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Home My WebLink About03_South Bayfront Waterpoint, LLC. Residences_PA2019-062_PA2019-063 (i3c' eCITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT a<,FoaN�P' June 13, 2019 Agenda Item No. 3 SUBJECT: South Bayfront Waterpointe, LLC. Residences (PA2019-062 and PA2019-063) • Coastal Development Permit Nos. CD2019-015 and CD2019-016 • Tentative Parcel Map No. NP2019-004 • County Tentative Parcel Map No. 2018-162 SITE LOCATION: 400 and 402 South Bay Front APPLICANT: Brandon Architects OWNER: South Bayfront Waterpointe, LLC. PLANNER: Liane Schuller, Planning Consultant 949-644-3200, Ischuller@newportbeachca.gov LAND USE AND ZONING • General Plan: RT (Two-Unit Residential) • Zoning District: R-BI (Balboa Island) • Coastal Land Use Category: RT-E (Two Unit Residential) (30.0 - 39.9 DU/AC) • Coastal Zoning District: R-BI (Balboa Island) PROJECT SUMMARY A request for a tentative parcel map to divide an existing 5,180-square-foot parcel into two parcels for the purpose of constructing one single-family residence on each parcel. A request for a coastal development permit to allow the construction of a new 2,743-square- foot, single-family residence with an attached 464-square-foot, two-car garage on Parcel 1. A request for a coastal development permit to allow the construction of a new 2,659-square- foot, single-family residence with an attached 450-square-foot, two-car garage on Parcel 2. The proposed development also includes accessory elements such as walls, fences, patios, hardscape, drainage devices and landscaping. The proposed project complies with all applicable development standards and no deviations are requested. 1 South Bayfront Waterpointe, LLC. Residences (PA2019-062 and PA2019-063) Zoning Administrator, June 13, 2019 Page 2 RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 - Class 15 (Minor Land Divisions) and Section 15303 - Class 3 (New Construction or Conversion of Small Structures) of the State CEQA Guidelines; and 3) Adopt draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2019-015 (Attachment No. ZA 1), and draft Zoning Administrator Resolution No. — approving Tentative Parcel Map No. NP2019-004 and Coastal Development Permit No. CD2019-016 (Attachment No. ZA 2) DISCUSSION Land Use and Development Standards • The subject property is located in the R-BI (Balboa Island) Coastal Zoning District, which provides for two-unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. • Coastal Development Permit CD2018-073 was reviewed and approved for the project site on February 28, 2019, allowing demolition of two existing multi-unit structures containing a total of five units. A building permit was issued for the approved demolition on April 4, 2019. • A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. • The Tentative Parcel Map is subject to a coastal development permit and conforms to Newport Beach Municipal Code (NBMC) Title 21 (Local Coastal Program Implementation Plan), including Section 21.30.035 (Coastal Subdivisions). • The approval of the Tentative Parcel Map will create two approximately 2,600- square-foot parcels, reverting to the minimum lot size of the original underlying lots, and will not result in additional dwelling units beyond what the original underlying lots would allow. • The new residences have been designed to provide the minimum two-car parking spaces per residence as required by Sections 20.40.040 and 21.40.040 (Off-Street Parking Spaces Required). Vehicular access will be maintained from the alley at the rear of the property. Each parcel will be served by separate utility connections. 2 South Bayfront Waterpointe, LLC. Residences (PA2019-062 and PA2019-063) Zoning Administrator, June 13, 2019 Page 3 • The neighborhood is developed with a mix of one-, two- and three-story, single- family residences. The design, bulk, and scale of the proposed new development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • The proposed structures will conform to all applicable development standards, including floor area limits, setbacks, and height, as evidenced by the project plans and illustrated in Tables 1 and 2 below: Table 1 — Development Standards 400 South Bay Front(Parcel 1) Development Standard Standard Proposed Setbacks (min.) Front 0 feet 2 feet, 6 inches Side 3 feet each 3 feet each Rear 5 feet 5 feet Allowable Floor Area 3,188 square feet 3,188 square feet Allowable 31 Floor Area 298 square feet N/A Open Volume Area 298 square feet 478 square feet Parking 2 enclosed 2 enclosed Height 24 feet flat roof 24 feet flat roof 29 feet sloped roof 29 feet sloped roof Table 2— Development Standards 402 South Bay Front Parcel 2 Development Standard Standard Proposed Setbacks min. Front 0 feet 7 feet, 6 inches Side 3 feet each 3 feet each Rear 5 feet 7 feet, 6 inches Allowable Floor Area 3,188 square feet 3,108 square feet Allowable 3rd Floor Area 299 square feet N/A Open Volume Area 299 square feet 654 square feet Parking 2 enclosed 2 enclosed Height 24 feet flat roof 24 feet flat roof 29 feet sloped roof 29 feet sloped roof Hazards • The property is an oceanfront parcel that is separated from the ocean by a public boardwalk and City-owned concrete seawall/bulkhead. A Coastal Hazards and Sea Level Rise report, dated March 20, 2019, was prepared for the project by GeoSoils, 3 South Bayfront Waterpointe, LLC. Residences (PA2019-062 and PA2019-063) Zoning Administrator, June 13, 2019 Page 4 Inc. The report concludes that with the implementation of sea level rise (SLR) adaptation strategies (waterproofing of the structure and future raising of the City's bulkhead), the proposed development will not be adversely impacted by potential coastal hazards over the next 75 years. No additional protective devices will be necessary to protect the proposed development. • The finished floor elevation of the first habitable floor of the proposed structures is 9.0 feet North American Vertical Datum of 1988 (NAVD 88), which complies with the minimum 9.0 (NAVD 88) elevation standard for new structures. • Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential for seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The development, as proposed and conditioned, incorporates design features to minimize the effect of construction and post-construction activities on the marine environment. These design features include, but are not limited to, one or more of the following: the appropriate management of equipment and construction materials, reducing runoff with permeable surfaces, and the use of post- construction best management practices to minimize the project's adverse impact on coastal water. • The project design addresses water quality during construction with a construction erosion control plan. All new construction resulting from the project will tie into an existing post-construction drainage system that includes 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. 4 South Bayfront Waterpointe, LLC. Residences (PA2019-062 and PA2019-063) Zoning Administrator, June 13, 2019 Page 5 Public Access • 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. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project includes two new single-family residences. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. • The project is designed and sited so as not block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the project. Coastal access is currently provided and will continue to be provided by street ends throughout the neighborhood with access to the public boardwalk along the waterfront. • The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program maps. The project site abuts Pearl Avenue, which provides a view corridor to the Bay; however, development will not block or impede public views. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with new single-family residences that comply with all applicable Local Coastal Program (LCP) development standards. The project will also maintain a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 under Class 15 (Minor Land Divisions) and Section 15303 — 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. The Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and Zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have 5 South Bayfront Waterpointe, LLC. Residences (PA2019-062 and PA2019-063) Zoning Administrator, June 13, 2019 Page 6 an average slope greater than 20 percent. The Class 3 exemption includes the construction and location of limited numbers of new, small facilities or structures. The proposed parcels are consistent with the land use and zoning designations, do not have a slope greater than 20 percent, and were not involved in the division of a larger parcel within two years. One single-family residence and attached garage is proposed on each parcel. 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 (Subdivisions) and Title 21 (Local Coastal Program 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: la Schu P ning Consultant RU/Is Attachments: ZA 1 Draft Resolution (PA2019-062) ZA 2 Draft Resolution (PA2019-063) ZA 3 Vicinity Map ZA 4 Tentative Parcel Map No. NP2019-004 County Tentative Map No. 2018-162 ZA 5 Project Plans Attachment No. ZA 1 Draft Resolution for PA2019-062 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING TENTATIVE PARCEL MAP NO. NP2019-004 AND COASTAL DEVELOPMENT PERMIT NO. CD2019-016, CREATING TWO PARCELS AND ALLOWING CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE ON PARCEL 1 AT 400 SOUTH BAY FRONT (PA2019-063) 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 South Bayfront Waterpointe, LLC ("Owner"), with respect to property located at 400 South Bay Front, and legally described as Lot 1 in Block 7 of Section 1, Balboa Island, requesting approval of a tentative parcel map and a coastal development permit. 2. The Applicant proposes to subdivide an existing 5,180-square-foot parcel into two parcels and to construct a new 2,743-square-foot, single-family residence with an attached 464- square-foot, two-car garage on Parcel 1. 3. The subject property is located within the R-BI (Balboa Island) Zoning District and the General Plan Land Use Element category is RT (Two-Unit Residential). 4. The subject property is located within the coastal zone and has a Coastal Land Use Designation of Two-Unit Residential (RT-E) (30.0 - 39.9 DU/AC) and a Coastal Zoning District of Balboa Island (R-BI). 5. A public hearing was held on June 13, 2019, 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 meeting was given in accordance with the NBMC. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1 . This project has been determined to be categorically exempt pursuant to the State CEQA (California Environmental Quality Act) Guidelines under Class 15 (Minor Land Divisions) and under Class 3 (New Construction or Conversion of Small Structures). 2. The Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and Zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The proposed parcels are 2 Zoning Administrator Resolution No. ZA2019-### Page 2 of 12 consistent with the land use and zoning designations, do not have a slope greater than 20 percent, and were not involved in the division of a larger parcel within two years. Therefore, the proposed parcel map is eligible for the Class 15 exemption. 3. The Class 3 exemption allows the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The Tentative Parcel Map and Coastal Development Permit is for a property within a developed neighborhood, on a lot that is not near any natural Iandforms including coastal bluffs, and is not within the proximity of any environmentally sensitive areas. 2. The proposed structure conforms to all applicable development standards including, but not limited to, floor area limitation, setbacks, height, and parking: a. The maximum floor area limitation is 3,188 square feet and the proposed gross floor area is 3,188 square feet. b. The proposed development will provide the required setbacks, which are zero feet along the front property line abutting the boardwalk, three feet along the side property lines, and five feet along the rear property line abutting the alley. c. The highest flat roof is no more than 24 feet, measured from the finished floor level of 9.00 feet North American Vertical Datum of 1988 (NAVD 88) and the highest roof ridge is no more than 29 feet, measured from the finished floor level, which complies with the maximum height limitation. d. The project includes enclosed garage parking for two vehicles, which complies with the minimum two-space parking requirement for single-family residences with less than 4,000 square feet of livable floor area. 3. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards as the neighborhood is predominantly developed with two-story, single-family residences. 9 Zoning Administrator Resolution No. ZA2019-### Page 3 of 12 4. The property is an oceanfront lot that is separated from the ocean by a public boardwalk and City-owned concrete seawall/bulkhead. A Coastal Hazards and Sea Level Rise report, dated March 20, 2019, was prepared for the project by GeoSoils, Inc. The report concludes that, with the implementation of sea level rise (SLR) adaptation strategies (waterproofing of the structure and future raising of the City's bulkhead), the proposed development will not be adversely impacted by potential coastal hazards over the next 75 years. No additional protective devices will be necessary to protect the proposed development. 5. Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 6. The finished floor elevation of the first floor of the proposed structure is 9.00 feet (NAVD 88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard for new structures. 7. 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 prior to 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 the CBC prior to building permit issuance. 8. A post-construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain runoff on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 9. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 10. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant, and prohibits invasive species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 10 Zoning Administrator Resolution No. ZA2019-### Page 4 of 12 11. The property is not located near coastal view roads and is not located near any identified public viewpoints; therefore, the project will not negatively impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is 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. The proposed residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project includes the construction of a new two-story, single-family residence. The project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. 2. The project is designed and sited so as not to block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the proposed development. Coastal access is currently provided and will continue to be provided by street ends throughout the neighborhood with access to the public boardwalk along the waterfront. The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent with the legislative intent of NBMC Title 20 (Planning and Zoning) and is approved based on the following findings per NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps): Finding: C. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. The Tentative Parcel Map is for the creation of two separate parcels, with one single- family residence to be constructed on each parcel. The proposed subdivision and improvements are consistent with the density of the R-BI Zoning District (Balboa Island) and current General Plan Land Use Designation (Two-Unit Residential). 2. The subject property is not located within a specific plan area. 11 Zoning Administrator Resolution No. ZA2019-### Page 5 of 12 3. The project is conditioned to require public improvements, including the reconstruction of drains, sidewalks, curbs, and gutters along the South Bay Front alleyway, consistent with the requirements of NBMC Title 19. Findin : D. That the site is physically suitable for the type and density of development. Facts in Support of Finding: 1 . The lot is physically suitable for the proposed single-unit development. The lot is rectangular in shape, 30.5 feet wide, 86.3 feet deep, and approximately 2,600 square feet in area. 2. The project site will maintain vehicular access from the alley at the rear of the property and existing utility services are adequate for the proposed single-unit development. Finding: E. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: 1. The site was previously developed with a multiple-unit residence. 2. The property is located in an urbanized area that does not contain any sensitive vegetation or habitat. 3. The project is categorically exempt under Section 15315 (Article 19 of Chapter 3), of the California Environmental Quality Act (CEQA) Guidelines — Class 15 (Minor Land Alterations) for the reasons noted in Section 2 of this Resolution. Finding: F. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. 12 Zoning Administrator Resolution No. ZA2019-### Page 6 of 12 Facts in Support of Finding: 1. Approval of the Tentative Parcel Map will create two approximately 2,600-square-foot parcels, reverting to the minimum lot size of the original underlying lots, and will not result in additional dwelling units beyond what the original underlying lots would allow 2. All improvements associated with the project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per NBMC Section 19.28.010 (General Improvement Requirements) and Section 66411 (Local Agencies to Regulate and Control Design of Subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions of Approval will be complied with. Finding: G. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Fact in Support of Finding: 1. The Public Works Department has reviewed the proposed parcel map and determined that the design of the development will not conflict with easements acquired by the public at large, for access through, or use of property within the proposed development, because there are no public easements located on the property. Finding: H. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: 1. The property is not subject to the Williamson Act because the subject property is not designated as an agricultural preserve and is less than 100 acres in area. 2. The site is developed for residential use and is located in the Two-Unit Residential (R- 2) Zoning District, which permits residential uses. 13 Zoning Administrator Resolution No. ZA2019-### Page 7 of 12 Finding: I. That, in the case of a "land project"as defined in Section 11000.5 of the California Business and Professions Code: (1) there is an adopted specific plan for the area to be included within the land project;and(2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: 1 . California Business and Professions Code Section 11000.5 has been repealed by the Legislature. However, this project site is not considered a 'land project" as previously defined in Section 11000.5 of the California Business and Professions Code because the project site does not contain 50 or more parcels of land. 2. The project is not located within a specific plan area. Finding: J. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Fact in Support of Finding: 1. The Tentative Parcel Map and any future improvements are subject to Title 24 of the California Code of Regulations that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Finding: K. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Fact in Support of Findinq: 1. The proposed single-family residence is consistent with the R-2 Zoning District, which allows a maximum of two residential units on the property. The Tentative Parcel Map to create two parcels for the purpose of constructing a single-family residence on each parcel will not affect the City in meeting its regional housing need. 1-� Zoning Administrator Resolution No. ZA2019-### Page 8 of 12 Finding: L. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Fact in Support of Finding: 1. The new single-family residence is designed so that wastewater discharge into the existing sewer system complies with the Regional Water Quality Control Board (RWQCB) requirements. Finding: M. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Fact in Support of Finding: 1. The subject property is within the Coastal Zone. The facts in support of findings A and B above are hereby incorporated by reference. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel Map No. NP2019-004 and Coastal Development Permit No. CD2018-016, 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 Director of Community Development in accordance with the provisions of NBMC Title 19 (Subdivisions) and Title 21 (Local Coastal Program Implementation Plan). PASSED, APPROVED, AND ADOPTED THIS 13th DAY OF JUNE, 2019. Rosalinh Ung, Zoning Administrator 15 Zoning Administrator Resolution No. ZA2019-### Page 9 of 12 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Tentative Parcel Map No. NP2019-004 and Coastal Development Permit No. CD2019- 016 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. 4. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 5. Prior to the issuance of a building permit, the property owner shall sign a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgements, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. The letter shall be scanned into the plan set prior to building permit issuance. 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. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 10 Zoning Administrator Resolution No. ZA2019-### Page 10 of 12 8. 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 and Tentative Parcel Map. 9. This Coastal Development Permit and Tentative Parcel Map may be modified or revoked by the Zoning Administrator if determined should they determine 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. 10. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 11. 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, wetland or their buffers. 12. 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. Prior to 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. 13. Prior to 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. 14. 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. 15. Prior to issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 16. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff.A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far a Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway from storm drain systems or receiving waters as possible. 17 Zoning Administrator Resolution No. ZA2019-### Page 11 of 12 17. 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 South Bayfront Waterpointe, LLC. Residences including, but not limited to, Tentative Parcel Map No. NP2019-004 and Coastal Development Permit No. CD2019-016 (PA2019-063). 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. Public Works Department 18. A parcel map shall be recorded. The map shall be prepared on the California coordinate system (North American Datum of 1983). 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 Section 7- 9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. 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. 19. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Section 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 Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 20. All improvements shall be constructed as required by Ordinance and the Public Works Department. 21 . An encroachment permit is required for all work activities within the public right-of-way. 22. Reconstruct any existing broken and/or otherwise damaged concrete curb and sidewalk panels along the Pearl Avenue frontage and any existing broken and/or otherwise damaged concrete alley panels. 23. All existing overhead utilities shall be undergrounded. 12 Zoning Administrator Resolution No. ZA2019-### Page 12 of 12 24. The rear alley setback shall remain clear of any above ground improvements or obstructions. 25. All existing private, non-standard improvements within the Pearl Avenue right-of-way and/or extensions of private, non-standard improvements into the Pearl Avenue right- of-way fronting the development shall be removed. 26. Any proposed private, non-standard improvements within the South Bay Front right-of- way shall comply with City Council Policy L-6. 27. Existing street trees within the Pearl Avenue right-of-way shall be protected-in-place. Removal of said trees will require approval from the Parks and Trees Division of the Public Works Department. 28. Each parcel shall be served by its individual water meter and sewer lateral and cleanout. Each water meter and sewer cleanout shall be installed with a traffic-grade box and cover. 29. All improvements shall comply with the City's sight distance requirement. See City Standard 110-L. 30. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. 19 Attachment No. ZA 2 Draft Resolution for PA2019-063 20 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-015 TO CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AT 402 SOUTH BAY FRONT (PA2019-062) 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 South Bayfront Waterpointe, LLC ("Owner"), with respect to property located at 402 South Bay Front, and legally described as Lot 2 in Block 7 of Section 1, Balboa Island, requesting approval of a coastal development permit. 2. The Applicant proposes to construct a new 2,659-square-foot, single-family residence with an attached 450-square-foot, two-car garage. 3. The subject property is located within the R-BI (Balboa Island) Zoning District and the General Plan Land Use Element category is RT (Two-Unit Residential). 4. The subject property is located within the coastal zone and has a Coastal Land Use Designation of Two-Unit Residential (RT-E) (30.0 - 39.9 DU/AC) and a Coastal Zoning District of Balboa Island (R-BI). 5. A public hearing was held on June 13, 2019, 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 meeting was given in accordance with the NBMC. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. 2. Class 3 includes the construction of a single-family residence in a residential zone. The proposed project includes the construction of a new 2,659-square-foot, single-family residence with an attached 450-square-foot, two-car garage. 21 Zoning Administrator Resolution No. ZA2019-### Page 2 of 7 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1 . The proposed structure conforms to all applicable development standards including, but not limited to, floor area limitation, setbacks, height, and parking: a. The maximum floor area limitation is 3,188 square feet and the proposed gross floor area is 3,108 square feet. b. The proposed development will provide the required setbacks, which are zero feet along the front property line abutting the boardwalk, three feet along the side property lines, and five feet along the rear property line abutting the alley. c. The highest flat roof is no more than 24 feet, measured from the finished floor level of 9.00 feet North American Vertical Datum of 1988 (NAVD 88) and the highest roof ridge is no more than 29 feet, measured from the finished floor level, which complies with the maximum height limitation. d. The project includes enclosed garage parking for two vehicles, which complies with the minimum two-space parking requirement for single-family residences with less than 4,000 square feet of livable floor area. 2. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards as the neighborhood is predominantly developed with two-story, single-family residences. 3. The property is an oceanfront lot that is separated from the ocean by a public boardwalk and City-owned concrete seawall/bulkhead. A Coastal Hazards and Sea Level Rise report, dated March 20, 2019, was prepared for the project by GeoSoils, Inc. The report concludes that, with the implementation of sea level rise (SLR) adaptation strategies (waterproofing of the structure and future raising of the City's bulkhead), the proposed development will not be adversely impacted by potential coastal hazards over the next 75 years. No additional protective devices will be necessary to protect the proposed development. 4. Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is 22 Zoning Administrator Resolution No. ZA2019-### Page 3 of 7 threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 5. The finished floor elevation of the first floor of the proposed structure is 9.00 feet (NAVD 88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard for new structures. 6. 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 prior to 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 the CBC prior to building permit issuance. 7. A post-construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain runoff on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 8. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 9. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant, and prohibits invasive species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 10. The property is not located near coastal view roads and is not located near any identified public viewpoints; therefore, the project will not negatively impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. 23 Zoning Administrator Resolution No. ZA2019-### Page 4 of 7 Facts 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. The proposed residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project includes the construction of a new two-story, single-family residence. The project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. 2. The project is designed and sited so as not to block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the proposed development. Coastal access is currently provided and will continue to be provided by street ends throughout the neighborhood with access to the public boardwalk along the waterfront. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-015, 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 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. PASSED, APPROVED, AND ADOPTED THIS 13th DAY OF JUNE, 2019. Rosalinh Ung, Zoning Administrator 24 Zoning Administrator Resolution No. ZA2019-### Page 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2019-015 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. 4. A parcel map shall be recorded. The map shall be prepared on the California coordinate system (North American Datum of 1983). 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 Section 7- 9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. 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. 5. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 6. Prior to the issuance of a building permit, the property owner shall sign a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgements, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. The letter shall be scanned into the plan set prior to building permit issuance. 2.5 Zoning Administrator Resolution No. ZA2019-### Page 6 of 7 7. 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. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. 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. 10. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined should they determine 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. 11. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 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, wetland or their buffers. 13. 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. Prior to 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. 14. Prior to 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. 15. 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. Prior to issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 17. 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 20 Zoning Administrator Resolution No. ZA20194t## Page 7 of 7 area with appropriate berms and protection to prevent spillage shall be provided as far a Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway from storm drain systems or receiving waters as possible. 18. 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 South Bayfront Waterpointe, LLC. Residences including, but not limited to, Coastal Development Permit No. CD2019-015 (PA2019-062). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' 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. 27 Attachment No. ZA 3 Vicinity Map 22 VICINITY MAP 1 r 7 U6 i i ter B Od ��, slandParl ti , Subject Property ;mC Y cti ' l Tentative Parcel Map No. NP2019-004 Coastal Development Permit Nos. CD2019-015 and CD2019-016 PA2019-062 and PA2019-063 400 and 402 South Bay Front Attachment No. ZA 4 Tentative Parcel Map 30 LEGAL DESCRIPTION 7.02 FC (5.85) TC PEARL _ _ __ REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF 5.92 FS --- 5.63 - ORANGE, STATE OF CALIFORNIA DESCRIBED AS FOLLOWS: SAND 5 83 TC.77) - A VENUE 5.67) (5.81)TC (6.01 TC LOTS 1 &2 IN BLOCK 7 OF SECTION 1, BALBOA ISLAND, IN THE CITY OF CURB (6.04)TC (5.60) NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER 5.84)P 5.34 FL 5.46 FL 5.50 FL MAP RECORDED IN BOOK 6, PAGE 30 OF MISCELLANEOUS MAPS, RECORDS Q ° 6:12)FS e 6.07 C OF ORANGE COUNTY, CALIFORNIA. (5°98) o (6.08 n ( .20)TW 6' TALL (6 15 7.10), PROPERTY %81)FS 3605177E 86.30'. LINE ° (6.87)NG ,,:;PLANTER 6.78 NG ' P` BASIS OF BEARINGS � , m BULKHEAD o>w hg 2. PARCEL 1 (6.41 6.23 1 THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF °m n '° SOUTH BAY FRONT, BEING N43°50'00"W PER P.M.B. 183, PAGES 17/18, SAND o � EXISTING �C�SCt�'4�00 G� h o° RECORDS ON FILE IN THE OFFICE OF THE ORANGE COUNTY SURVEYOR. BUILDING o 0 .� (s.ss) � . � Co3C1dDOOG1 ��C�La[n1DD � I° 1 (5 89) z 6°3 a, (7.24) , C3dOC� (6'23) .�" AREA SUMMARY o' 7.42)FF � 0 0 a �J � 7.02 FC "' i ' I IN i� % �u X3/42 i 6.94) P I - 5.77)FS PARCELS 1 &2 GROSS: 5,180.00 S.F. °, �7•25 FS, � o o � PLANTER PARCEL 1 &2 NET: 5,180.00 S.F. Mf 36 52'30"E 86._300 F 7:42 F 0 0 (7:38) N 111 .4 (6°06)FS TA (7.40)F-c F ACQ�Q OWNERISUBDIVIDER: 7777 (7.22)(7�43YF�F� 6.36) FFG VICTOR BROWNE SHERREITT& BEATRICE RUBY 5.93) (6,34 0 (6.09) SHERREITT, AS TRUSTEES OF THE SHERREITT SAND EXISTING PARCEL 2 rE- BUILDING ° o 0 0 6.76 (6.45) PRO RTY (7.07 FC M = PLIN 5.76 FS 11 (5.93) (6.92)F�S v (7.08)FS ° (6.76)F (6.24) (8.95) 0 6.95 N 6°5155"h86 13 ' 61 iiia i � i i 6.5 (7.04) j EXISTING %EXISTING S BUILDING % BUILDING a I r ' NP2019-004 PA2019-063 for CD2019-016 400 South Ba'i Front Brandon Archdects- oyJvOOOMI Ni GAG BY: P D C PROJECT SURVEYOR: LOCATION p oy 0 No.8516 �+ A APEX LAND SURVEYING, INC. 400 S BAYFRONT #5 Exp. 12/31/18 DATE: 7/25/2018 8512 OXLEY CIRCLE NEWPORT BEACH, CA 92662 d' 4/4/2019HUNTINGTOj �P SCALE: JOB#: PHONE. (714)488 5006 BEACH, CA 92646 TENTATIVE PARCEL MAP SHEET N0. qrF OF cALtFDLICENSE EPAUL D. XP RES 12/381/5118 PREPARED BY:A. R TH. 1" = 16' 18046 FAX: (714)333-4440 NO. 2018-162 1 OF 1 31 Attachment No. ZA 5 Project Plans 32 SHEET # DRAWING TITLE PRBAAYYFRFRONT NTT TRADITIONAL STATUS T-1 .0 TITLE SHEET FIRST CHECK T-1 . 1 GENERAL ARCHITECTURAL NOTES c!) T-1 .2 SUPPLEMENTAL NOTES & DOCUMENTS U ¢ � U � W ° f6 "' N L N SUR TOPOGRAPHIC SURVEY = CU o0 U 'p c R A-0.0 ARCHITECTURAL SITE PLAN a �; 3 _a A-0. 1 BUILDING AREA PLANS Z C� A-0.3 SLAB EDGE PLAN 0 -� o0 ♦ a z N � } G-01 GRADING COVER SHEET pC Y G-02 PRECISE GRADING PLAN m it II�J111 II ALJ U �_� G-03 GRADING DETAILS J G-04 EROSION CONTROL PLAN I_ I I I I I I I I I I � � - °.__-j -L- IL LL - L-1 LANDSCAPE PLAN (REF. ONLY) W L JL ] c W �JllJI - l A-1 .0 3-DIMENSIONAL VIEWS iLILLJLUI 11j - � I LUw 71 - o - _ o A-2.0 FLOOR PLAN w a - - 1 1 1 1 1 L L Joo �11J _LL L11II J1� J � L L L U_ _ o 0 -� 1 ILLL �I A-3.0 ROOF PLAN o - J - Z ZJwO = 1h -I II �I q® ® �p oEM _ I A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE 1< � Z ~ m ll [[ IIIIJIIIIII 111111 111111 .mED oo oEl A-5.0 BUILDING SECTIONS Z 1 � o A-5. 1 BUILDING SECTIONS z z > �o - co �- _ lea CO O Q CD CD Lu N - _ - - - - - co A-6.0 REFLECTED CEILING PLANS �❑ o O ® - o . a - A-7.0 DOOR & WINDOW SCHEDULES & DETAILS ='II1 T E AD-1 ARCHITECTURAL DETAILS Uluji ____j _j ILIL Q0 SO STRUCTURAL TITLE SHEET o SGN STRUCTURAL NOTES J N LJL_j Z Z a ° ° � ' o oo�� L S1 FOUNDATION PLAN O U � moor- S2 FRAMING PLAN _ U- Lim � Q w FD1 FOUNDATION DETAILS m m SD1 STRUCTURAL DETAILS > C ~ Q Q o0 � 0- HFX1 HFX PANELS-TYP. FOUNDATION DETAILS m HFX2 HFX PANELS-TYP. FRAMING DETAILS ~ z PLUM PLUMBING MECH MECHANICAL BAY PROJECT MANAGER/ARCHITECT FRONT TRADITIONAL CAITLIN SMITH E-1 SCHEMATIC ELECTRICAL PLANS DOCUMENT VALID UPON 400 S . BAYFRONT, NEWPORT BEACH , CA 92662 T-24 ENERGY CALCULATIONS 1. REF. STRUCT.SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD ARCHITECT: OWNER: 2. HERS VERIFICATION REQUIRED, REF.T-24 ENERGY CALCULATIONS DIG ALERT: 1.800.227.2600 ALUMINUM BRANDON ARCHITECTS, INC. SOUTH BAYFRONT WATERPOINTE, LLC i ooiAHi CHRISTOPHER BRANDON MR. GARRETT CALACCI, PRESIDENT °a HARBOR ISLAry°pq 4B '1'rER - ° SOUTHERN CALIFORNIA EDISON: 1.714 895.0246 151 KALMUS DR STE G-1 610 NEWPORT CENTER DR. egrsr°EOR °R`�Fgo a. SUITE 890 CONCRETE PO7147544040 STA MESA, A92626 NEWPORT BEACH,CA 92660 SOUTHERN CALIFORNIA GAS: 1.800.427.2000 % lsGp4, - y a-x �La ,� BAYBIOE° ° WWW.BRANDONARCHITECTS.COM P:949.644.8900 ORIGINAL SIGNATURE BEACONIBAr-w-} 1 1 ,� R SPECIAL INSPECTIONS 6 7 s ° CITY WATER & SEWER: 1.949.644.3011 EARTH STRUCTURAL ENGINEER: CIVIL ENGINEER: h -z 1. LANDSCAPE PLAN; BBQ; FIRE PIT;ACCESSORY STRUCTURES, MASONRY OR PACIFIC BELL TELEPHONE: 1.800.750.2355 FARHAD MANSHADI, LIC. NO.C36840 FORKETT ENGINEERING c o -O o z p m ° ar m " z CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE ESI/FME, INC. TOM RUIZ -° -° ¢a BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPARATE CITY OF NEW PORT BEACH 1800 E. 16TH ST.,STE. B P:714 963 6793 m m p o m GYPSUM - PLASTER SUBMITTAL(FOR H.O.A. PURPOSES). SANTA ANA,CA 92701 22311 BROOKHURST ST. m a z 2.°° T o 0 PUBLIC WORKS DEPT.: 1.949.644.3311 ¢ ;` aqr FaoNTN P: 714.835.2800 HUNTINGTON BEACH, CA 92646 .��UIIIlX[777L-///YYY BAVF I W11J 2. POOLS,SPAS,WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING F:714.835.2819 OPb R��NTN BArFRONTpLLEYN STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. CITY OF NEWPORT BEACH PLANNING DEPT.: INSULATION - RIGID GENERAL INFORMATION: 1.949.644.3200 r ° ` @ a Qp i a GENERAL CONTRACTOR: LANDSCAPE DESIGNER: U .-U r o ° m E 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD.275. ZONING INFORMATION: 1.949.644.3204 .-° WATERPOINTE PROPERTIES,LLC TBD vI m ° o- a SOUND LEVEL NOT TO EXCEED 50dBA 55d BA WITH TIMER,65dBA WITH TIMER AND N - > m ° ( MR.GARRETT CALACCI, PRESIDENT ~ - x °,E w o ° e e z D NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT U .c.U - K w _BALBOq AVE W p MASONRY - BRICK/STONE PROPERTY PATIO OR OPENING. CITY OF NEWPORT BEACH BUILDING DEPT.: 610 NEWPORT CENTER DR. � o Q � z Q N Q > > > _BALBOA AVEC a a a. .� i GENERAL: 1.949.644.3275 SUITE 890 x -° z >= o N x n o 'a W i x `a' 4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5'AND FOR PERMITS: 1.949.644.3288 NEWPORT BEACH, CA 92660 d O cARROLLa? b m' ° a. 'z i .. P: 949.644.8900 ¢ p >,c a C c m o",o E c ' irn 2ENI Quo o m a a a o 4 z_ MASONRY - CONCRETE BLOCK PERMIT. AND UNDERPINNING, CONTRACTOR TO PROVIDE A COPY OF OSHA INSPECTIONS: 1.949.644.3255 z ° Q ° m m 5 SITE O �� am� oNs SURVEYOR: SOILS ENGINEER: C' m m n n ° 3 tP ' ((/°o ro PARK AVE °- NEWPORT BEACH FIRE DEPARTMENT: 1.949.644.3106 z w T H E �e c >W FW cp PARK AVE] m 5. FIRE SPRINKLERS REQUIRED,CONTRACTOR TO SUBMIT FIRE SPRINKLER APEX LAND SURVEYING, INC. EGA CONSULTANTS, LLC. ¢ ° c a c r °/ alk do v� `- PLYWOOD / GLU-LAM TIMBER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN PAUL CRAFT, LIC. NO.8516 375-C MONTE VISTA AVE. m n o E o r r n ® o v W F'III! °� �F FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. ORANGE COUNTY HEALTH SERVICES: 1.714.834.3882 HUNTINGTON BEACH, CA 92646 COSTA MESA,CA 926270 io ° m m a_ � ° ° oa ° `yr a P: 714.488.5006 P.949.642.9303o�BAY FRONT gLLEY-B O .0 ° BO/� 6.GLASS GUARD/HANDRAILS F:714.333.4440 PROJECT NO.WP126.1d&AL& /-BAM BRANCHLL 2�Q �' BAY�FRONITI.BI o I II I 111 I I I IAV (T� �T�I SAND H °'"" V' E C J q B O 2 /. BAr:FBONT:$ LiA3+ L.4 DATED:JULY 5TH,2018 W ° °c �0.°1c o ° d N LPD w� ,g71 1(f ��c� � �• - NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR 'T 'm,� ° m O -E > ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY w m y o-° 2 n °OEgry y^ Fry ' FOR REVIEW. INTERIOR DESIGNER: TITLE 24 CONSULTANT: 20 o N a ;°nv°i -ERONTW �yy arFR,';. STEEL TBD HERITAGE ENGERGY GROUP LLC '^ m m �'m P m o o E C.N.B. NOTE: CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT IS THE DESIGN RUDY SAINS V J ME r, a> j= 0 PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR 470 WALD, IRVINE,CA 92618 L 5 m In= ,n°C6-°° qP% 9ygV/ • REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, P:949.789.7221 W WOOD INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH J £ ° F r oJT Li .1. THE DESIGN OF THE BUILDING.(NBMC 15.02.010) �_ m 6- i i i % MATERIAL LEGEND 9 DEFERRED SUBMITTALS 7 AGENCIES & PUBLIC SERVICES 4 PROJECT DIRECTORY 2 REVISIONS BUILDING AREA SCHEDULE NBMC (NEWPORT BEACH MUNICIPAL CODE) NO. REVISION DATE �\ LEGAL DESCRIPTION: CODES: CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC, I\VTI//1 NORTH ARROW Name AREA COMMENTS APN: 050-043-13 2016 CPC, AND 2016 CMC, 2016 CAL GREEN PROJECT DESCRIPTION: FIRST FLOOR 1029 SF LOT 1 BLOCK 7 OF SECTION 1, ISLAND, IN THE CITY NEWPORT BEACH, N9000- 00" E COUNTY OF ORANGE,STATE OFF CALIF CALIFORNIA,AS PER MAP RECORDED ORDED IN BOOK 6, OCCUPANT LOAD 1 UNIT PROPERTY LINE TAG SECOND FLOOR 1421 SF PAGE 30 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, OCCUPANCY CLASSIFICATION R-3/ U THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON BALBOA ISLAND ON SOUTH BAY FRONT DistanceCALIFORNIA. THIRD FLOOR 275 SF WEST OF THE FERRY TERMINAL. THE EXISTING LOT IS 30' WIDE BY APPROX. 86' DEEP AND ZONED R-131sIM TOTAL LIVING 2724 SF LOT INFORMATION: OCCUPANCY SEPARATIONS (GARAGE) 1-HR. 1 SECTION INDICATOR GARAGE 464 SF FLOOR& FLOOR-CEILINGS N/A (BALBOA ISLAND) AND APPROX. 2,591 S.F. CLIENT PROPOSES TO BUILD A NEW 3 STORY SINGLE FAMILY A101�' ZONED: R-BI TYPE OF CONSTRUCTION V-B - SPRK'R. RESIDENCE APPROX. 2,743 S.F. LIVING AND 464 S.F. GARAGE. THE FIRST FLOOR PROGRAM INCLUDES BUT TOTAL GARAGE 464 SF SITE AREA: 2630 S.F. BUILDABLE AREA: 1992 S.F. ( ROOM TAG (NAME / AREA) GRAND TOTAL 3188 SF TOTAL ALLOWABLE AREA: 1.5 x 1992 S.F.=2988 S.F.+200 S.F.=3188 S.F. FIRE SPRINKLER: NFPA 13D YES NOT LIMITED TO: EAT-IN KITCHEN W/. ISLAND & PANTRY, GREAT ROOM W/. FIREPLACE, DINING AREA ALL Room name REQ'D OPEN VOLUME= 1992 S.F.X.15=298.8 S.F.(T-6"HT MIN.) OPEN), POWDER ROOM, 2 CAR GARAGE. SECOND FLOOR PROGRAM INCLUDES: MASTER SUITE, MASTER 150 SF OUTDOOR AREA SCHEDULE OPEN VOLUME PROVIDED=478>298.8 S.F. HEIGHT 3 STORY BATH AND WALK IN CLOSET, 2 SECONDARY BEDROOMS WITH ATTACHED BATHS & CLOSETS, LAUNDRY SIM NAME AREA COMMENTS FLOOR AREA REF. 8/T-1.0 ROOM AND ELEVATOR. THIRD FLOOR WILL CONSIST OF A BONUS ROOM WITH SECONDARY POWDER AND 1 CALL-OUT TAG ENTRY 53 SF COVERED ALLOWABLE BLDG. AREA N/A � A101 FRONT AND BACK EXTERIOR DECKS WITH AN OUTDOOR BBQ COUNTER AND EXTERIOR AMENITIES. DESIGN VIEW DECK 459 SF (PER CBC E B DG. WITH BE OF TRADITIONAL CAPE COD THEMED FOCUSING ON EXTERIOR VIEWS OF THE BAYFRONT. 503) NameROOF DECK 198 SF EXTERIOR MATERIALS TO BE OF HIGH QUALITY AND DURABILITY INCLUDING NATURAL WOOD SHINGLES, Elevation1 ELEVATION INDICATOR TOTAL OUTDOOR 710 SF EXTERIOR COMPOSITE WOOD SIDING, NATURAL SHINGLE ROOFING AND METAL ROOFING ACCENTS. REVISION FLAG EXISTING BUILDING INFORMATION: PATIO 214 SF PARTIALLY COVERED JOB NO. EXISTING MULTI FAMILY WI GARAGE TO BE DEMOLISHED 2018-30 20 R @ 71/2" STAIR TAG (NO. OF RISER & HEIGHT) M. BALCONY 264 SF COVERED EXISTING S.F.= 1,842.37 S.F. (FOOTPRINT) TOTAL OPEN SPACE 478 SF DATE 1i WALL TAG GRAND TOTAL 1188 SF 05/01/2019 LANDSCAPE AREA SCHEDULE ZONING INFORMATION: SHEET NO. 101 DOOR TAG NAME AREA COMMENTS FRONT SETBACK:OFT. REA1i SETBACK:5 FT. WINDOW TAG L1 118 SF LLEFTSETBACK: 3 FT. L2 61 SF RIGHT SETBACK:3 FT. ■ O 0 KEYNOTE TAG L3 sz SIF BUILDABLE BUILDABLE AREA: 1,992 S.F. TIIIIIIIIIIIII GRAND TOTAL 242 SF VICINITY MAP/ PROJECT DESCRIPTION 11 ANNOTATION LEGEND 10 PROJECT STATISTICS 8 SITE INFORMATION 5 CODE REVIEW 3 SHEET LIST 1 33