Loading...
HomeMy WebLinkAbout2008-2 - Amend Tract Map - 919 Bayside DriveRESOLUTION NO. 2008 -? A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH AMENDING NEWPORT TRACT MAP NO. 2004 -001 (TENTATIVE TRACT MAP NO. 15323) FOR PROPERTY LOCATED AT 919 BAYSIDE DRIVE (PA 2007 -166). WHEREAS, on November 3, 2005, the Planning Commission adopted Resolution No. 1679 recommending that the City Council approve Code Amendment No. 2005 -007, The Bayside Residential Planned Community Development Regulations (PC Development Plan), Newport Tract Map No. 2004 -001, and Coastal Residential Development Permit No. 2005 -001, and adopt a Mitigated Negative Declaration (SCH No. 2005 - 061019) for development of a 17 -lot single -unit residential subdivision located at 919 Bayside Drive (Project); and WHEREAS, on March 14, 2006, the City Council adopted Resolution No. 2006- 20 approving Newport Tract Map No. 2004 -001 to subdivide the property and adopted Ordinance No. 2006 -6 (approving Code Amendment No. 2005 -007 and the PC Development Plan) to establish a Planned Community (PC) zoning designation for the property and provide development regulations for the Project and new PC zone; and WHEREAS, an application was filed by UGS Development Inc. to amend Newport Tract Map No. 2004 -001 in order to comply with the conditions of the Coastal Development Permit for the Project; and WHEREAS, on December 6, 2007, the Planning Commission considered the application at a noticed public hearing held in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the hearing was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at the meeting; and WHEREAS, the Planning Commission voted (7 -0) to recommend approval of the tract map amendment; and WHEREAS, on January 8, 2008 the City Council considered the tract map amendment at a noticed public hearing held in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the hearing was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to, and considered by, the City Council at the meeting; and WHEREAS, the tract map amendment is necessary to implement the conditions of approval of the Coastal Development Permit for the Project; and WHEREAS, the tract map amendment is minor in nature, consistent with the intent of the original tentative map approval, does not result in an increase in density or intensity, and does not create any additional environmental impacts beyond those analyzed in the Mitigated Negative Declaration for the Project. NOW, THEREFORE, BE IT RESOLVED: Section 1. The City Council hereby approves Newport Tract Map No. 2004 001, as amended, dated November 20, 2007, and subject to the revised Conditions of Approval as set forth in Exhibit "A" attached hereto and made part hereof. PASSED, APPROVED AND ADOPTED THIS 8th DAY OF JANUARY 2008. Henn, Rosansky, Daigle, Webb, AYES, COUNCIL MEMBERS Curry, Gardner, Mayor Selich NOES, COUNCIL MEMBERS ABSENT COUNCIL None None MAYOR ATTEST: CITY CLERK City of Newport Beach City Council Resolution No. Page 3 of 16 Exhibit "A" Conditions of Approval The following conditions shall apply to all development pursuant to the Bayside Planned Community Development Regulations and are adopted as conditions of approval of Newport Tract Map No. 2004 -001 (Tentative Tract Map No. 15323): 1. Water service to the Planned Community will be furnished by the City of Newport Beach. Each dwelling unit/building shall be served with an individual water service lateral connection to the public water system unless otherwise approved by the Public Works Department and the Building Department. 2. Sewage disposal service facilities to the Planned Community will be provided by the City of Newport Beach and the Orange County Sanitation District. Each dwelling unit/building shall be served with an individual sewer service lateral connection to the public sewer system unless otherwise approved by the Public Works Department and the Building Department. 3. Grading and erosion control shall be carried out in accordance with the provisions of Coastal Development Permit 05 -06 -145, and the City of Newport Beach Grading Ordinance and shall be subject to permits issued by the Building and Planning Departments. 4. The developer shall comply with the City's water quality and on -site non -storm runoff retention requirements by the preparation and approval by the City of a Stormwater Pollution Prevention Plan (SWPPP), consistent with Special Condition 9 of Coastal Development Permit 05 -06 -145. Existing drainage outlets within the existing bulkheads that discharge on -site runoff into the Bay shall °be mods ied to meet the City's on -site runoff water quality requirements. 5. Fire equipment access walkways, streets, gangplanks, and dock ways shall be designed to meet exiting and fire protection requirements as specified by the California Building Code and shall be subject to review and approval by the City Newport Beach Building and Fire Departments. 