HomeMy WebLinkAbout05_Bahia Corinthian Yacht Club Telecom Coastal Development Permit_PA2018-151
03/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 25, 2018
Agenda Item No. 5
SUBJECT: Bahia Corinthian Yacht Club Telecom (PA2018-151)
Coastal Development Permit No. CD2018-067
SITE LOCATION: 1601 (CS) Bayside Drive
APPLICANT: T-Mobile
OWNER: Bahia Corinthian Yacht Club
PLANNER: Benjamin M. Zdeba, AICP, Associate Planner
949-644-3253, bzdeba@newportbeachca.gov
LAND USE AND ZONING
General Plan: Private Institutions (PI)
Zoning District: Private Institutions (PI)
Coastal Land Use Category: Private Institutions (0.0 – 0.30 FAR) (PI-A)
Coastal Zoning District: Private Institutions (PI)
PROJECT SUMMARY
A request for a coastal development permit to allow a new Class 1 (Stealth/Screened)
wireless telecommunications facility at the Bahia Corinthian Yacht Club. The proposal
includes a new faux chimney structure that will house up to six (6) panel antennas and
will match an existing faux chimney structure. Also included is a fiberglass reinforced
plastic (FRP) screen wall extension of the existing rooftop elevator penthouse that will
house up to three (3) panel antennas. All supporting equipment will be located within an
enclosure at the ground level. The proposed development complies with all applicable
development standards including height, setbacks, and floor area limits. No deviations
are requested. All proposed improvements are within the confines of private property and
are shown on the attached plans (Attachment No. ZA 5).
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); and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2018-067 (Attachment No. ZA 1).
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DISCUSSION
The subject property is located in the PI Coastal Zoning District, which provides for
areas appropriate for privately owned facilities that serve the public and is consistent
with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal
development permit is required and the project is not eligible for a waiver for de
minimis development because the property is located in the Coastal Commission
Appeal Area.
The property currently consists of one legal parcel developed with the Bahia
Corinthian Yacht Club (BCYC), established by Use Permit No. UP1437 in 1969.
In 2011, Verizon Wireless received approval to install a wireless telecom facility
(telecom) by constructing a faux chimney atop the existing BCYC roof to house
antennas and related equipment. This telecom was constructed in 2012, and is
currently operational. The California Coastal Commission determined the project was
exempt from the permit requirements of the Coastal Act (Reference Number 5-12-
022-X).
Certified in early 2017, the City’s Local Coastal Program Implementation Plan
requires that, prior to installation of any telecom, a coastal development permit shall
be obtained (NBMC Section 21.49.020(B) (Permit and Agreement Required)).
Telecoms are an allowed use within the PI District per Table 21.26-1 (Allowed
Uses) of Newport Beach Municipal Code (NBMC) Section 21.26.020 (OS, PF, PI,
PR, and TS Coastal Zoning District Land Uses).
The maximum height limitation for a PI designated property within the Shoreline
Height Limit Zone is 26 feet for a flat structure and 31 feet for a sloping structure. The
proposed telecom will comply with the height limit, as designed and conditioned. The
materials of the faux chimney and the elevator penthouse extension have been
selected to blend with the existing architectural design of the BCYC building.
The proposed telecom complies with NBMC Section 21.30.100 (Scenic and Visual
Quality Protection) inasmuch as it is not located in any public viewshed to or along
the ocean, bay, beach or coastal bluffs. The closest public viewpoint identified in
the Coastal Land Use Plan is from Irvine Terrace Park to the east from which the
BCYC building is not visible due to intervening development and landscaping.
The proposed telecom has been designed to conform to the requirements of NBMC
Chapter 21.49 (Wireless Telecommunications Facilities), as well as the public access
and recreation policies of Chapter 3 of the Coastal Act, as demonstrated by the facts
presented in the attached Resolution for approval (see Attachment No. ZA 1).
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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, 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 residences and additions of up to 10,000 square feet to
existing structures. The proposed project is the installation of a new telecom facility at an
existing nonresidential building. The project consists of a new faux chimney, the extension
of an existing elevator penthouse, and the installation of supporting equipment within a
screening enclosure at the ground level. No additional square footage is being created
as a result of the project.
