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HomeMy WebLinkAboutZA2024-001 - APPROVING A COASTAL DEVELOPMENT PERMIT AND COASTAL VARIANCE TO DEMOLISH AN EXISTING SINGLE-UNIT RESIDENCE AND CONSTRUCT A NEW THREE-STORY SINGLE-UNIT RESIDENCE AND ATTACHED THREE-CAR GARAGE WITH A PATIO COVER ENCROACHMENT LOCATED AT 7 BEACON01-10-2023 RESOLUTION NO. ZA2024-001 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING A COASTAL DEVELOPMENT PERMIT AND COASTAL VARIANCE TO DEMOLISH AN EXISTING SINGLE-UNIT RESIDENCE AND CONSTRUCT A NEW THREE-STORY SINGLE-UNIT RESIDENCE AND ATTACHED THREE-CAR GARAGE WITH A PATIO COVER ENCROACHMENT LOCATED AT 7 BEACON BAY (PA2023-0123) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ian Harrison, concerning property located at 7 Beacon Bay, requesting approval of a coastal development permit. The lot at 7 Beacon Bay is legally described as Lot 7 Record of Survey Book 9 Page 42-43. 2. The applicant requests a coastal development permit to allow the demolition of an existing single-unit residence and the construction of a new, three-story, 4,595-square-foot single- unit residence including a 617-square-foot, three-car garage. The request also includes a coastal variance to Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code (NBMC) to allow an encroachment into the front setback. The encroachment consists of a patio cover that extends within six inches of the front property line on the water with half of the patio on the westerly side and up to half of the front to be enclosed by glass for sun and wind protection pursuant to an existing variance (VA342) approved in 1957 for the residential block along the water. The existing Variance (VA342) is vested pursuant to Title 20 (Planning and Zoning) of the NBMC and runs with the land. However, that variance was not carried over into Title 21 (Local Coastal Program Implementation Plan), thus requiring the variance. The proposed development includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. The project was previously heard by the Zoning Administrator on October 26, 2023, and has since been revised to include the coastal variance to Title 21 (Local Coastal Program) of the NBMC. 3. The property is located within the Two-Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two Unit Residential (RT). The R-2 Zoning District permits single and two-unit residential dwellings. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two Unit Residential (10.0 – 19.9 DU/AC) – (RT-C) and the Coastal Zoning District is Two-Unit Residential (R-2). 5. A public hearing was held on October 26, 2023, online via Zoom. A notice of the time, place, and purpose of the hearing was given by the NBMC. Evidence, both written and oral, was presented to and considered by, the Zoning Administrator at this hearing. The Zoning Administrator approved the project; however, the project was later appealed due to concerns regarding the patio encroachment. The project has been revised to request Zoning Administrator Resolution No. ZA2024-001 Page 2 of 12 01-10-2023 a variance to Title 21 (Local Coastal Program Implementation Plan) of the NBMC for the patio encroachment. 6. A public hearing was held on January 25, 2024, online via Zoom. A notice of the time, place, and purpose of the hearing was given by the NBMC. Evidence, both written and oral, was presented to and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition of up to three single-unit residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-unit residence and the construction of a new 3,978-square-foot, single-unit residence, and attached 617-square-foot, three-car garage. 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. By Section 21.52.015 (Coastal Development Permits - Findings and Decision) of the NBMC, the following findings, and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking, except as identified in Fact 1(b) below. a. The maximum floor area limitation is 5,576 square feet and the proposed floor area is 4,595 square feet. b. The proposed development provides the minimum required setbacks to the principal structure, which are 15 feet along the front property line abutting the Bay, 3 feet along each side property line, and 3 feet along the front property line abutting Zoning Administrator Resolution No. ZA2024-001 Page 3 of 12 01-10-2023 the street. The proposed encroachment into the front setback for the patio cover requires a coastal variance to deviate from the setback standards of Section 21.80.040 (Setback Maps) of the NBMC. c. The highest guardrail is less than 24 feet from the established grade (9.80 feet NAVD88) and the highest ridge is no more than 29 feet from the established grade, which complies with the maximum height requirements. d. The project includes garage parking for a total of three vehicles, exceeding the minimum two-car garage parking requirement for single-unit residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story, single-unit residences. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. 3. A Coastal Hazards Report was prepared by PMA Consulting, Inc. dated August 12, 2023. The project site is separated from the water by a small sandy beach. The report concludes that the maximum high tide elevation (currently 7.7 feet NAVD 88) will not exceed 10.9 feet (NAVD 88) using the low-risk aversion projected sea level rise (3.2- foot increase) over the 75-year design life of the structure based on estimates for sea level rise provided by the State of California Sea-Level Rise Guidance 2018. Therefore, the proposed project includes a waterproofing curb around the primary structure at 10.9 feet NAVD 88. The report states that the estimated sea level rise over the next 75 years, using the Medium-High Risk Aversion, is potentially 6.7 feet (14.4 feet NAVD 88). Due to its location, the site is not subject to typical ocean waves and associated wave runup. Bay generated waves that may arrive at this site are very small and are generally dampened by the vessels and dock systems in front of the site; therefore, the site has not historically been subject to wave overtopping, nor is overtopping waters over the next 75 years expected to reach the subject site, even under extreme conditions. However, if the 6.7 feet NAVD88 (Medium High-Risk) projection holds true for year 2100, block walls could be built along site property lines to an elevation of 14.4 feet NAVD88. Based on the data provided, the study concludes that coastal hazards will not impact the property over the next 75 years, as the proposed project has minimal risk from flooding. 4. The finished floor elevation of the proposed single-unit residence is 10.5 feet (NAVD88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. The Coastal Hazard Report concludes that the bay water elevation (currently 7.7 feet NAVD88) will not exceed the proposed flood protection curb around the single-unit residence at 10.9 feet (NAVD88 datum) for the anticipated 75-year life of the structure. 