6. Street, drainage and utility improvements shall be submitted on City standard improvement plan formats. All of the plan sheets shall be prepared by California licensed professionals responsible for the designs shown on the Plans, 7. All improvements authorized by Coastal Development Permit 05 -16 -145 shall be subject to review and approval by the City of Newport Beach Public Works Department. City of Newport Beach City Council Resolution No. Page 4 of 16 8. The California Vehicle Code shall be enforced on the publicly accessible, privately owned and maintained streets and drives, and delineation acceptable to the Police Department and Public Works Department shall be provided along the sidelines of the streets and drives. 9. Curb -side collection of refuse shall be subject to City of Newport Beach approval. 10. The design of public access improvements shall provide for full public access 24- hours a day, 7 -days a week to 100% of the bay frontage along Promontory Bay Channel and Balboa Channel. The existing walkway along the Promontory Channel shall be improved to provide a minimum width of eight (8) feet unobstructed passage and a planter, two feet in width, extending the length of the walkway. A new, on -land and cantilevered public walkway along the water front shall be eight (8) feet clear and shall be constructed to meet all ADA standards as shall the new ramp connecting this walkway with the existing floating walkway. 11. A 12 -foot wide concrete sidewalk/bike path behind the street curb face shall be provided along the Bayside Drive frontage. 12. All on -site common area improvements such as parks, docks, and entry, all on- site drainage, sanitary sewer, water, and electrical systems shall be owned or leased, operated and maintained by the HOA. 13. All overhead utilities serving the P -C shall be made underground. 14. The developer shall be required to submit a sign plan for review by the Planning Department for conformity with Chapter 20.67 of the Zoning Code. The sign plan shall be consistent with Special Conditions 5 and 6 of Coastal Development Permit 05 -06 -145. The sign plan shall include informational signs at the access to Lot B from Bayside Drive right -of -way, at the juncture of the Promontory Bay accessway on Lot B with the on -land and cantilevered accessway along the Bay, and at the location where the prolongation of the easterly property line of the subject property intersects with the floating dockway clearly identifying such improvements as public walkways and inviting pedestrians. Sign text and graphics are subject to review and approval of the Planning Director. 15. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the Planned Community District Regulations. 16. The development shall be in substantial conformance with the approved Tentative Tract Map, with a revision date of December 20, 2007, and approved by Coastal Development Permit 05 -06 -145. City of Newport Beach City Council Resolution No. Paae 5 of 16 17. The applicant is required to obtain all applicable permits from the City Building and Fire Departments. 18. 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 Use Permit. 19. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 20. Should this site be sold or otherwise come under different ownership or be operated by a different entity than the applicant, any future owners, assignees or operators shall be notified of the conditions of this approval by the current owner or leasing company. 21. No dwelling other than one, single - family, detached dwelling may be constructed on any buildable lot created by Tentative Tract Map 15323. No dwelling may exceed a height of twenty -eight (28) feet as measured consistent with Municipal Code Section 20.65.030, "Measurement of Height". For this purpose, "grade" shall be the respective pad elevations shown on the Tentative Tract Map. These restrictions shall be included in the Conditions, Covenants, and Restrictions (CC &R's) which shall be prepared and recorded with the County Clerk at the time a Final Map is recorded. 22. Boat slips fronting the project site shall be operated as a residential marina for the residential leaseholds of the Bayside Residential Planned Community. The slips shall not be rented to anyone who is not a resident of the Bayside Residential Planned Community. These restrictions shall be incorporated into Conditions, Covenants, and Restrictions (CC &R's) which shall be prepared and recorded with the County Clerk. 23. The applicant shall prepare architectural guidelines that will apply to the design of all dwellings proposed for construction on lots created by Tentative Tract Map 15323 approved together with this Use Permit. The architectural guidelines shall be subject to review and approval of the Planning Director. The architectural guidelines shall be incorporated into Conditions, Covenants, and Restrictions (CC &R's) which shall be prepared and recorded with the County Clerk at the time a Final Map is recorded. The CC &R's shall require that all dwellings and improvements comply with the architectural guidelines. 24. The applicant shall prepare plans for construction of public access improvements on Lot B including the public walkway improvements along Promontory Bay, the on- land and cantilevered walkway along the existing bulkhead, the ramp connecting the on -land and cantilevered walkway with the existing floating dockway, and related improvements consistent with revised Tentative Tract Map 15323 as City of Newport Beach City Council Resolution No. Page 6 of 16 necessary to comply with handicapped access requirements of the California Building Code and to enhance pedestrian safety and improve the visual character of public access through inclusion of lighting, railings, and other appropriate improvements. The plans shall be consistent with Coastal Development Permit 05- 06 -145 and developed in consultation with the City's Harbor Resources Division and subject to final approval by Harbor Resources, Public Works, and Planning. 25. The on -land and cantilevered walkway and ramp shall be designed to meet exiting and fire protection requirements as specified by the applicable Codes and shall be subject to review and approval by the Newport Beach Building, Fire, and Harbor Resources Departments. 26. The proposed project shall conform to the requirements of the California Building Code, any local amendments to the CBC, and State Disabled Access requirements, unless otherwise approved by the Building Department, 27. All work conducted within the public right -of -way shall be approved under an encroachment permit issued by the Public Works Department. 28. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets within the limits authorized by this permit, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code, Community Noise Control 29. A sign plan, consistent with Coastal Development Permit 05 -06 -145 shall be submitted for review for conformity with Chapter 20.67 of the Zoning Code. The final location of the signs shall be reviewed by the City Traffic Engineer and shall conform to City Standard 190 -L to ensure that adequate sight distance is provided. 30. Temporary signs shall be prohibited in the public right -of -way unless otherwise approved by the Public Works Department in conjunction with the issuance of an encroachment permit or encroachment agreement. 31. The Developer shall file one (1) Final Tract Map (Map) 32. The Map shall be prepared on the California coordinate system (NAD88). Prior to recordation of the Map, the surveyor /engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital- graphic file of said map in a manner described in the Orange County Subdivision Code and Orange County Subdivision Manual The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 33. The Final Map shall include reconfigured Lots C and D that encompass the perimeter wall to be reconstructed along the Bayside Drive frontage and a City of Newport Beach City Council Resolution No. Pacie 7 of 16 landscaped area, minimum 6 -feet in width, measured between the back of the existing public sidewalk as shown on the Tentative Tract Map and the face of the reconstructed perimeter wall. 34. The Developer of the Bayside Planned Community shall obtain and maintain a valid Harbor Permit for the continued operation and maintenance of the existing or future docks, gangplanks and other dock related improvements. This Harbor Permit shall be transferred to the Homeowners Association (HOA) for the Bayside Planned Community upon its creation. As a condition to the Harbor Permit, the fee owner and leasehold owner shall execute an agreement to provide and maintain public access as identified within these Planned Community District Regulations and these conditions of approval. 35. The Final Map shall be revised to provide a lettered lot coterminous with the cantilevered public walkway along Lots 3-9. Said lot shall be owned and maintained by the Home Owners Association for public access purposes and said lot shall not be obstructed or used for other purposes. 36. Prior to recordation, the Map shall tie the boundary of the map into the Horizontal Control, System established by the County Surveyor in a manner described in Sections 7 -9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the City Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 37. A hydrology and hydraulic study shall be prepared by the applicant and approved by the Public Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to recording of the Map. 38. Submit written documentation from the holders of the various existing easements shown on the Tentative Tract Map as being relocated or replaced ore relinquished that they have reviewed and agreed with the quitclaim of their respective easements as proposed by the Developer. 39. Easements for public ingress /egress, weekly refuse service, and public utility purposes on all publicly accessible, privately owned and maintained streets and drives shall be dedicated to the City. Said easements shall be shown on the tract maps. 40. No structures shall be constructed within the limits of any utilities easements. 41. All applicable fees shall be paid prior to the City approval of the Final Tract Map. City of Newport Beach City Council Resolution No. Paae 8 of 16 42. Construction surety in a form acceptable to the City, guaranteeing the completion of the various required public improvements, shall be submitted to the Public Works Department prior to the City approval of the Final Tract Map. 43. All improvements within the public right -of -way shall be designed and constructed per City Standards. 44. In the event that private construction work damages existing public improvements surrounding the site, the Public Works Inspector at his discretion will require additional public works reconstruction work as needed. 45. The centerline of the curb access ramps proposed at the development site entrance shall parallel with the Bayside Drive roadway alignment. 46. The construction of bulkhead and gangways requires separate plan check and permits. 47. The construction of bulkhead and gangways shall be performed only during periods of low tide. Plastic sheeting shall be placed below the work location to collect the fallen construction debris. The collected debris shall be removed and disposed of at the end of each workday. 48. Prior to the construction of bulkhead and gangways, a determination shall be made by a qualified biologist as to the existence of eelgrass surrounding /nearby the work site. In case of eelgrass, the Developer shall coordinate with the City's Harbor Resources Division to apply for and obtain the required permits from The US Army Corps of Engineers, The US Wildlife and Fishery Service, The California Coastal Commission, and other agencies for the work. 49. All improvements shall be designed and constructed in accordance with the current edition of the City Design Criteria, Standard Special Provisions, and Standard Drawings. 50. Street, drainage and utility improvements shall be submitted on City standard improvement plan formats. All of the plan sheets shall be prepared by California licensed professionals responsible for the designs shown on the Plans. 51. All on -site drainage, sanitary sewer, water, and electrical systems shall be owned, operated, and maintained by the Homeowners Association. 52. There are existing drainage outlets within the existing bulkheads that discharge on -site runoff into the Bay. Submit details on the disposition of these existing drainage outlets. If these outlets are to remain in place, submit details as to how these outlets will be modified to meet the Citys on -site runoff retention water quality requirements. City of Newport Beach City Council Resolution No. Pape 9 of 16 53. Details shall be provided as to how the development will comply with the City's water quality and on -site non -storm runoff retention requirements. 54. All storm drain and sanitary sewer mains shall be installed with MacWrap. 55. ADA compliant curb access ramps shall be constructed at all interior curb returns. 56. Each dwelling unit/building shall be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department and the Building Department. 57. The intersection of the street with Bayside Drive shall be designed to provide sight distance for a secondary roadway per City of Newport Beach Standard Drawing STD - 110 -L. Slopes, landscaping, walls, signs and other obstructions shall be considered in the sight distance requirements. Landscaping within the sight lines (sight cone) shall not exceed 24- inches in height and the monument identification sign must be located outside the line of sight cone. The sight distance may be modified at non - critical locations, subject to approval by the Traffic Engineer. 58. Provide details on the vehicular turnaround area for garaged vehicles exiting Lots No. 3, No. 9 and Lot No. 15 and revise as required by the City Engineer. 59. On -site parking, vehicular circulation and pedestrian circulation system shall be subject to further review by the City Traffic Engineer. 60. Provide Class III standpipe system at existing dock. Remove 2 % connections at the bulkhead. 61. Provide fire department connection for docks on Bayside Drive. Fire Department connection shall be located within 150 feet of a public hydrant on same side of street. 62. Automatic fire extinguishing system required for residential units when the total floor area exceeds 5,000 square feet. 63. Minimum width at entrance shall be 14 feet clear. 64. Turning radius for fire apparatus shall not be less than 20 feet inside radius and 40 feet outside radius. Show on plan. 65. Any obstructions in required fire access roadways, including speed bumps and speed humps, are prohibited. 66. Provide on -site public fire hydrants. City of Newport Beach City Council Resolution No. Page 10 of 16 67. Prior to the issuance of grading permits, the site shall be examined to determine the existence and extent of archaeological and paleontological resources in accordance with adopted City policies. 68. Prior to the issuance of grading /building permits, the final design of all required off -site right of way improvements shall be reviewed and approved by the Public Works Department and Traffic Engineer. 69. Prior to the issuance of grading permits, the applicant shall prepare a construction phasing plan and construction delivery plan that includes routing of large vehicles. The plan shall include a haul route plan for review and approval of the Public Works Department. Said plan shall specify the routes to be traveled, times of travel, total number of trucks, number of trucks per hour, time of operation, and safety /congestion precautions (e.g., signage, flagmen). Large construction vehicles shall not be permitted to travel narrow streets and alleys as determined by the Public Works Department. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. 70. Prior to the issuance of individual building permits, the applicant shall provide designs for building foundations and slabs appropriate to mitigating liquefaction hazard. 71. Prior to the issuance of grading, the applicant shall provide results from an inspection by a qualified engineer indicating the condition of the bulkheads and tiebacks and make repairs to same as necessary. 72. Prior to the issuance of a grading permit, a Stormwater Pollution Prevention Plan (SWPPP) shall be prepared and approved by the City of Newport Beach as the local permitting agency in accordance with the requirements of the Regional Water Quality Control Board (RWQCB). The SWPPP shall include BMPs to eliminate andlor minimize stormwater pollution prior to, and during construction. The SWPPP shall require construction to occur in stages and stabilized prior to disturbing other areas and require the use of temporary diversion dikes and basins to trap sediment from run -off and allow clarification prior to discharge. 73. Prior to the issuance of a grading permit, the applicant shall prepare a Water Quality Management Plan (WQMP) specifically identifying the Best Management Practices (BMP's) that will be used on site to control predictable pollutant runoff. The plan shall identify the types of structural and non - structural measures to be used. The plan shall comply with the Orange County Drainage Area Management Plan (DAMP). Particular attention should be addressed to the appendix section "Best Management Practices for New Development." The WQMP shall clearly show the locations of structural BMP's, and 'assignment of long term maintenance responsibilities (which shall also be included in the City of Newport Beach City Council Resolution No. Pape 11 of 16 Maintenance Agreement). The plan shall be prepared to the format shown in "Attachment C" of the DAMP title "Water Quality Management Plan Outline" and be subject to the approval of the City. 74. Prior to the issuance of a grading permit, the.applicant shall obtain a NPDES permit. The applicant shall incorporate storm water pollutant control into erosion control plans using BMPs to the maximum extent possible. Evidence that proper clearances have been obtained through the State Water Resources Control Board shall be given to the Building Department prior to issuance of grading permits. 75. Prior to the issuance of a aradina permit, the applicant shall submit evidence to the City Building Official that the applicant has obtained coverage under the NPDES statewide General Construction Activity Stormwater Permit from the State Water Resources Control Board. 76. Prior to issuance of a grading permit, the project applicant shall document to the City of Newport Beach Building Department that all facilities will be designed and constructed to comply with current seismic safety standards and the current City - adopted version of the California Building Code. 77. Prior to issuance of a grading permit, a geotechnical report shall be submitted with construction drawings for plan check. The Building Department shall ensure that the project complies with the geotechnical recommendations included in the " Geotechnical Investigation" (Petra, 2004), as well as additional requirements, if any, imposed by the Newport Beach Building Department. 78. Prior to issuance of a grading permit, the applicant shall provide written evidence to the Planning Director that a qualified archaeologist has been retained to observe grading activities and conduct salvage excavation of archaeological resources as necessary. The archaeologist shall be present at the pre - grading conference, shall establish procedures for archaeological resource surveillance, and shall establish, in cooperation with the applicant, procedures for temporarily hafting or redirecting work to permit the sampling, identification and evaluation of the artifacts as appropriate. If additional or unexpected archaeological features are discovered, the archaeologist shall report such findings to the applicant and to the Planning Department. If the archaeological resources are found to be significant, the archaeological observer shall determine appropriate actions, in cooperation with the applicant, for exploration and /or salvage. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the Planning Director. 79. Prior to issuance of agradina permit, the applicant shall provide written evidence to the Planning Department that a qualified paleontologist has been retained to observe grading activities and salvage fossils as necessary. The paleontologist shall be present at the pre - grading conference, shall establish procedures for paleontological resource surveillance, and shall establish, in cooperation with the City of Newport Beach City Council Resolution No. Paae 12 of 16 applicant, procedures for temporarily halting or redirecting work to permit the sampling, identification and evaluation of fossils. If major paleontological resources are discovered which require long term baiting or redirecting of grading, the paleontologist shall report such findings to the applicant and to the Planning Department. The paleontologist shall determine appropriate actions, in cooperation with the applicant, which ensure proper exploration and /or salvage. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the Planning Director. 80. Prior to the issuance of a building permit, a detailed acoustical analysis shall be prepared by a qualified acoustical consultant and submitted to the City. This acoustical analysis shall describe and quantify the noise sources impacting the area and the measures required to meet the 65 CNEL exterior residential noise standard. The final grading plans shall incorporate the noise barriers required by the analysis and the property owner /developer shall install these barriers. 81. Prior to the issuance of a grading or building demolition permit, the applicant shall submit an asbestos abatement and removal plan to the City Building Official for approval. The abatement and removal plan shall comply with notification and asbestos removal procedures outlined in SCAQMD Rule 1403 to reduce asbestos related health issues. 82. Prior to the issuance of a demolition permit, the applicant shall submit a lead - based paint abatement and removal plan in accordance with all applicable federal, state, and local regulatory requirements to the City Building Official for approval. 83. Prior to the issuance of a grading or building germit, the applicant shall submit an Erosion and Sediment Control Plan (ESCP) in a manner meeting approval of the City Building Official, to demonstrate compliance with local and . state water quality regulations for grading and construction activities. The ESCP shall identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be properly covered, stored, and secured to prevent transport into local drainages or coastal waters by wind, rain, tracking, tidal erosion, or dispersion. The ESCP shall also describe how the applicant will ensure that all Best Management Practices (BMPs) will be maintained during construction of any future public right -of -ways. A copy of the current ESCP shall be kept at the project site and be available for City of Newport Beach review on request 84. Prior to the issuance of a building permit, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect for review and subsequent approval by the Planning Director upon determination that the landscape plan is consistent with City standards and policies. The landscape and irrigation plan shall include landscaping and irrigation within the Bayside Drive right -of -way between the back of public sidewalk and the boundary of the Tract City of Newport Beach City Council Resolution No. Paae 13 of 16 Map. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Department, General Services Department and Public Works Department. All planting areas shall be provided with a permanent underground automatic sprinkler irrigation system of a design suitable for the type and arrangement of the plant materials selected. The irrigation system shall be adjustable based upon either a signal from a satellite or an on -site moisture - sensor. Planting areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier. Landscaping shall be located so as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer. 85. Prior the issuance of a building Permit, the project shall be reviewed by the Building Department to verify compliance with the following requirements: a. Project design must comply with the California Building Code seismic design criteria. b. Structure setback must comply with either the California Building Code or the Orange County Grading Manual. c. Any imported soil for general grading shall have an Expansion Index of less than 60. d. Control site drainage. e. Design footing embedments to resist the effects of expansive soil. f. Maintain a proportionately high dead load component on foundations. g. Over - excavate and moisture soils condition below foundations, floor slabs and hardscape. h. Use of articulation and reinforcement of concrete slabs and footings. i. Use of rigid foundation and floor slabs. 86. Prior to the issuance of a building Permit, the project shall be reviewed by the Building Department to verify compliance with the following requirements: a. Provide on -site hydrants. 87. Prior to the issuance of a certificate of occupancy, the applicant shall schedule an inspection by the Code and Water Quality Enforcement Division to confirm that all landscaping materials and irrigation systems have been installed in accordance with the approved plans. 88. Prior to issuance of the certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code and Water Quality Enforcement Division to confirm control of light and glare as specified in these conditions. City of Newport Beach City Council Resolution No. Page 14 of 16 89. During construction of the Proposed improvements: a. construction vehicles shall not block roadways on any roads adjacent to the project site or any of the roads leading to or from the project site; b. construction equipment will be properly maintained at an off -site location and includes proper tuning and timing of engines. Equipment maintenance records and equipment design specification data sheets shall be kept on -site during construction; C. all contractors will be advised not to idle construction equipment on site for more than ten minutes; d. on -site diesel fueled construction equipment will be fueled with aqueous diesel fuel; e. cover all trucks hauling soil, sand, and other loose materials, or require all trucks to maintain at least two feet of freeboard; f. pave, water (three times daily), or apply non -toxic soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites; g. sweep all paved access roads, parking areas, and staging areas at construction sites daily with water sweepers; h. Sweep streets daily with water sweepers if visible soil material is carried onto adjacent public streets; L Hydro seed or apply non -toxic stabilizers to inactive construction areas; j. enclose, cover, water (twice daily), or apply non -toxic soil binders to exposed stockpiles (dirt, sand, etc.); k. limit traffic speeds on unpaved roads to 15 miles per hour; I. install sandbags or other erosion control measures to prevent silt runoff to public roadways during; M. replant vegetation in disturbed areas as quickly as possible; n. all construction equipment shall be properly tuned and maintained; o. contractors shall maintain and operate construction equipment so as to minimize exhaust emissions; p. trucks and vehicles in loading or unloading queues shall not idle; q. construction activities shall be staged and scheduled to avoid emissions peaks, and discontinued during second -stage smog alerts 90. wring construction of the proposed improvements, in accordance with Public Resources Code 5097.94, if human remains are found, the Orange County coroner must be notified within 24 hours of the discovery. If the coroner determines that the remains are not recent, the coroner will notify the Native American Heritage Commission in Sacramento to determine the most likely descendent for the area. The designated Native American representative then determines in consultation with the property owner the disposition of the human remains. City of Newport Beach City Council Resolution No. Page 15 of 16 91. The applicant shall be responsible for the payment of all administrative costs identified by the Planning Department within 30 days of receiving a final notification of costs or prior to the issuance of a Building Permit. 92. All landscape materials and landscaped areas shall be installed and 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. 93. Prior to issuance of any Certificate of Occupancy, applicant shall provide an agreement, in form acceptable to the City Attorney, which provides for maintenance of landscaping within the Bayside Drive right -of -way between the back of public sidewalk and the boundary of the Tract Map. The agreement shall include right of entry to the right -of -way for the benefit of the applicant, the Homeowners association, and any successors for purposes of maintaining the landscaping. 94. Prior to issuance of any Certificate of Occupancy, applicant shall complete construction of public access improvements including the walkway along Promontory Bay, the on -land and cantilevered walkway across and along the bulkhead, and the ramp connecting this walkway to the existing floating walkway. 95. Prior to issuance of a Certificate of Occupancy for the first dwelling constructed in the tract, applicant shall provide an agreement, in form acceptable to the City Attorney, which provides for maintenance of the pedestrian accessways on Lot "B °, for the ramp extending from such accessways to the floating dock, for the floating dockway, and for related improvements by the Homeowners Association. The agreement shall include right -of -entry to the City's property for the benefit of the applicant, the Homeowners Association, and any successors for purposes of maintaining the improvements. 96. Prior to issuance of any Certificate of Occupancy, applicant shall provide a disclosure statement, in form acceptable to the City Attorney and to the Planning Director, which shall be provided to each prospective lessee of one of the 17 lots in the subdivision advising of the potential noxious characteristics of the nearby boatyard which could adversely affect the prospective lessee's enjoyment of the property. The disclosure statement shall be included and recorded with the Conditions, Covenants, and Restrictions at the County Recorders Office and each lessee shall be required to acknowledge receipt of the disclosure statement, in writing, prior to executing a lease and the written acknowledgement shall be recorded together with the lease agreement with the County Recorder. 97. Prior to recordation of the Final Tract Map, applicant shall provide an instrument, in form acceptable to the City Attorney, dedicating, an easement for public access City of Newport Beach City Council Resolution No. Paae 16 of 16 over and across the on -land and cantilevered walkway on the bulkhead at the southerly boundary of the Tract, the pedestrian ramp extending from the walkway on the bulkhead to the floating walkway, and that portion of the floating walkway shown on the Tract Map and necessary to provide pedestrian access from the pedestrian ramp to the floating dockway on the adjacent property to the east.