The exceptions to this 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.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
_____________________
Benjamin M. Zdeba, AICP
Associate Planner
GBR/bmz
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Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description and Justification
ZA 4 Photographic Visual Simulations
ZA 5 Project Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
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05-15-2018
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2018-067 TO ALLOW
A NEW COLLOCATED, CLASS 1 (STEALTH/SCREENED)
WIRELESS TELECOMMUNICATIONS FACILITY LOCATED AT
1601 (CS) BAYSIDE DRIVE (PA2018-151)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by T-Mobile (“Applicant”), with respect to property located at 1601
(CS) Bayside Drive, requesting approval of a coastal development permit.
2. The parcel at 1601 Bayside Drive is legally described as Parcel 1 of Parcel Map No. 93-
115
3. The Applicant proposes a new Class 1 (Stealth/Screened) wireless telecommunications
facility (“telecom”) at the Bahia Corinthian Yacht Club (“BCYC”). The proposal includes a
new faux chimney structure that will house up to six (6) panel antennas and will match an
existing faux chimney structure. Also included is a fiberglass reinforced plastic (“FRP”)
screen wall extension of the existing rooftop elevator penthouse that will house up to three
(3) panel antennas. All supporting equipment will be located within an enclosure at the
ground level.
4. The subject property is designated Private Institutions (PI) by the General Plan Land Use
Element and is located within the Private Institutions (PI) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Private Institutions (0.0 – 0.30 FAR) (PI-A) and the property is located within
the Private Institutions (PI) Coastal Zone District.
6. A public hearing was held on October 25, 2018, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303 , Article 19 of 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. The proposed project is the installation of a new telecom facility at an existing
nonresidential building. The project consists of a new faux chimney, the extension of an
existing elevator penthouse, and the installation of supporting equipment within a
screening enclosure at the ground level. No additional square footage is being created
as a result of the project.
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 Newport Beach Municipal Code (“NBMC”) Section 21.52.015 (Coastal
Development Permits, Findings and Decision), 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. Telecoms are an allowed use within the PI District per Table 21.26 -1 (Allowed Uses) of
NBMC Section 21.26.020 (OS, PF, PI, PR, and TS Coastal Zoning District Land Uses).
2. The proposed telecom is considered a Class 1 (Stealth/Screened) installation which will
be collocated at an existing facility. NBMC Section 21.49.040 (Telecom Facility
Preferences and Prohibited Locations) lists collocated and Class 1 installations at the
top of the installation preference list.
3. The design of the proposed faux chimney closely matches that of the existing faux chimney
occupied by antennas and equipment for Verizon Wireless. The extension of the existing
elevator penthouse by two feet will not create additional bulk such that building scale is
compromised. This will help to ensure the telecom blends into the surrounding environment
as common architectural elements.
4. The proposed faux chimney and elevator penthouse extension will comply with the
maximum height limit of 26 feet and will serve to screen all proposed antennas and related
equipment. The supporting equipment will be located at ground level to the immediate
south of the BCYC building within a concrete masonry unit (“CMU”) wall enclosure.
Therefore, the proposed telecom will be completely screened from view.
5. The proposed telecom complies with NBMC Section 21.30.100 (Scenic and Visual
Quality Protection) inasmuch as it is not located in any public viewshed to or along the
ocean, bay, beach or coastal bluffs. The closest public viewpoint identified in the Coastal
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05-15-2018
Land Use Plan is from Irvine Terrace Park to the east from which the BCYC building is
not visible due to intervening development and landscaping.
6. The proposed faux chimney and elevator penthouse extensions will comply with the
maximum allowable height limit of 26 feet to the top of a flat structure within the PI District
and the Shoreline Height Limit Zone.
7. All proposed landscaping around the supporting equipment enclosure will comply with
NBMC Section 21.30.075 (Landscaping). A condition of approval is included that
requires drought-tolerant species. Prior to issuance of building permits, the final
landscape plans will be reviewed to verify invasive species are not planted
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 .
Fact in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to, use, and/or view
the coast and nearby recreational facilities. Vertical access to the bay front is provided by
way of an existing 10-foot-wide pedestrian easement over the BCYC property. Said
easement will not be impacted by the proposed telecom installation.
2. Lateral access and views of the ocean are also available along an existing 6-foot-wide
public sidewalk in front of the project site.
3. See Fact in Support of Finding A(5).
4. The project will allow the collocation of a telecom that complies with all applicable Local
Coastal Program (LCP) development standards and maintains a building envelope
consistent with the existing and anticipated future surrounding neighborhood pattern of
development. Therefore, the project does not have the potential to degrade the visual
quality of the Coastal Zone.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-067, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
2. 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 NBMC Title 21
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Local Coastal Implementation Plan. Final action taken by the City may be appealed to
the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP
and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section
30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF OCTOBER, 2018.