5. Under NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection), the property owner will be required to agree 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). This requirement is included as a condition of approval that will need to be satisfied before the final building permit inspection. Zoning Administrator Resolution No. ZA2024-001 Page 4 of 12 01-10-2023 6. 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) (General Site Planning and Development Standards). This requirement is included as a condition of approval that will need to be satisfied before the issuance of building permits, respectively. 7. The property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved before the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance. 8. The property is located adjacent to of coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. The project design also addresses water quality through the inclusion of a post-construction drainage system that includes drainage and percolation features 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. 9. Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75% of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQMP has been prepared for the project by Thomas M. Ruiz dated, June 23, 2023. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP before building permit issuance. 10. Proposed landscaping complies with Implementation Plan Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant species. Before the issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 11. The project site is not located adjacent to a coastal view road, public viewpoint, public park, or public accessway, as identified in the Coastal Land Use Plan. The project site is located adjacent to a public beach and is visible from the beach. The project may be located within the viewshed of other distant public viewing areas. Site evaluation revealed that the proposed three-story design is consistent with the existing neighborhood pattern of development and will not affect the existing views afforded on the Cape Cove or Shelter Cove Street ends. The project design includes low walls along the front property line on the beach, which prevents the appearance of the project being walled off from the beach. The project will replace an existing single-unit residence with a new single-unit residence that complies with all applicable Local Coastal Program (LCP) development standards and Zoning Administrator Resolution No. ZA2024-001 Page 5 of 12 01-10-2023 maintains a building envelope consistent with the existing 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. Additional analysis regarding the proposed patio cover is included under Finding F below and hereby incorporated by reference. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The project site is located in the Beacon Bay area between the nearest public road and the sea. 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 replaces an existing single-unit residence with a new single-unit residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. Vertical access to the bay and beach is available at the terminus of Cape Cove, Shell Cove, and Reef Cove. Lateral access is available along the sandy beach. The closest access is approximately 90 feet to the east of the site at Cape Cove. The project does not include any features that would obstruct access along these routes. Additional analysis regarding the proposed patio cover is included under Finding E below and hereby incorporated by reference. By Section 21.52.090 (Relief from Implementation Plan Development Standards) of the NBMC, the following findings, and facts in support of such findings are set forth: Finding: C. The granting of the variance is necessary due to special circumstances applicable to the property, including location, shape, size, surroundings, topography, and/or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same coastal zoning district. Facts in Support of Finding: 1. The location of the front yard area is south of the subject property facing the bay. Historically, additional sun protection from the waterside is required for these properties. Zoning Administrator Resolution No. ZA2024-001 Page 6 of 12 01-10-2023 2. Properties facing the same direction along the bay in Lido Island, Harbor Island, and Beacon Bay hold historical Variances for sun and wind protection. The patios have thin posts with a one-story overhead structure, and glass for only half of the patio. They preserve the openness while providing the necessary protection to enjoy the front yard areas. 3. The properties have enjoyed the patio encroachments afforded by the historical variance since 1957. The majority of the dwellings have the patio encroachment and a rebuild in Beacon Bay as recent as 2018 included the patio encroachment. Finding: D. The variance complies with the findings required to approve a coastal development permit in Section 21.52.015(F). Facts in Support of Finding: 1. Facts in support of Findings A and B are hereby incorporated by reference. Finding: E. The variance will not result in development that blocks or significantly impedes public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs. Facts in Support of Finding: 1. The patio cover will maintain six inches to the front property line along the beach and will not encroach onto the sand or public use areas. The patio cover will provide shade on the first floor only. The patio cover is mostly open on the sides, with only glass panels on the westerly side and half of the front (development standards of existing Variance limits the type and amount of enclosure). The glass preserves the open nature of the front yard, and no public encroachments are proposed. These design limitations ensure there is no impact to public access. 2. The proposed dwelling and patio encroachment provides more than the required side yard setback with five feet clear to the side property line where three feet is the minimum. Further, the property is an interior lot that does not currently provide public access along the sides of the property. Finding: F. The variance will not result in development that blocks or significantly impairs public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas. Zoning Administrator Resolution No. ZA2024-001 Page 7 of 12 01-10-2023 Facts in Support of Finding: 1. The patio encroachment does not impact coastal visual resources as it is limited in size and height. The patio cover is located on the first floor only and is approximately 10 ½ feet high. 2. Variance No. VA342 was approved in 1957 and created unique allowance for patio encroachments for all Beacon Bay properties along the bay for sun and wind protection. These patio covers are permitted to encroach to within six inches of front property line on the water and half of the patio cover on the westerly side and half of the front is permitted to be enclosed by glass. The glass maintains an open nature and reduces the appearance of bulk and scale. The posts are limited in diameter to be the minimum required to support the awning, 2 ½ inches in diameter and the fascia shall be at least seven feet clear from the patio floor level. These design requirements ensure there will be no visual or view impacts. These patios have existed within the block since 1957 without impacting public views. 