoom. A notice of the time,
place, and purpose of the hearing was given in accordance with Chapter 21.62 (Public
Hearings) of the NBMC. Evidence, both written and oral, was presented to and
considered by the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This Project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section, 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 of up to three single-unit dwellings and additions of up
to 10,000 square feet to existing structures. The Project consists of the demolition of a
single-unit dwelling and the construction of a new single-unit dwelling located in the R-1
Coastal Zoning District. Therefore, the Class 3 exemption is applicable.
3.The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015(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 Project 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 1,825 square feet and the proposed floor area
is 1,825 square feet.
b.The Project provides the minimum required setbacks, which are five feet along the
front property line abutting Cove Steet, four feet along each side property line, and
10 feet along the rear property line abutting 2609 Way Lane.
c.The highest guardrail is 24 feet from established grade (12.73 feet based on the
North American Vertical Datum of 1988 NAVD [NAVD 88]) and the highest ridge is
29 feet from established grade, which complies with the maximum height
requirements.
d.The Project includes a two-car garage, complying with the minimum two-car garage
parking requirement for single-unit dwelling with less than 4,000 square-feet of
habitable floor area.
e.The Project proposes a minimum top of slab elevation of 12.55 feet NAVD 88 which
complies with the minimum 9.0-foot NAVD 88 top of slab elevation requirement for
interior living areas of new structures.
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2.The neighborhood is predominantly developed with two- and three-story, single-unit
dwellings. The proposed design, bulk, and scale of the development is consistent with
the existing neighborhood pattern of development and expected future development.
3.A Coastal Hazards and Bulkhead Conditions Report was prepared for the Project by Skelly
Engineering, dated October 20, 2024. The report utilizes the latest adopted Sea Level Rise
Guidance: 2024 Update provided by the State of California. While the Property does not
directly abut a shoreline, it is adjacent to a portion of the China Cove Beach, situated in the
Newport Beach Bay Entrance Channel, and thus may be subject to coastal hazards such
as flooding, runup, and erosion. The report concludes that the Project is reasonably safe
from shoreline erosion due to being over 200 feet from the shoreline and the lack of
waves or wakes, which have allowed the beach to maintain its 100-foot width over the
last 50 years. The report also analyzes future sea level rise scenarios assuming an
increase in the maximum bay water level (7.7 feet NAVD 88) over the next 75 years
(i.e., the life of the structure) of about 4.5 feet, resulting in a projected bay water elevation
of 12.2 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 finished floor
elevation of the first floor of the proposed structure is 12.55 NAVD 88, which complies
with the minimum 9.0-foot NAVD 88 elevation standard for new structures and exceeds
the sea level rise scenario. Based on the data provided, the study concludes that coastal
hazards will not significantly impact the Property over the next 75 years and there is no
anticipated need for a shore protection device over the life of the Project.
4.Pursuant to Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection) of
the NBMC, the Owners 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 Owners 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 Section 21.30.015(D)(3)(c) (General Site Planning and
Development Standards) of the NBMC. These requirements are included as Condition of
Approval Nos. 8 and 9 which will need to be satisfied prior to final building inspection, and
prior to the issuance of building permits, respectively.
5.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
6.The Property is located adjacent to a sandy beach and is within proximity 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
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Zoning Administrator Resolution No. ZA2025-###
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01-10-2023
designed to retain dry weather and minor rain event runoff on-site. Any water not retained
on-site is directed to the City’s storm drain system.
7.The Project landscaping complies with Section 21.30.075 (Landscaping) of the NBMC.
Condition of Approval No. 17 requires that landscaping be designed to provide drought
tolerant and non-invasive plant species with water efficient irrigation. A final landscape
plan shall be reviewed and approved prior to the issuance of a building permit to verify
invasive species are not planted.
8.The Property is located within the vicinity of coastal view roads and coastal viewpoints as
identified in the Coastal Land Use Plan (CLUP), for which the potential to degrade those
views has been analyzed in accordance with Section 21.30.100 (Scenic and Visual Quality
Protection) of the NBMC.
a.The Property is located approximately 200 feet from Ocean Boulevard, which is
identified as a coastal view road by the CLUP. Ocean Boulevard is situated
approximately 58 to 68 feet above the elevation of the Property. Additionally, there are
several two- and three-story single-unit dwellings between the Property and Ocean
Boulevard, which are situated up to 38 feet above the elevation of the Property, which
results in higher surrounding building elevations. Additionally, several two-story single-
unit dwellings are located in front of the Property along the China Cove Beach, which
limit views of the beach from the 2500 and 2600 block of Ocean Boulevard.
b.The nearest identified coastal viewpoint is approximately 450 feet to the north of the
Property and is located at the corner of Ocean Boulevard and Carnation Avenue,
however the Project is not visible from that location due to the intervening development.
The Property is also with the vicinity of other coastal viewpoints including Lookout Point,
located approximately 550 feet south of the Property and West Jetty View Park, located
approximately 1,000 feet west of the Property across the Newport Beach Bay Entrance
Channel.
c.Site evaluation revealed that the Property is visible from portions of Ocean Boulevard,
Lookout Point and portions of West Jetty View Park. While the Project replaces a
single-story dwelling with a new three-story dwelling, the Project design complies with
all applicable Title 21 (Local Coastal Program Implementation Plan) development
standards, maintains a building envelope that is consistent and visually blends in with
the existing pattern of development within the China Cove neighborhood. As designed,
the Project will not negatively impact the existing coastal views from the locations
identified above; therefore, it does not have the potential to degrade the visual quality
of the Coastal Zone or result in significant adverse impacts on public views.
9.The Project serves as an opportunity to enhance an aging structure built in 1949 with a
new building that includes a high quality contemporary coastal design, typical of new
developments throughout the City. The design includes the use of large balconies and
decks and incorporates glass guardrails and large windows to soften the façade and
provides more than the required open volume resulting in a substantial amount of
articulation to reduce the massing.
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01-10-2023
Finding:
B.Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts in Support of Finding:
1.The Property is located between the first 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 bears a reasonable relationship between the requirement and
the Project’s impact and be proportional to the impact. In this case, the Project replaces an
existing single-unit dwelling with a nonconforming one-car garage with a new single-unit
dwelling with a two-car garage, consistent with the existing neighborhood pattern of
development and applicable development standards. Therefore, the Project does not
involve a change in land use or intensity that will result in increased demand for public
access and recreation opportunities. The Project’s new two-car garage is expected to
enhance coastal public access opportunities by providing an additional on-site parking
space and thereby reducing the Property’s demand for public street parking that could
otherwise be used by the public.
2.The Property is located adjacent to the China Cove public beach. Lateral access to the
beach is provided directly in front of the Property at the street end of Cove Street. Vertical
access to the beach is provided at the street end of Fernleaf Avenue. The Project is located
entirely within the confines of private property and does not include any features that would
obstruct coastal access along these routes. The Project includes the removal of existing
unpermitted encroachments into Cove Street right-of-way, including planters and patio
furniture, which will improve the existing coastal access along Cove Street.
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, and that the exceptions to this
Exemption do not apply.
2.The Zoning Administrator of the City of Newport Beach hereby approves the Coastal
Development Permit filed as PA2025-0072, 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 in accordance with the provisions of Title 21 (Local
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01-10-2023
Coastal Program Implementation Plan), of the NBMC. Final action taken by the City may
be appealed to the Coastal Commission in accordance with Section 21.64.035 (Appeal
to the Coastal Commission) of the City’s certified Local Coastal Program and Title 14
California Code of Regulations, Sections 13111 through 13120, and Section 30603 of
the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 13TH DAY OF NOVEMBER 2025.
_____________________________________
Liz Westmoreland, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1.The Project shall be in substantial conformance with the approved site plan, floor plans,
and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2.Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
3.The Project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
4.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.
5.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.
6.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.
7.This Coastal Development Permit shall expire unless exercised within 24 months from the
date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the
Newport Beach Municipal Code, unless an extension is otherwise granted.
8.Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the 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.
9.Prior to the issuance of a building permit, the 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
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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.
10.This Coastal Development Permit does not authorize any development on or beyond
the beach area adjacent to the Property.
11.This Coastal Development Permit does not authorize any new or existing improvements
(including landscaping) on State tidelands, public beaches, or the public right-of-way.
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.
13.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.
14.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.
15.Debris from demolition shall be removed from work areas each day and removed from
the Property 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.
16.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.
17.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.
18.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.
16
Zoning Administrator Resolution No. ZA2025-###
Page 9 of 10
01-10-2023
19.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, 2 or 1 short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
20.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 Saturday, Sundays, or Holidays.
21.All noise generated by the proposed use shall comply with Chapter 10.26 (Community
Noise Control) and other applicable noise control requirements of the NBMC.
22.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.
23.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.
24.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 Murray Residence, including but not limited to, the
Coastal Development Permit filed as PA2025-0072. 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,
17
Zoning Administrator Resolution No. ZA2025-###
Page 10 of 10
01-10-2023
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.
Building Division
25.Prior to the issuance of a building permit, the Applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
26.Prior to the issuance of a building permit, the Applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
27.Prior to the issuance of a building permit, the final Water Quality and Hydrology Plan/
Water Quality Management Plan (WQHP/WQMP) shall be reviewed and approved by
the Building Division. Implementation shall comply with the approved Construction
Pollution Prevention Plan and WQHP/WQMP and any changes could require separate
review and approval by the Building Division.
Public Works Department
28.All private improvements and items within Cove Street right-of-way including, but not
limited to, planters, fencing, and patio furniture shall be removed.
29.A new sewer cleanout shall be installed on the existing sewer lateral per City Standard
406.
30.A portion of the Cove Street right-of-way shall be reconstructed per City Standard 140.
31.An encroachment permit and agreement shall be required for the proposed colored
concrete walkway along the existing three-foot wide storm drain easement.
Fire Department
32.The installation of a residential fire sprinkler system complying with the National Fire
Protection Association (NFPA) 13D shall be installed.
18
Attachment No. ZA 2
Vicinity Map
19
VICINITY MAP
Coastal Development Permit
PA2025-0072
2608 Cove Street
Subject Property
20
Attachment No. ZA 3
Project Plans
21
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CL
CORONA DEL MAR TRACTBLOCK A-32
M.M. 3/41-42
LOT 5
LOT 6
LOT 4
LOT 13
BASIS OF BEARINGS
THE BEARINGS SHOWN HEREON ARE BASED ON THECENTERLINE OF COVE STREET HAVING A BEARING OFN29°22'32"W PER RS 2011-1033, RSB 253/45.
VICINITY MAP
BENCHMARK INFORMATION
TITLE REPORT/EASEMENT NOTES LEGAL DESCRIPTION
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:
PARCEL 1:
LOT 5 OF BLOCK A-32 OF CORONA DEL MAR TRACT, IN THECITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OFCALIFORNIA AS PER MAP RECORDED IN BOOK 3, PAGES 41-42,OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTYRECORDER OF SAID COUNTY.
PARCEL 2:
LOT 13 OF BLOCK A-32 OF CORONA DEL MAR TRACT, IN THECITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OFCALIFORNIA AS PER MAP RECORDED IN BOOK 3, PAGES 41-42,OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTYRECORDER OF SAID COUNTY.
EXCEPTING THEREFROM THAT PORTION OF 13 AS CONTAINEDWITHIN THE LINES OF THE LAND DESCRIBED IN THE DEED TOMINETTE VOGEL MILLER, RECORDED IN BOOK 7735, 867,OFFICIAL RECORDS, DESCRIBED AS FOLLOWS:
BEGINNING AT THE MOST NORTHERLY CORNER OF SAID LOT;THENCE SOUTHWESTERLY ALONG THE NORTHWESTERLY LINE53.30 FEET; THENCE SOUTHEASTERLY 31.92 FEET TO A POINTON THE SOUTHEASTERLY LINE THEREOF, DISTANTSOUTHWESTERLY 53.30 FEET FROM THE MOST EASTERLYCORNER OF SAID LOT; THENCE NORTHEASTERLY ALONG THESOUTHWESTERLY LINE, 53.30 FEET TO THE MOST EASTERLYCORNER; THENCE NORTHWESTERLY ALONG THENORTHEASTERLY LINE 31.92 FEET TO THE POINT OFBEGINNING.
LC
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SEARCHED, FOUND NOTHING; SETNOTHING
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FL
FINISHED SURFACE
FLOWLINE
FFG FINISHED FLOOR GARAGE
CONCRETE SURFACE
T.B.M.TEMPORARY BENCHMARKSET ON A CABLE TV BOX (CATV)ELEVATION = 11.52 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
EP EDGE OF PAVEMENT
GAS METERGM
CENTERLINE
TWS TOP OF WALL STEP
GRAPHIC SCALE
BLOCK WALL
NG NATURAL GROUND
BENCHMARK NO: TIDAL-1
RECOVERY NOTE BY OCS 2001 - FOUND 3 3/4"BRASS U.S. COAST AND GEODETIC SURVEY DISKSTAMPED "No 1 1926" FLUSH IN SANDSTONE ROCKOUTCROPPING. MONUMENT IS LOCATEDSOUTHWEST OF THE T-JUNCTION OF OCEANBOULEVARD AND DAHLIA AVENUE, AT THENEWPORT BAY ENTRANCE CHANNEL, 11.4 METERS(37.4 FT.) SOUTHWEST OF THE SOUTHWEST WALLOF THE WILLIAM O. KERKOFF LABORATORY, 8.1METERS (26.6 FT.) NORTHWEST OF TIDALBENCHMARK 2, 6.1 METERS (20 FT.) SOUTHEAST OFTHE SOUTHEAST EDGE OF A SMALL PIER LEADINGFROM THE WEST CORNER OF THE LAB TO THEWALL AROUND THE SOUTHWEST END OF THE LAB,THE STATION IS 2.4 METERS BELOW THE HEIGHT OFTHE WALL.
ELEVATION: 10.190 FEET (NAVD88), YEAR LEVELED 2011
TW TOP OF WALL
TC TOP OF CURB
ACU AIR CONDITION UNIT
CATV CABLE TV BOX
VF VINYL FENCE
FOUND 1/2" IRON PIPE WITHPLUG STAMPED "LS 4384"
TITLE REPORT PROVIDED BYCHICAGO TITLE, ORDER NUMBER58602200814-CB.
ITEM 6: ALL EASEMENTS, OFFERS AND DEDICATIONS AS SHOWN ON THEOFFICIAL TRACT MAP OF CORONA DEL MAR, RECORDED IN M.M3/41-42.(NO EASEMENTS, OFFERS OR DEDICATIONS AFFECTING PROPERTY, NOT PLOTTED HEREON)ITEM 7:EASEMENTS OVER THE ROADS AND HIGHWAYS AND DESIGNATEDUPON THE MAP OF SAID CORONA DEL MAR FOR ROAD PURPOSES,PIPE LINES, ELECTRIC RAILROAD OR ANY OTHER FORM OF PAILTRANSPORTATION AND FOR POLE LINES, RECORDED DECEMBER12, 1911 IN BOOK 204, PAGE 160 OF DEEDS.(AFFECTS PROPERTY, BLANKET IN NATURE, NOT PLOTTED HEREON)ITEM 9: COVENANTS, CONDITIONS, AND RESTRICTIONS RECORDED OCTOBER 16, 1930 IN BOOK 424, PAGE 307, OF OFFICIAL RECORDS.(AFFECTS PROPERTY, LOCATION OF EASEMENT COULD NOT BEDETERMINED DUE TO INSUFFICIENT RECORDS, NOT PLOTTEDHEREON)ITEM 10: AN EASEMENT FOR THE ERECTION, LAYING AND CONSTRUCTIONOF PIPE LINE, RECORDED AUGUST 13, 1949 IN BOOK 1889, PAGE138 OF OFFICIAL RECORDS.(AFFECTS PROPERTY, PLOTTED HEREON)
AD AREA DRAIN
BS BOTTOM OF STEP
EG EDGE OF GUTTER
TS TOP OF STEP
SDMH STORM DRAIN MANHOLE
10/21/2025
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25012
NO. REVISION DATE
SHEET NO. OF 6
10/28/2025
28
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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 OTOSICIAL.
10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRATOSIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THENBMC.
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 STORM DRAIN PLANC4 CONST. POLLUTION PREVENTION PLANC5 GEOTECHNICAL NOTESC6 GEOTECHNICAL NOTES (CONTD.)
SHEET INDEX
2608 COVE STREETNEWPORT BEACH, CA 92625
APN: 052-042-23
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
JOHN AND SINDY MURRAY2608 COVE ST.NEWPORT BEACH, CA 92625
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 SUTOSICIENT QUANTITY TO ATTEST TOTHE OVERALL COMPACTION ETOSORT 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-OTOS.
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-OTOS SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OTOS FOR TREATMENT AND DISPOSAL.
EROSION CONTROL NOTES
SITE ADDRESS: 2608 COVE ST., NEWPORT BEACHAPN: 052-042-23GENERAL PLAN LAND USE: RS-D SINGLE UNIT RESIDENTIAL DETACHEDZONING DISTRICT: R-1 SINGLE-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 DR., SUITE G-1COSAT MESA, CA 92626714.754.4040
RAW CUT 22 CUBIC YARDSRAW FILL 7 CUBIC YARDSOVER EXCAVATION 100 CUBIC YARDSSHRINKAGE 5%±5 CUBIC YARDSNET10 CUBIC YARDS (EXPORT)
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.: 681425-01DATED:MARCH 7, 2025
FIRM NAME: COAST GEOTECHNICAL, INC.
GEOTECHNICAL CERTIFICATION
REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION:
COAST GEOTECHNICAL, INC.1200 WEST COMMONWEALTH AVEFULLERTON, CA 92833714.870.1211
SOILS ENGINEER
NOTE:
SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OROTOSSETS BEFORE GRADING.
NO SCALE
VICINITY MAP
WILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COM
APEX LAND SURVEYING, INC.NEWPORT BEACH, CA 92660714.488.5006APEXLSINC@GMAIL.COM
SURVEYOR
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25012
NO. REVISION DATE
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10/28/2025
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HARDSCAPE/LANDSCAPEPER PLAN
FLOWLINE DETAIL
NO SCALE
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
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 FLOORGFF
PROPERTY LINE AND LIMIT-OF-WORK
OR
EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6
(102.6)
EXISTING GRADEEG
EXISTING SPOT ELEVATION( )
PROPOSED WALL
TOP OF RETAINING WALLTRWTOP OF SLOPETOP
TOP OF RAILINGTRTOP OF STEMWALLTS
BUILDING STEMWALL
HARDSCAPE PER ARCH. PLAN
NATURAL GRADENG
EXISTING GRADEEG
CONSTRUCTION NOTES
HARDSCAPE PER ARCHITECT'S PLAN.
DRIVEWAY PER ARCHITECT'S PLAN.
PLANTER AREA PER ARCHITECT'S PLAN.
PROPOSED FREE STANDING BLOCK WALL PER ARCHITECT'S PLAN AND PER CITY OF NEWPORT BEACHSTANDARDS.
CONSTRUCT FLOWLINE PER DETAIL HEREON.
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.
CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" ON SHEET C4.
CONSTRUCT CONCRETE STEMWALL PER STRUCTURAL PLAN AND PER DETAIL ON SHEET C3.
REMOVE EXISTING PATIO FURNITURE, PLANTER BOXES, AND FENCING WITHIN PUBLIC RIGHT-OF-WAY. EXISTINGCONCRETE HARDSCAPE TO REMAIN.FURNISH AND INSTALL 18" X 18" OLDCASTLE PRECAST CATCH BASIN W/ FLAT GRATE (OR APPROVED EQUAL).OUTLET FORCEMAIN TO CATCH BASIN PER DETAIL ON SHEET C3.
CONSTRUCT CONCRETE CURB.
1
2
3
4
5
6
7
8
9
11
13
17
18
20
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.
****
***
****
PROPOSED CURB
30
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PROPOSED RESIDENCEFF=12.55PROPOSED RESIDENCEEECCNNEECCNNFF=12.55
3
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2
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JOB NO.
DATE
SHEET NO.
REVISIONS
25012
NO. REVISION DATE
SHEET NO. OF 6
10/28/2025
28
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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
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 FLOORGFF
PROPERTY LINE AND LIMIT-OF-WORK
EXISTING GRADEEG
EXISTING SPOT ELEVATION( )
PROPOSED WALL
TOP OF RETAINING WALLTRWTOP OF SLOPETOP
TOP OF RAILINGTRTOP OF STEMWALLTS
HARDSCAPE PER ARCH. PLAN
NATURAL GRADENG
EXISTING GRADEEG
CONSTRUCTION NOTES
FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL HEREON.
FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL HEREON.
CONSTRUCT 4" CORE INTO EXISTING JUNCTION STRUCTURE; PROVIDE MORTAR SEAL AT CONNECTION TOPROVIDE WATER TIGHT CONNECTION AND SUPPORT FOR 4" DRAIN PIPE.
CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" ON SHEET C4.
CONSTRUCT 25 LINEAR FOOT PERFORATED PIPE AND GRAVEL TRENCH DRAIN PER DETAIL HEREON.
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.
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.
CONNECT ROOF DRAIN DOWNSPOUT TO PRIVATE STORM DRAIN SYSTEM PER DETAIL ON SHEET C4.
FURNISH AND INSTALL 18" X 18" OLDCASTLE PRECAST CATCH BASIN W/ FLAT GRATE (OR APPROVED EQUAL).OUTLET FORCEMAIN TO CATCH BASIN PER DETAIL HEREON.
PUMP DISCHARGE LINE PER PUMP MANUFACTURER'S DRAWING.
CONSTRUCT CONCRETE CURB.
8
9
10
11
12
14
15
16
18
19
20
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 EQUALVA
R
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2% MIN
NDS ATRIUM OR FLAT GRATETG ELEVPER PLAN
INV ELEVPER PLAN
SLOPE PER PLAN
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
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
18" X 18" (OR 12" X 12")OLDCASTLE PRECAST CATCHBASIN OR APPROVED EQUAL
GRAVITY LINETO STREET
FORCEMAIN FROMSUMP PUMP
WYE FITTING INSIDECATCH BASIN
PROVIDE CONCRETE THRUST BLOCK INSIDE OF CATCHBASIN; PROVIDE THRUST BLOCK 2 INCHES BELOW ANDABOVE PIPE TO SUPPORT PIPE AND FITTING
LEAVE END OF WYE OPENFOR OVERFLOW AND CLEANOUTPURPOSES
FORCEMAIN TO CATCH BASIN CONNECTION DETAIL
NO SCALE
OR
EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6
(102.6)
BUILDING STEMWALL
PROPOSED CURB
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9
2
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2
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JOB NO.
DATE
SHEET NO.
REVISIONS
25012
NO. REVISION DATE
SHEET NO. OF 6
10/28/2025
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 DETAIL
NO SCALE
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 TOSTREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF.
NOTES:
GRAVEL BAG DETAILNO SCALEA
EROSION CONTROL CONSTRUCTION NOTES
INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6
INLET PROTECTION PER DETAIL HEREON
A
B
AREA DRAIN INLET PROJECTION
NO SCALEB
6" MIN. WIDE PEDESTRAIN SAFE FRAME &GRATE 3/8" SLOT OPENING.EAST JORDANIRON WORKS OR EQUAL(800)874-4100
#4 REBAR TOP & BOTTOM
DIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USEFRAME AS A FORM
CRUSHED ROCK W/FILTER CLOTH
FILL THIS PORTION WITH CRUSHED ROCKAFTER POURING GRATE SUPPORT CURBELEVATION
SECTION E-E
PLAN VIEW
GRATE
E E a- Dig a 24" wide x 18" minimum depth trenchb- Place filter cloth in the trench.Lap 12" @ topc- Form bottom of the trench with crushed rock.d- Form and pour perimeter concrete curbe- Fill the rest of the trench with crushed rock to 4"from top of trench
DETAIL EBOTTOMLESS TRENCH DRAINNO SCALE
32
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JOB NO.
DATE
SHEET NO.
REVISIONS
25012
NO. REVISION DATE
SHEET NO. OF 6
10/21/2025
28
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DATE
SHEET NO.
REVISIONS
25012
NO. REVISION DATE
SHEET NO. OF 6
10/21/2025
28
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46
From: jill kort <jillkort1@icloud.com>
Sent: November 07, 2025 7:43 AM
To: Arregui, Jerry <JArregui@newportbeachca.gov>
Cc: Alexa Kort <alexakort@gmail.com>; Erika Braider <erikabraider@gmail.com>; Hayden Braider
<haydenbraider@gmail.com>
Subject: 2608 COVE STREET
Good morning,
I wanted to reach out on behalf of my family who have been long-time homeowners in China
Cove. We are concerned about the proposed demo and rebuild at 2608 Cove Street (project
file no. PA2025-0072), which is scheduled for a hearing next week.
Our little cove is such a tight space — there’s really only one narrow road in and out — so a
big construction project like this will create a lot of noise, traffic, and disruption for everyone
who lives here. The design also brings up some long-term issues: it would block ocean views
for several homes, reduce natural light and airflow (especially for the homes directly behind it
and to the left), and during construction it would likely make beach access unsafe or
impossible for residents and visitors.
The house has been a one-story since 1949, and that scale is part of what makes this area feel
so special. The new owners aren’t from Corona del Mar, and the current plans don’t really fit
the look or feel of the neighborhood. Several of us in the cove share these concerns and are
opposed to the project as proposed.
That said, we’re open to working toward a compromise and would really appreciate any
suggestions or guidance you might have on how best to approach this with the City or the
homeowners. We’d love to find a solution that allows them to move forward while still
preserving the character of the cove.
Thanks so much for your time and for all that you do for our community.
Jill Kort
2605 Way Lane
Sent from my iPhone
Zoning Administrator - November 13, 2025 Item No. 3a Additional Materials Received Murray Residence (PA2025-0072)
From: Amy Kaspar <aim76@hotmail.com>
Sent: November 07, 2025 7:48 AM
To: Arregui, Jerry <JArregui@newportbeachca.gov>
Cc: April McNosky <aprilmcnosky@mac.com>; Josh Bardin <bardin.josh@gmail.com>; Chris Kaspar
<chris_kaspar@hotmail.com>
Subject: Opposed: Proposed Rebuild at 2608 Cove Street in China Cove
Good morning
I wanted to reach out on behalf of my family who have been long-time homeowners of China
Cove. We are concerned about the proposed demo and rebuild at 2608 Cove Street (project
file no. PA2025-0072), which is scheduled for a hearing next week.
Our little cove is such a tight space — there’s really only one narrow road in and out — so a
big construction project like this will create a lot of noise, traffic, and disruption for
everyone who lives here. The design also brings up some long-term issues: it would block
ocean views for several homes, reduce natural light and airflow (especially for the homes
directly behind it and to the left), and during construction it would likely make beach
access unsafe or impossible for residents and visitors.
The house has been a one-story since 1949, and that scale is part of what makes this area
feel so special. The new owners aren’t from Corona del Mar, and the current plans don’t
really fit the look or feel of the neighborhood. Several of us in the cove share these
concerns and are opposed to the project as proposed.
That said, we’re open to working toward a compromise. We’d love to find a solution that
allows them to move forward while still preserving the character of the cove.
Thanks so much for your time,
Amy Kaspar
2615 Way Lane
*For reference, attached is a photo of the one story home currently from two different
angles.
Zoning Administrator - November 13, 2025
Item No. 3a Additional Materials Received
Murray Residence (PA2025-0072)
Zoning Administrator - November 13, 2025 Item No. 3a Additional Materials Received Murray Residence (PA2025-0072)
From: April McNosky <aprilmcnosky@mac.com>
Sent: November 11, 2025 8:15 PM
To: Arregui, Jerry <JArregui@newportbeachca.gov>
Subject: Opposed 2608 Cove Street Rebuild
Good Evening Jerry,
I am emailing in concern to the proposed rebuild at 2608 Cove Street in Corona Del Mar (project file no.
PA2025-0072). Our family has owned a home directly affected by this proposed rebuild, for the past 2
decades. I cannot express my concern for this rebuild enough and ask for the zoning board to work with
the affected neighbors, instead of overlooking our concerns. This proposed development constitutes an
overbearing and dominant intrusion of building the current 1 story cottage into a 3 story house.
We work together in the cove and respect others spaces, however this build seems a bit extreme and
pushing all city limitations. Height limitations is a valid concern, the city states 29’ for a limitation,
however the building plans state 41’. We have always had the concern that one day we could lose our
view, as there are no city ordinances protecting it, previously it was just an understanding between
neighbors. I would like to bring the concern of losing property value by obstructing our view, not just
our house, but multiple houses would be affected. By working with these concerned neighbors is in
your best interest. Coming to an agreement by building only 2 stories instead of 3 would be advisable
settlement, which could conserve our views, protect our property values and also help build neighbor
relations.
April McNosky
2615 Way Lane
Zoning Administrator - November 13, 2025
Item No. 3a Additional Materials Received
Murray Residence (PA2025-0072)
From: Tracy Lee <tracyleemd@gmail.com>
Sent: November 09, 2025 10:15 PM
To: Arregui, Jerry <JArregui@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>
Cc: Joel Graves <joelgraves123@gmail.com>
Subject: Opposed: Proposed Rebuild at 2608 Cove Street in China Cove
Hi, Jerry and Lauren,
I wanted to reach out as a long-time homeowners in China Cove. We are concerned about
the proposed demo and rebuild at 2608 Cove Street (project file no. PA2025-0072), which
is scheduled for a hearing this week.
China Cove is one of the best spots in CDM and we have concerns about the design, time
to build and trucks, noise, etc. The design would block ocean views for several homes
(especially as our home is directly behind it) and eliminate our view and significantly
reduce our property value. Not to mention this is in addition to other projects in
the neighborhood that might be occurring at the same time posing significant egress,
ingress issues which is highly concerning considering the expediency of emergency vehicle
access in the case it is needed.
Several of us in the cove neighborhood share these concerns and are opposed to the
project as proposed.
We are open to your ideas and suggestions specifically regarding the project which is a
significant increase in size to the existing structure building up to a 3rd floor affecting us
and all of the other surrounding neighbors.
Thank you,
Joel Graves and Tracy Lee
2609 Way Lane, Corona del Mar, CA
Zoning Administrator - November 13, 2025
Item No. 3a Additional Materials Received
Murray Residence (PA2025-0072)
From: Linda Beek <lbbeek@msn.com>
Sent: November 12, 2025 8:59 PM
To: Kleiman, Lauren <lkleiman@newportbeachca.gov>; Arregui, Jerry <JArregui@newportbeachca.gov>
Subject: 2608 Cove Street (project file no. PA2025-0072)
Dear Councilwoman Klein and City Planner JArregui;
Alas! I just learned this letter has missed the 12:00 pm deadline today. I had hoped to send this
sooner, but I've been quite ill and wasn't able to write sooner.
I'll be brief. I am very concerned about the proposed demo and rebuild at 2608 Cove Street in
China Cove. I support my neighbors Amy Kaspar at 2615 Way Lane and Joel Graves at 2609 Way
Lane who will be directly impacted by construction of a three-story house replacing an existing one-
story house that's been there since 1949. I live directly across the street from Amy and Joel at 2616
Way Lane and I will also be impacted by loss of view and other factors they both have pointed out.
I've been fortunate to live in China Cove since 1987, and am shocked to learn that a three-story
structure is planned that would block our cherished views (and diminish our home values). I am
further shocked that an applicant would propose such a structure so thoughtlessly affecting
neighbors Certainly, a two-story home would be more appropriate and less damaging.
Hopefully, I can join you on the Zoom tomorrow (depending on my health status) but, if not, please
carefully consider the consequences of plunking a three-story house in a very settled
neighbohood. It would be a very unfortunate aberration.
Apologies for this late submission. I understand if it cannot be considered.
Thank you!
Sincerely,
Linda Beek
2616 Way Lane
Corona del Mar
Zoning Administrator - November 13, 2025
Item No. 3a Additional Materials Received After Deadline
Murray Residence (PA2025-0072)