_____________________________________
Patrick J. Alford, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1.The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2.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.
3.The telecom facility approved by this permit shall comply with all applicable rules,
regulations, and standards of the Federal Communications Commission (“FCC”) and
the California Public Utilities Commission (“CPUC”).
4.The telecom facility approved by the permit shall comply with any easements,
covenants, conditions, or restrictions on the underlying real property upon which the
facility is located.
5.Anything not specifically approved by this permit is not permitted and must be addressed
in a separate and subsequent Telecom Permit review.
6.The telecom approved by this permit shall not exceed twenty-six feet (26’) in height from
the finish floor elevation, as depicted on the project plans attached to the staff report dated
October 25, 2018. A Height Certification Inspection shall be required prior to final of building
permits.
7.The Applicant shall continually maintain the wireless telecom facility so that it retains its
original appearance at the time the building permit is finaled by the City of Newport
Beach.
8.On an annual basis, the Applicant shall conduct maintenance inspections of the wireless
telecom facility, including the monopole, equipment enclosure areas and walls, and
make all necessary repairs. The Community Development Director may require
additional inspections and/or maintenance activities at his/her discretion
9.The Applicant shall not prevent the City of Newport Beach from having adequate
spectrum capacity on the City’s 800 MHz radio frequencies at any time.
10.The facility shall transmit at the approved frequency ranges established by the FCC.
The Applicant shall inform the City in writing of any proposed changes to the frequency
range in order to prevent interference with the City’s Public Safety radio equipment.
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11.Should interference with the City’s Public Safety radio equipment occur, use of the
telecom facility authorized by this permit may be suspended until the radio frequency
interference is corrected and verification of the compliance is reported.
12.The Applicant recognizes that the frequencies used by the cellular facility located at
1601 (CS) Bayside Drive are extremely close to the frequencies used by the City of
Newport Beach for public safety. This proximity will require extraordinary “comprehensive
advanced planning and frequency coordination” engineering measures to prevent
interference, especially in the choice of frequencies and radio ancillary hardware. This is
encouraged in the “Best Practices Guide” published by the Association of Public-safety
Communications Officials-International, Inc. (“APCO”), and as endorsed by the FCC.
13.The Applicant shall provide a “single point of contact” for both carriers in its Engineering
and Maintenance Departments that is monitored twenty-four (24) hours per day to
ensure continuity on all interference issues, and to which interference problems may be
reported. The name, telephone number, fax number, and e-mail address of that person
shall be provided to the Community Development Department and Newport Beach
Police Department’s Support Services Commander prior to activation of the facility. If
the point of contact changes, the City shall be alerted and updated immediately.
14.Appropriate information warning signs or plates shall be posted at the access locations
and each transmitting antenna. In addition, contact information (e.g., a telephone
number) shall be provided on the warning signs or plates. The location of the information
warning signs or plates shall be depicted on the plans submitted for construction permits.
15.No advertising signage or identifying logos shall be displayed on the telecom facility
except for small identification, address, warning, and similar information plates. A detail
of the information plates depicting the language on the plate shall be included in the
plans submitted for issuance of building permits.
16.The telecom facility shall not be lighted except as deemed necessary by the Newport
Beach Police Department for security lighting. The night lighting shall be at the lowest
intensity necessary for that purpose and such lighting shall be shielded so that direct
rays do not shine on nearby properties. Prior to the final of building permits, the Applicant
shall schedule an evening inspection by the Code Enforcement Division to confirm
compliance with this condition.
17.At all times, the operator for T-Mobile shall ensure that its telecom facility complies
with the most current regulatory, operations standards, and radio frequency emissions
standards adopted by the FCC. The operator shall be responsible for obtaining
and maintaining the most current information from the FCC regarding allowable
radio frequency emissions and all other applicable regulations and standards. Said
information shall be made available by the operator upon request at the discretion of the
Community Development Director.
18.Prior to final of building permits, the Applicant shall schedule an inspection by the
Planning Division to ensure materials and colors match existing architecture as
illustrated in the approved photographic simulations and in conformance with Municipal
Code Section 21.49.050.
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19.Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
Applicant, current property owner, or leasing agent.
20.The Applicant shall ensure that lessee or other user(s) shall comply with the terms and
conditions of this permit, and shall be responsible for the failure of any lessee or other
users under the control of the Applicant to comply.
21.Any operator who intends to abandon or discontinue use of a telecom facility must notify
the Planning Division by certified mail no less than thirty (30) days prior to such action.
The operator or property owner shall have ninety (90) days from the date of
abandonment or discontinuance to reactivate use of the facility, transfer the rights to use
the facility to another operator, or remove the telecom facility and restore the site.
22.The City reserves the right and jurisdiction to review and modify any permit approved
pursuant to NBMC Chapter 21.49, including the conditions of approval, based on
changed circumstances. The operator shall notify the Planning Division of any proposal
to change the height or size of the facility; increase the size, shape, or number of
antennas; change the facility’s color or materials or location on the site; or increase the
signal output above the maximum permissible exposure (“MPE”) limits imposed by the
radio frequency emissions guidelines of the FCC. Any changed circumstance shall
require the operator to apply for a modification of the original telecom permit and obtain
the modified telecom permit prior to implementing any change.
23.This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
24.This Coastal Development Permit does not authorize any development seaward of the
private property.
25.Best Management Practices (BMP’s) and Good Housekeeping Practices (GHP’s) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
26.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.
27.Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
28.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.
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29. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
30. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
31. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
32. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
33. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
34. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
35. Prior to issuance of a building permit, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Coastal Development Permit.
36. Prior to the issuance of building permits, 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.
37. 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 trim ming.
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.
38. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
39. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the c onditions of this approval by the current
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property owner or agent.
40. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In
compliance with the (MBTA), grading, brush removal, building demolition, tree trimming,
and similar construction activities shall occur between August 16 and January 31,
outside of the peak nesting period. If such activities must occur inside the peak nesting
season from February 1 to August 15, compliance with the following is required to
prevent the taking of Native Birds pursuant to MBTA:
A. The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B. It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
41. This Coastal Development Permit No. CD2018-067 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.
42. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities,
costs, and expenses (including without limitation, attorney’s fees, disbursements and
court costs) of every kind and nature whatsoever which may arise from or in any manner
relate (directly or indirectly) to City’s approval of the Bahia Corinthian Yacht Club
Telecom including, but not limited to Coastal Development Permit No. CD2018-067
(PA2018-151). This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses
incurred in connection with such claim, action, causes of action, suit or proceeding
whether incurred by Applicant, City, and/or the parties initiating or bringing such
proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages which City incurs in enforcing the indemnification provisions set forth in
this condition. The Applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
Fire Department
43. Storage of batteries must comply with California Fire Code Section 608, Stationary Storage
Battery Systems.
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44. Manufactures specifications for any generators will be required with plan review.
Generator shall be installed as per manufactures specifications and comply with California
Fire Code Section 601.
Building Division
45. The Applicant is required to obtain all applicable permits from the City Building Division
and Fire Department. Prior to the issuance of any building, mechanical, and/or electrical
permits, architectural drawings and structural design plans shall be submitted to the City
of Newport Beach for review and approval by the applicable departments. A copy of
these conditions of approval shall be incorporated into the drawings approved for the
issuance of permits.
46. The telecom facility shall comply with all regulations and requirements of the California
Building Code, California Fire Code, California Mechanical Code, and California
Electrical Code. All required permits shall be obtained prior to commencemen t of the
construction.
Public Works
47. In case of damage done to public improvements surrounding the site by private
construction, additional reconstruction within the public right-of-way may be required at the
discretion of the Public Works Department.
48. The storage of all project related equipment during construction shall be on-site and
outside the public right-of-way.
49. An approved encroachment permit is required for all work activities within the public right-
of-way.
50. The project shall not conflict with any easements over the property. If an easement is
determined to be no longer necessary, the property owner shall work with the City or
responsible agency to abandon it.
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03/13/2018
Attachment No. ZA 2
Vicinity Map
16
Feet
Every reasonable effort has been made to assure the accuracy of the
data provided, however, The City of Newport Beach and its
employees and agents disclaim any and all responsibility from or
relating to any results obtained in its use.
Disclaimer:
10/16/2018
0 400200
PA2018-151 Bahia Corinthian Yacht Club Telecom
Project Site
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03/13/2018
Attachment No. ZA 3
Applicant’s Project Description and
Justification
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PA2018-151
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PA2018-151
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PA2018-151
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PA2018-151
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1--,f1 ,,..-,., PA2018-15131
-
Existing Coverage Without LA02868G
-L2100
~··Mobile··
Legend
• In-building Commercial
• In-building Residential
r-In-Vehicle
Outdoor
PA2018-151
32
-
Predicted Coverage With LA02868G
-L2100
~··Mobile·
Legend
In-Vehicle
Outdoor
PA2018-151
33
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I PA2018-15134
-
Existing Coverage Without LA02868G ·
-L700
~··Mobile·;
Legend
• In-building Commercial
• In-building Residential
In -Vehicle
Outdoor
PA2018-151
35
-
Predicted Coverage With LA02868G
-L700
~··Mobile•'
Legend
• In-building Commercial
• In -building Residential
In-Vehicle
Outdoor
PA2018-151
36
-
Predicted Coverage Of LA02868G Only
-L700
~ r"'-" ---~ >-1....:<:' ~ i'' ·, ,.J". \ ,---t:_,:~~~-<~'J )
~··Mobile·,
Legend
• In -building Commercial
• In-building Residential
In -Vehicle
Outdoor
PA2018-151
37
Tmplt: 04/03/18
Attachment No. ZA 4
Photographic Visual Simulations
38
~F . ·Mobile®·
AERIAL MAP
EXISTING
LA02868G
1601 BAYSIDE DRIVE, CORONA DEL MAR, CA 92625
ORANGE COUNTY
VIEW 1
Prepared For:
1745 W. Orangewood Avenue
Suite 103
Orange, California 92868
(714) 685-0123 RELIANT LAND SER.VICES
PROPOSED
Accuracy of photo simulation based upon information provided by project applicant. The proposed installation is an artistic representation, and not intended to be an exact reproduction. The final installation will have cables, cable ports, and various attachments, such as antennas, nuts, and bolts. Every effort will
be made to disguise these components and they will not be readily apparent to the casual observer or passerby. However, upon close scrutiny, the true nature of the installation will be apparent.
PA201S-151 for CD201S-067
1501 (CS) Bayside Drive
T-Mobile
PA2018-151
39
tf~. ·Mobile®•
AERIAL MAP
EXISTING
LA02868G
1601 BAYSIDE DRIVE, CORONA DEL MAR, CA 92625
ORANGE COUNTY
VIEW2
Prepared For:
1745 W. Orangewood Avenue
Suite 103
Orange, California 92868
(714) 685-0123 RELIANT LAND SERVICES
PROPOSED
Accuracy of photo simulation based upon information provided by project applicant. The proposed installation is an artistic representation, and not intended to be an exact reproduction. The final installation will have cables, cable ports, and various attachments, such as antennas, nuts, and bolts. Every effort will
be made to disguise these components and they will not be readily apparent to the casual observer or passerby. However, upon close scrutiny, the true nature of the installation will be apparent.
PA2018-151
40
tt~. ·Mobile®·
AERIAL MAP
EXISTING
LA02868G
1601 BAYSIDE DRIVE, CORONA DEL MAR, CA 92625
ORANGE COUNTY
VIEW3
Prepared For:
1745 W. Orangewood Avenue
Suite 103
Orange, California 92868
(714) 685-0123 RELIANT LAND SERVICES
PROPOSED
Accuracy of photo simulation based upon information provided by project applicant. The proposed installation is an artistic representation, and not intended to be an exact reproduction. The final installation will have cables, cable ports, and various attachments, such as antennas, nuts, and bolts. Every effort will
be made to disguise these components and they will not be readily apparent to the casual observer or passerby. However, upon close scrutiny, the true nature of the installation will be apparent.
PA2018-151
41
tt~. ·Mobile®·
AERIAL MAP
EXISTING
LA02868G
1601 BAYSIDE DRIVE, CORONA DEL MAR, CA 92625
ORANGE COUNTY
VIEW4
Prepared For:
1745 W. Orangewood Avenue
Suite 103
Orange, California 92868
(714) 685-0123 RELIANT LAND SERVICES
PROPOSED
Accuracy of photo simulation based upon information provided by project applicant. The proposed installation is an artistic representation, and not intended to be an exact reproduction. The final installation will have cables, cable ports, and various attachments, such as antennas, nuts, and bolts. Every effort will
be made to disguise these components and they will not be readily apparent to the casual observer or passerby. However, upon close scrutiny, the true nature of the installation will be apparent.
PA2018-151
42
Tmplt: 04/03/18
Attachment No. ZA 5
Project Plans
43
44
45
46
47
48
49
50
51
52
53
54
55