3. The patio encroachment will not be visible from any public viewpoints identified under Finding A. Finding: G. The variance will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation, or wildlife species. Facts in Support of Finding: 1. The location of the front yard area is south of the subject property facing the bay. The patio cover will maintain six inches to the front property line along the beach and will not encroach onto the sand, public use areas, or sensitive habitat areas. 2. The project is conditioned so that construction shall comply with the Migratory Bird Treaty Act to protect any native birds. The property is not adjacent to any environmental study areas or environmentally sensitive habitat areas (ESHA), and no impacts to sensitive habitat or other environmental resources is anticipated. Finding: H. The granting of the variance will not be contrary to, or in conflict with, the purpose of this Implementation Plan, nor to the applicable policies of the certified Local Coastal Program. Facts in Support of Finding: 1. The Variance was approved in 1957 and predates the Coastal Act. Variance No. VA342 created a unique allowance for patio cover encroachments for all Beacon Bay properties along the bay for sun protection and to allow the enjoyment of the front yard areas. Zoning Administrator Resolution No. ZA2024-001 Page 8 of 12 01-10-2023 Historically, the construction and maintenance of these patio encroachments have not been in conflict with the preservation of coastal resources. 2. The encroachment would not conflict with the purpose of the Implementation Plan nor the policies of the Local Coastal Program because it will not impact environmental resources, public access, nor the visual quality of the coastal zone. Additionally, the coastal variance will allow the subject property owner to maintain their historic property right for sun and wind protection that has existed for 67 years in this area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit (PA2023-0123), subject to the conditions outlined in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 21 Local Coastal Program (LCP) Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF JANUARY, 2024. Zoning Administrator Resolution No. ZA2024-001 Page 9 of 12 01-10-2023 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. Before the final building permit inspection, a waterproofing curb or similar design feature shall be constructed around the proposed residence as an adaptive flood protection device up to a minimum of 10.9 feet (NAVD88). Flood shields (sandbags and other methods) can be deployed across the openings to protect and prevent flooding to the structure. 3. Should future bay water elevations exceed the proposed waterproofing curb of 10.95 feet (NAVD 88) on-site block walls shall be constructed up to 14.4 feet (NAVD 88), in compliance with the City of Newport Beach Waterfront Project Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities. However, the future on-site block walls shall not be required if the City installs a structure to protect the community that meets the minimum elevation requirements. 4. The patio encroachment shall comply with all the development regulations found in Variance 342. Additionally, the glass panels shall provide the minimum etching necessary to prevent bird strikes to be reviewed and approved by the Planning Division during plan check. 5. Before the 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. Before the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any 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 development. This letter shall be scanned into the plan set before building permit issuance. 7. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter the sensitive habitat, receiving waters, or storm Zoning Administrator Resolution No. ZA2024-001 Page 10 of 12 01-10-2023 drains or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 8. This Coastal Development Permit does not authorize any development seaward of the private property. Prior to the final of building permits, all nonconforming hardscape encroachments onto the sand shall be removed. 9. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds under 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. 10. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented before and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 11. 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. 12. 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. 13. Trash and debris shall be disposed of in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. Zoning Administrator Resolution No. ZA2024-001 Page 11 of 12 01-10-2023 14. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 15. The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 16. The applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused by the revocation of this Coastal Development Permit. 17. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health, and welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 18. Before the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to review and approval by the Building Division. 19. Before the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to review and approval by the Building Division. 20. Before 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. 21. Before the issuance of a building permit, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought-tolerant plantings, non-invasive plant species, and water-efficient irrigation design. The plans shall be approved by the Planning Division. 22. Before issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. The implementation shall comply with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 23. All landscape materials and irrigation systems shall be maintained by the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 24. Construction activities shall comply with Section 10.28.040 (Construction Activity – Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 Zoning Administrator Resolution No. ZA2024-001 Page 12 of 12 01-10-2023 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. Noise-generating construction activities are not allowed on Saturdays, Sundays, or Holidays. 25. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified periods unless the ambient noise level is higher: Between the hours of 7:00 AM and 10:00 PM Between the hours of 10:00 PM and 7:00 AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 26. Before the issuance of the building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 27. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 28. This Coastal Development Permit filed as PA2023-0123 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. 29. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Irwin Residence including but not limited to, Coastal Development Permit filed as PA2023-0123. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages, which the City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition.