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HomeMy WebLinkAbout16 - AERIE Project - Attachment BATTACHMENTS B Draft resolution E SJ Intentionally Blank *1 Ilx E 13.2 ® RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH ADOPTING MITIGATED NEGATIVE DECLARATION (SCH NO. 2006 - 021036) ADOPT MITIGATED NEGATIVE DECLARATION (SCH NO. 2007021054) AND APPROVE GENERAL PLAN AMENDMENT NO. 2005 -006, COASTAL LAND USE PLAN AMENDMENT NO. 2005 -002, NEWPORT TRACT NO. 2005 -004 (TRACT 16882), MODIFICATION PERMIT NO. 2005 -087 AND COASTAL RESIDENTIAL DEVELOPMENT PERMIT NO. 2005 -002 FOR PROPERTY LOCATED AT 201 -205, 207 CARNATION AVENUE 101 BAYSIDE PLACE (PA 2005 -196). WHEREAS, applications were filed by Advanced Real Estate Services, Inc. with respect to property located at 201 -205, 207 Carnation Avenue, and 101 Bayside Place to construct a 9 -unit residential condominium development on a 1.4 acre site. The applications filed are: 1. General Plan Amendment No. 2005 -006 to change the land use designation of a 584 square -foot portion of a parcel identified as 101 Bayside Place from RT (Two -Unit Residential) to RM (Multiple -Unit Residential, 20 dwelling units per acre). 2. Coastal Land Use Plan Amendment No. 2005 -002 to change the Coastal Land Use ® Plan designation of the same 584 square foot portion of a parcel identified as 101 Bayside Place from RH -D (High Density Residential - 50.1 to 60 dwelling units per acre) to RM -A (Medium Density Residential - 6.1 to 10 dwelling units per acre). 3. Zone Change No. 2005 -009 to change the zoning designation of the 584 square -foot portion of a parcel identified as 101 Bayside Place from R -2 (Two - Family Residential) to MFR (Multifamily Residential, 2178 square feet per unit). 4. Newport Tract No. 2005 -004 (TT16882) combines the 584 square -foot portion of a parcel identified as 101 Bayside Place with parcels identified as 201 -205 Carnation Avenue and 207 Carnation Avenue, and subdivides the air space for 9 residential condominium units. 5. Modification Permit No. 2005 -087 permits a 5 -foot subterranean encroachment into the required 10 -foot front setback along Carnation Avenue, an above -grade and subterranean encroachment of T -1" into a required 10'-7" side yard setback between the project and 215 Carnation, and a 5' -7" above - grade and subterranean encroachment into a required 10' -7" side yard setback between the project and 215 Carnation. 6. Coastal Residential Development Permit No. 2005 -002 to review the potential loss of affordable housing within the Coastal Zone pursuant to Chapter 20.86 of the ® Municipal Code. 8.3 Resolution No. Page 2 of 33 WHEREAS, on February 22, 2007, April 5, 2007, and May 17, 2007, the Planning Commission held a noticed public hearing in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California, at which time the applications, project and a draft Mitigated Negative Declaration was considered. Notice of time, place and purpose of the public hearing was given in accordance with law and testimony was presented to and considered by the Planning Commission at the hearing. At the conclusion of the public hearing, the Planning Commission adopted Resolution No. 1723 recommending revisions and recirculation of the draft Mitigated negative Declaration (MND) and approval of the applications. WHEREAS, an Initial Study and Mitigated Negative Declaration (MND) (SCH No. 2007021054) have been prepared pursuant to the Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K -3. The Draft MND was initially circulated for public comment between January 10, 2007 and March 15, 2007. During the February 22, 2007, public hearing comments on the adequacy of the environmental document were received by the Planning Commission. Those comments led to revisions to the draft MND. The revisions provide additional project information and clarification and no new environmental impacts were identified. The revised MND was recirculated for public comment from April 16, 2007, through May 15, 2007. The contents of the revised environmental document have been considered in prior to rendering of the various decisions on this project. Because on May 17, 2007, the project applicant agreed to modify its proposal to limit development to the predominant line of existing development as that line may ultimately be established by the City Council, the Planning Commission determined that the MND must again be amended and recirculated prior to action by the City Council. The Draft MND was revised and recirculated for public comment between July 13, 2007 and August 12, 2007. WHEREAS, with the applicant's agreement to modify its proposal as described in the preceding recital, the project, as modified and mitigated, will have a less than significant effect on the environment. WHEREAS, the City Council finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. WHEREAS, on August 14, 2006, the City Council held a notice public hearing to consider the applications and the recommendation of the Planning Commission. WHEREAS, the project site has two separate land use designations assigned by the Land Use Element of the General Plan (584 square -feet is designated RT (Two -Unit Residential) and the remaining portion of the site, 60,700 square -feet, is designated RM (Multi -Unit Residential, 20 dwelling units per acre). The proposed amendment changing 6 y Resolution No. Page 3 of 33 ® the land use designation of the 584 square -foot portion of the site to match the remainder of the site will numerically allow 1 additional unit; however, the density limitation as dictated by the Zoning Ordinance is more restrictive as it excludes submerged lands and slopes in excess of 50 % from the calculation. The density of the proposed project is well below the resulting maximum density permitted by the General Plan (28 dwellings) and it is consistent with the maximum density allowed by the existing MFR zone (9 units). The residential condominium project is consistent with the proposed Multi - Family Residential land use designation and is consistent with the residential developments within the area. WHEREAS, Charter Section 423 requires that all proposed General Plan Amendments be reviewed to determine if the square footage (for non - residential projects), peak hour vehicle trip, or dwelling units thresholds would be exceeded as the means to determine whether a vote by the electorate would be required to approve the General Plan Amendment. Pursuant to Council Policy A -18, voter approval is not required as the proposed General Plan Amendment represents an increase of 1 dwelling unit and an increase of 1 A.M. and 1 P.M. peak hour trip. Additionally, no prior amendments have been approved within Statistical Area F3 and, therefore, the project and, prior amendments do not cumulatively exceed Charter Section 423 thresholds as to require a vote of the electorate. WHEREAS, the proposed project subject to conditions of approval is consistent ® with General Plan Policy LU5.1.9 inasmuch as building elevations that face public streets need to be treated to achieve the highest level of urban design and neighborhood quality. Architectural treatment of building elevations and the modulation of mass are important to convey the character of separate living units or clusters of living units, avoiding the appearance of a singular building volume. Street elevations need to be provided with high quality materials and finishes to convey quality. Roof profiles should be modulated to reduce the apparent scale of large structures and to provide visual interest and variety. Parking areas should be designed to be integral with the architecture of the development. Usable and functional private open space for each unit should be incorporated. Common open space that creates a pleasant living environment with opportunities for recreation should also be provided. The project design incorporates building articulation, roof modulation and a diverse architectural. style. Although specific exterior finishes or building materials are not identified at this time, the applicant and architect are committed to providing the highest quality project commensurate with the expense of the project and appropriate to their target buyer. Parking areas are integrated within the overall design and each unit has an outdoor deck or patio that may include a fire pit and spa. Common recreational amenities and storage areas for each unit are provided. WHEREAS, the proposed project subject to conditions of approval is consistent with General Plan Policy LU 5.1.8 that requires adequate enclosed parking considering the number of bedrooms. Seven of the units have three bedrooms and 2 of the units ® have four bedrooms; however, all of the units have other rooms that could be used as bedrooms and the unit sizes range from 4,000 to 6,300 square feet. The project (3.5 Resolution No. Page 4 of 33 provides 3 spaces for each of 7 units and 2 spaces for each of the 2 remaining units (25 spaces). Seven (7) guest parking spaces and 2 golf cart spaces are provided for a total of 34 covered, vehicle spaces. Provided parking is in excess of the minimum required pursuant to the Zoning Code (2.5 parking spaces per unit for total of 23 spaces). WHEREAS, the proposed project is consistent with General Plan Policy CE7.1.8 and Policy CE7.1.1 as well as Coastal Land Use Policy 2.9.3 -1 that requires new development to avoid the use of parking configurations or parking management programs that are difficult to maintain and enforce and that require new development to provide adequate, convenient parking for residents, guests, business patrons and visitors for the following reasons: The below grade parking configuration accessed by elevators is sufficiently convenient in that two vehicle elevators are proposed, which will reduce vehicle wait times to avoid significant conflicts. Emergency power generators are required so that vehicle access is maintained if electrical power is lost. The vehicle maneuvering areas within the parking areas meet applicable standards required by the City Traffic Engineer. WHEREAS, the Land Use and Natural Resources Elements of the General Plan contain general policies regarding the protection of public views, visual resources; coastal bluffs and other natural resources and the Coastal Land Use Plan (CLOP) reflects these same policies and includes additional policies that expand upon the topics addressed in the Land Use and Natural Resources Elements of the General Plan and are applicable only within the Coastal Zone such that a finding of consistency with the CLUP is an implicit finding of consistency with the Land Use Element of the General Plan. Accordingly, based upon facts in support of findings that the project's consistency with the relevant CLUP policies as indicated below, the project is determined to be consistent with all resource protection policies within the Land Use and Natural Resources Elements. WHEREAS, the Coastal Land Use Plan (CLUP) designates the majority of the site RM -A (Medium Density Residential - 6.1 to 10 dwelling units per acre) and a 584 square foot portion of the site is designated RH -D High Density Residential - 50.1 to 60 dwelling units per acre. The proposed amendment of the land use designation for the 584 square foot portion of the site will result in a land use designation the same as the larger portion of the site and will numerically increase the maximum permissible project density by 1 unit, from 13 to 14, but the maximum permissible density pursuant to the RM -A Zoning for the site. WHEREAS, the proposed project is consistent with applicable policies within Chapter 2 (Land Use and Development) of the Coastal Land Use Plan based upon the following: 1. Policy 2.7 -1. Continue to maintain appropriate setbacks and density, floor area, and height limits for residential development to protect the character of established neighborhoods and to protect coastal access and coastal resources. 6-G Resolution No. Page 5 of 33 The project conforms to the height limit of the MFR zone and no deviation is proposed. The project proposes 76,333 gross square feet, well below the maximum 90,759 allowed by the existing MFR zone standard. The proposed 9 -unit project is below the maximum permissible density established by the RM -A (Medium Density Residential - 6.1 to 10 dwelling units per acre). Setback encroachments are primarily subterranean and would not impact the character of the area. The only above- ground encroachments are on the north side of the building. The project provides between 5 and 7.5 feet of separation at the street level and approximately 28 to 30 feet of separation on the levels above. No public view exists in this area where the above - ground encroachments are requested. The setback proposed will provide adequate separation from the building to the north and the encroachments will not impact fragile resources as they are located on the opposite side of the building away from the bluff and bay. 2. Policy 2.7 -2. Continue the administration of provisions of State law relative to the demolition, conversion and construction of low and moderate - income dwelling units within the coastal zone. Government Code Section 65590 (Mello Act) regulates the demolition or conversion of low and moderate income units within the Coastal Zone. All units were vacated in December of 2001 and only a caretaker resides in the apartment. No low or moderate income residents currently reside within the project and, therefore, Government Code ® Section 65590 is not applicable. 3. Policy 2.8.1 -1. Review all applications for new development to determine potential threats from coastal and other hazards. Policy 2.8.1 -2. Design and site new development to avoid hazardous areas and minimize risks to life and property from coastal and other hazards. Policy 2.8.1 -3. Design land divisions, including lot line adjustments, to avoid hazardous areas and minimize risks to life and property from coastal and other hazards. A coastal hazards study has been prepared by GeoSoils Inc., dated October, 5, 2006. Given the location, topography and development proposed, potential hazards are seismic ground shaking, coastal bluff retreat due to erosional forces and tsunamis. Seismic issues are mitigated with the implementation of the Building Code and coastal bluff retreat is not expected to impact the project during the 75 year economic life of the building. Inundation by wave action or tsunami is considered very remote and the proposed improvements are well above wave action. 4. Policy 2.8.1 -4. Require new development to assure stability and structural integrity, and neither create nor contribute significantly to erosion, geologic instability, or ® destruction of the site or surrounding area or in any way require the construction of 13.7 Resolution No. Page 6 of 33 protective devices that would substantially alter natural landforms along bluffs and Cliffs. Policy 2.8.3 -1. Require all coastal development permit applications for new development on a beach or on a coastal bluff property subject to wave action to assess the potential for flooding or damage from waves, storm surge, or seiches, through a wave uprush and impact reports prepared by a licensed civil engineer with expertise in coastal processes. The conditions that shall be considered in a wave uprush study are: a seasonally eroded beach combined with long -term (75 years) erosion; high tide conditions, combined with long -term (75 year) projections for sea level rise; storm waves from a 100 -year event or a storm that compares to the 1982183 El Nino event. Policy 2.8.6 -10. Site and design new structures to avoid the need for shoreline and bluff protective devices during the economic life of the structure (75 years). Policy 2.8.7 -3. Require applications for new development, where applicable [i.e., in areas of known or potential geologic or seismic hazards], to include a geologic /soils /geotechnical study that identities any geologic hazards affecting the proposed project site, any necessary mitigation measures, and contains a statement that the project site is suitable for the proposed development and that the development will be safe from geologic hazard. Require such reports to be signed by a licensed Certified Engineering Geologist or Geotechnical Engineer and subject to review and approval by the City. A Grading Plan Review Report prepared by Neblett & Associates, August 2005, the Coastal Hazard Study prepared by GeoSoils Inc., dated October 2006, a Stormwater Pollution Prevention Plan prepared by Hunsaker and Associates dated March 27, 2005 collectively indicate that the project will not be subject to nor contribute to erosion, geologic instability, geologic hazard nor require shoreline protective devices during the economic life of the structure (75 years). 5. Policy 2.8.6 -9. Require property owners to record a waiver of future shoreline protection for new development during the economic life of the structure (75 years) as a condition of approval of a coastal development permit for new development on a beach, shoreline, or bluff that is subject to wave action, erosion, flooding, landslides, or other hazards associated with development on a beach or bluff Shoreline protection may be permitted to protect existing structures that were legally constructed prior to the certification of the LCP, unless a waiver of future shoreline protection was required by a previous coastal development permit. A waiver of future shoreline protective devices is included as a condition of approval. 6. Policy 2.9.3 -10 Require new development to minimize curb cuts to protect on- street parking spaces and close curb cuts to create new public parking wherever feasible. The project will reduce the width of existing curb cuts creating 3 additional street spaces. G . Resolution No. Page 7 of 33 ® WHEREAS, the proposed project is consistent with Chapter 3 (Public Access) of the Coastal Land Use Plan based upon the following: Policy 3.1.1 -1. Protect, and where feasible, expand and enhance public access to and along the shoreline and to beaches, coastal waters, tidelands, coastal parks, and trails. Policy 3.1.2 -1. Protect and where feasible, expand and enhance public access to and along coastal bluffs. Policy 3.1.2 -2. Site, design, and maintain public access improvements in a manner to avoid or minimize impacts to coastal bluffs. Policy 3.1.1 -11. Require new development to minimize impacts to public access to and along the shoreline. Policy 3.1.1 -9. Protect, expand, and enhance a system of public coastal access that achieves the following: • Maximizes public access to and along the shoreline; • includes pedestrian, hiking, bicycle, and equestrian trails; • Provides connections to beaches, parks, and recreational facilities; ® • Provides connections with trail systems of adjacent jurisdictions; • Provides access to coastal view corridors, • Facilitates alternative modes of transportation; • Minimizes alterations to natural landforms; • Protects environmentally sensitive habitat areas; • Does not violate private property rights. Policy 3.1.1 -24. Encourage the creation of new public vertical accessways where feasible, including Corona del Mar and other areas of limited public accessibility. Policy 3.1.1 -13. Require a direct dedication or an Offer to Dedicate (OTD) an easement for lateral public access for all new shorefront development causing or contributing to adverse public access impacts. Such dedication or easement shall extend from the limits of public ownership (e.g. mean high tide line) landward to a fixed point seaward of the primary extent of development (e.g. intersection of sand with toe or top of revetment, vertical face of seawall, dripline of deck, or toe of bluff). Policy 3.9.1 -14. Require a direct dedication or an Offer to Dedicate (OTD) an easement for vertical access in all new development projects causing or contributing to adverse public access impacts, unless adequate access is available nearby. Vertical accessways shall be a sufficient size to accommodate two -way pedestrian passage and landscape buffer and should be sited along the border or side property line of the ® project site or away from existing or proposed development to the maximum feasible extent. Resolution No. Page 8 of 33 Policy 3.1.1 -24. Encourage the creation of new public vertical accessways where feasible, including Corona del Mar and other areas of limited public accessibility. Policy 3.1.1 -26. Consistent with the policies above, provide maximum public access from the nearest public roadway to the shoreline and along the shoreline with new development except where (1) it is inconsistent with public safety, military security needs, or the protection of fragile coastal resources or (2) adequate access exists nearby. Policy 3.1.1 -27. Implement public access policies in a manner that takes into account the need to regulate the time, place, and manner of public access depending on the facts and circumstances in each case including, but not limited to, the following: • Topographic and geologic site characteristics; • Capacity of the site to sustain use and at what level of intensity; • Fragility of natural resource areas; • Proximity to residential uses; • Public safety services, including lifeguards, fire, and police access; • Support facilities, including parking and restrooms; • Management and maintenance of the access; • The need to balance constitutional rights of individual property owners and the public's constitutional rights of access. The project site has no dedicated public access easements or physical access to the coastal bluff or bay. No abutting vertical or lateral public access presently exists that would connect to any access that might be considered within the development. The steep topography of the site makes vertical access a safety concern and access for the disabled could not be accommodated. Support facilities presently do not exist nor are they planned, and parking in the area is constrained. Lastly, access through the site would be in close proximity to residential uses. The lower portion of the bluff; submerged lands and tidelands will remain in their existing condition. Public access to the tidelands from the water will not be affected as the development will be well above the tidelands. Access to the designated view point at the end of Carnation Avenue will also remain unaffected and the public view from that point and Ocean Boulevard will be enhanced with project approval with the installation of a bench and/or other public amenity at the corner to improve the experience. The project will create 3 new parking spaces along Carnation Avenue with the reduction in the width of the existing driveway approaches. These new public parking spaces will enhance access to the area. With the reduction in residential density and the fact that no access rights or proscriptive access rights exist, the project will not impact or impede public access. Public access to the bay is currently provided in the vicinity at China Cove, Lookout Point and at a street -end located in the 2300 block of Bayside Drive. These access is 13.10 Resolution No. Page 9 of 33 ® points are located approximately 450 feet to the east, 1,125 feet to the east and approximately 480 feet to the northwest, respectively. Based upon the forgoing, requiring public access easements or outright dedication of land for public access is not necessary. WHEREAS, the proposed project is consistent with Policy 4.1.3 -1 of the Coastal Land Use Plan that states "Utilize the following mitigation measures to reduce the potential for adverse impacts to ESA natural habitats from sources including, but not limited to, those identified in Table 4.1,1." Only Subsections E, F, G, and N are applicable to the proposed project as the other subsections are clearly inapplicable as they relate to different physical and operational aspects of Newport Bay. E. Limit encroachments into wetlands to development that is consistent with Section 30233 of the Coastal Act and Policy 4.2.3 -1 of the Coastal Land Use Plan. No encroachment into wetlands is proposed with the project. F. Regulate landscaping or revegetation of blufftop areas to control erosion and invasive plant species and provide a transition area between developed areas and natural habitats. A condition of approval requires all non - native plantings on the bluff to be removed and ® revegetation of the bluff face is regulated to only allow native and non - invasive plantings indigenous to the California coastal bluff environment. G. Require irrigation practices on blufftops that minimize erosion of bluffs. An irrigation plan is required pursuant to conditions of approval for the project and temporary irrigation on the bluff face may only be to be used to establish vegetation. N. Prohibit invasive species and require removal in new development. A condition of approval requires all non - native plantings on the bluff to be removed and revegetation of the bluff face is regulated to allow only native and non- invasive plantings indigenous to the California coastal bluff environment. WHEREAS, the proposed project is consistent with the following policies of Chapter 4 (Coastal Resource Protection) based upon the following: Policy 4.3.1 -5. Require development on steep slopes or steep slopes with erosive soils to implement structural best management practices (BMPs) to prevent or minimize erosion consistent with any load allocation of the TMDLs adopted for Newport Bay. Policy 4.3.1 -6.. Require grading /erosion control plans to include soil stabilization on ® graded or disturbed areas. 8.11 Resolution No. Page 10 of 33 Policy 4.3.1 -7. Require measures be taken during construction to limit land disturbance activities such as clearing and grading, limiting cut -and fill to reduce erosion and sediment loss, and avoiding steep slopes, unstable areas, and erosive soils. Require construction to minimize disturbance of natural vegetation, including significant trees, native vegetation, root structures, and other physical or biological features important for preventing erosion or sedimentation. Policy 4.3.2 -22. Require beachfront and waterfront development to incorporate BMPs designed to prevent or minimize polluted runoff to beach and coastal waters. Policy 4.3.2 -23. Require new development applications to include a Water Quality Management Plan (WQMP). The WQMP's purpose is to minimize to the maximum extent practicable dry weather runoff, runoff from small storms ( less than 314" of rain falling over a 24 -hour period) and the concentration of pollutants in such runoff during construction and post - construction from the property. An Erosion and Sediment Control Plan, Stormwater Pollution Prevention plan and a Water Quality Management Plan are required and include best management practices to ensure that erosion is controlled to the maximum extent feasible. WHEREAS, the proposed project is consistent with Policy 4.4.3 -4. of the Coastal Land Use Plan that states "On bluffs subject to marine erosion, require new accessory structures such as decks, patios and walkways that do not require structural foundations to be sited in accordance with the predominant line of existing development in the subject area, but not less than 10 feet from the bluff edge. Require accessory structures to be removed or relocated landward when threatened by erosion, instability or other hazards." No new accessory structures are proposed. The policy also requires that accessory structures be removed or relocated landward when threatened by erosion, instability or other hazards. A condition of approval is included such that the existing accessory structures (concrete pad, staircase and walkway) will be removed if threatened by erosional processes in the future. WHEREAS, the proposed project is consistent with Policy 4.4.3 -11 of the Coastal Land Use Plan that states "Require applications for new development to include slope stability analyses and erosion rate estimates provided by a licensed Certified Engineering Geologist or Geotechnical Engineer." A Grading Plan Review Report prepared by Neblett & Associates, August 2005, the Coastal Hazard Study prepared by GeoSoils Inc., dated October 2006, a Stormwater Pollution Prevention Plan prepared by Hunsaker and Associates dated March 27, 2005 collectively indicate that the project will not be subject to nor contribute to erosion, geologic instability, geologic hazard nor require shoreline protective devices during the economic life of the structure (75 years). is 6.12- Resolution No. Page 11 of 33 ® WHEREAS, the proposed project is consistent with the following policies of Chapter 4 (Coastal Resource Protection) that regulate the protection of public views based upon the following: Policy 4.4.1 -1. Protect and, where feasible, enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean, bay, and harbor and to coastal bluffs and other scenic coastal areas. Policy 4.4.9 -2. Design and site new development, including landscaping, so as to minimize impacts to public coastal views. Policy 4.4.1 -4. Where appropriate, require new development to provide view easements or corridors designed to protect public coastal views or to restore public coastal views in developed areas. Policy 4.4.1 -6. Protect public coastal views from the following roadway segments... Ocean Boulevard. (Figure 4 -3 of the CLUP identifies the intersection of Carnation Avenue and Ocean Boulevard as a "view point.') Policy 4.4.1 -7. Design and site new development, including landscaping, on the edges of public coastal view corridors, including those down public streets, to frame and accent public coastal views. Policy 4.4.2 -2. Continue to regulate the visual and physical mass of structures consistent with the unique character and visual scale of Newport Beach. Policy 4.4.2 -3. implement the regulation of the building envelope to preserve public views through the height, setback, floor area, lot coverage, and building bulk regulation of the Zoning Code in effect as of October 13, 2005 that limit the building profile and maximize public view opportunities. A public view presently exists over the southeastern portion of the site from Ocean Boulevard and Carnation Avenue to the south and southwest between the existing 14- unit apartment building and improvements on the adjoining property to the southeast. The siting of the proposed building would provide a greater separation between these properties than exists today. Presently, the horizontal view window measures 25 degrees and with the project, the view window will increase to 32 degrees. Based upon the visual simulation prepared by the project architect, the public view from Ocean Boulevard to the west will also be improved due to the position of the proposed building. Subsequent to the preparation of the visual simulation, the applicant revised the project to reduce the bayward extent of Unit 2 on Level 4 to improve the public view over the project to the west. Although the proposed building is taller than the existing building, there is no public view over the buildings; therefore, the taller building proposed will not impact a public view. The project is consistent with the 28 -foot building height limit as demonstrated on Sheet A -16 and verified by staff, and with other building envelope restrictions with the exception of setback encroachments as proposed. The above- 4.13 Resolution No. Page 12 of 33 grade encroachment of the building on the northerly portion of the project site is one - story and does not impact a public view as one presently does not exist in that location. Other setback encroachments are below the grade of the street and would not impact a public view. No other public views exist from the street through the site due to the position of the current buildings. Therefore, the proposed project will not have an impact upon existing public views through the site to the south and west. The recordation of a public view easement to protect the public view over the site from Ocean Boulevard and Carnation Avenue is required as a condition of approval. WHEREAS, the proposed project is consistent with the following policies of Chapter 4 (Coastal Resource Protection) as they related to the scenic and visual qualities of the coastal zone and to minimizing the alteration of the coastal bluff based upon the following: Policy 4.4.1 -1. Protect and, where feasible, enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean, bay, and harbor and to coastal bluffs and other scenic coastal areas. Policy 4.4.1 -2. Design and site new development, including landscaping, so as to minimize impacts to public coastal views. Policy 4.4.1 -3 Design and site new development to minimize alterations to significant natural landforms, including bluffs, cliffs and canyons. Policy 4.4.3 -8. Prohibit development on bluff faces, except private development on coastal bluff faces along Ocean Boulevard, Carnation Avenue and Pacific Drive in Corona del Mar determined to be consistent with the predominant line of existing development or public improvements providing public. access, protecting coastal resources, or providing for public safety. Permit such improvements only when no feasible alternative exists and when designed and constructed to minimize alteration of the bluff face, to not contribute to further erosion of the bluff face, and to be visually compatible with the surrounding area to the maximum extent feasible. Policy 4.4.3 -9. Where principal structures exist on coastal bluff faces along Ocean Boulevard, Carnation Avenue and Pacific Drive in Corona del Mar, require all new development to be sited in accordance with the predominant line of existing development in order to protect public coastal views. Establish a predominant line of development for both principle structures and accessory improvements. The setback shall be increased where necessary to ensure safety and stability of the development. Policy 4.4.3 -12. Employ site design and construction techniques to minimize alteration of coastal bluffs to the maximum extent feasible, such as: A. Siting new development on the flattest area of the site, except when an alternative location is more protective of coastal resources. 65.ly Resolution No. Page 13 of 33 ®B. Utilizing existing driveways and building pads to the maximum extent feasible. C. Clustering building sites. D. Shared use of driveways. E. Designing buildings to conform to the natural contours of the site, and arranging driveways and patio areas to be compatible with the slopes and building design. F. Utilizing special foundations, such as stepped, split level, or cantilever designs. G. Detaching parts of the development, such as a garage from a dwelling unit. H. Requiring any altered slopes to blend into the natural contours of the site. Existing development of the site is located on the face of a coastal bluff based upon the professional opinion of Sidney Neblett, a Certified Engineering Geologist. The coastal bluff transitions from north- facing to west- facing approximately at a point that leads down to the water that provides the western extent of a small pocket beach unofficially known as Carnation Cove. North of the transition point of this coastal bluff, is a series of residential structures developed between 42 and 58 feet above mean sea level. East of the transition point along Ocean Boulevard is a series of past projects that were developed much further down the bluff face with several at the waters edge. In looking at an equal amount of bluff face development on either side of the transition point, ® neither development pattern appears to dominate the other. Based on substantial evidence in the record, the Planning Commission, acting in its advisory capacity to the City Council, has determined that the predominant line of existing development is best depicted by a line that reflects the transition from the west - facing portion of the bluff to the north - facing portion and the corresponding transition in the extent of development on each of those portions. The proposed project/bluff interface line approximates a reasonable transition between the higher development pattern on Carnation Avenue and the lower development pattern on Ocean Boulevard and corresponds with the extent of development set forth in the applicant's project proposal. The applicant has agreed to modify its proposal, if and as needed, to provide that the project will be sited in accordance with the predominant line of existing development as ultimately established by the City Council. Therefore, the modified proposal is consistent with CLUP Policies 4.4.3 -8 and 4.4.3 -9. Additionally, the modified proposal minimizes alteration of the coastal bluff and protects public views of the coastal bluff by not allowing development to extend below the predominant line of existing development. For that same reason, it also protects the scenic and visual qualities of the coastal zone pursuant to CLUP Policies 4.4.1 -1, 4.4.1 -2 and 4.4.1 -3. Development within the predominant line of existing development utilizes the flattest portion of the lot although it would occupy areas outside the existing building pads. Lastly, the project is required to blend any altered slopes outside of the building footprint to blend them into the natural contours of the site. ® WHEREAS, the granting of the Modification Permit application is necessary due to practical difficulties associated with the property and that the strict application of the 6.15 Resolution No. Page 14 of 33 Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code for the following reasons: The site is irregular in shape, has steep topography and has submerged lands which make it difficult to design a project at the density proposed while providing required parking. Approximately 65% of the site is submerged or has slopes in excess of 50 %. The need to provide on -site parking requires that a significant portion of the building area be allocated for the parking garage, thereby reducing available area for residential units. The required side yard setback is also larger than the required front yard setback and the application of this standard represents a practical difficulty given the relatively small buildable area available on the entire site. WHEREAS, the granting of the Modification Permit will be compatible with the existing development in the neighborhood for the following reasons: The requested encroachments within the front yard will be entirely subterranean and will not be visible. The encroachments within the side yard on levels below the street will also not be visible. The side yard setback encroachment on Level 4 (above the street) provides a T -6" setback for approximately 57.5% of the length of the building and 5' for approximately 42.5% of the length of the building. The larger setback is closer to the street. On Levels 5 and 6 above the encroachment on Level 4, the project provides a 28 to 30 -foot setback in excess of the minimum 10' -7" setback. This increased setback provides an enhanced separation of building masses of the project building and the single - family home to the north. This increased setback provides private views over the building from upper levels of residences across Carnation Avenue and enhanced building articulation as suggested by General Plan policy. WHEREAS, the granting of the Modification Permit application will not adversely affect the health or safety of persons residing or working in the neighborhood of the property and will not be detrimental to the general welfare or injurious to property or improvements in the neighborhood for the following reasons: The setback encroachments are predominantly subterranean and the above - ground encroachments are off -set with increased setbacks above grade and they do not block public views. WHEREAS, Newport Tract No. 2005 -004 (TTM16882) can be approved based upon the following findings: 1. The modified project is consistent with the current land use designation including the proposed amendment. The project is consistent with Land Use Element Policy LU5.1.9 regarding the character and quality of multi - family residential development. The project is consistent with Land Use Element and Natural Resources Element policies related to the protection of public views, visual resources, coastal bluffs and other natural resources based upon the project's consistency with the Coastal Land Use Plan. The site is not subject to a specific plan. Minimum lot sizes established by (3.1co Resolution No. Page 15 of 33 ® the Zoning Ordinance are also maintained as required by the City Subdivision Code. The tentative tract map, pursuant to the conditions of approval, is consistent with the Newport Beach Subdivision Code (Title 19) and applicable requirements of the Subdivision Map. 2. The buildable area of the site is relatively small compared to the entire 1.4 acre site. The site is not likely to be subject to coastal erosional processes or hazards during the 75 year economic life of the project. No earthquake faults were found on -site and there is not likely to be and incidence of landslide, lateral spreading, subsidence, liquefaction, or collapse on -site or near the site given on -site soils conditions. These factors indicate that the site is suitable for development. 3. The design of the subdivision and proposed improvements subject to conditions of approval will not cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat based upon the Mitigated Negative Declaration (SCH #2007021054) and the adoption of mitigation measures as conditions of project approval. 4. The tract map would subdivide airspace for residential condominium purposes and is not expected to cause serious public health problems given the use of typical construction materials and practices. No evidence is known to exist that would indicate that the proposed subdivision will generate any serious public health problems. All mitigation measures as outlined in the Mitigated Negative Declaration and the Building, Grading and Fire codes will be implemented to ensure the protection of public health. 5. The proposed subdivision will not conflict with easements, acquired by the public at large, because a utility and sewer easement that affects the site is presently not in use and can be abandoned. The design of the proposed subdivision will not impact an existing storm drain easement and storm drain as proposed improvements will not encroach upon the existing easement. The storm drain easement will appear on the final map. Public utility easements for utility connections that serve the project site are present and will be modified, if necessary, to serve the proposed project. 6. The site is not subject to a Williamson Act contract. 7. The property is not located within the boundaries of a specific plan; 8. The subdivision is subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Department enforces Title 24 compliance through the plan check and field inspection processes. The site has a western exposure and incorporates curved roof elements that will provide some shading of windows and passive solar cooling. Significant exterior wall segments are ® below grade which will benefit from passive cooling. 6.1 Resolution No. Page 16 of 33 9. 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 needs although the proposed subdivision will have the effect of reducing the residential density on the site from 15 units to 9 units. The reduction is insignificant given the City's current housing supply. Although the reduction in units does not assist the City in reaching its production goals, no affordable housing units are being eliminated based upon the fact that the project was not occupied by low or moderate income households. The reduction in density is consistent with existing density limitations of the Municipal Code. 10.Wastewater discharge into the existing sewer system will be consistent with existing residential use of the property, which does not violate Regional Water Quality Control Board (RWQCB) requirements. 11.The proposed subdivision is entirely within the coastal zone and the site is not presently developed with coastal - related uses, coastal- dependent uses or water oriented recreational uses that would be displaced by a non - priority use. The project site is constrained by topography and public access exists nearby making on -site vertical and lateral access unnecessary. Public access to the area is enhanced as a result of increasing public parking opportunities on Carnation Avenue afforded by 3 on street parking spaces to be added with closure of existing driveway curb cuts. The position of the proposed building enhances public views from Ocean Boulevard and Carnation Avenue by increasing the view angle between the development on • the project site and adjacent development. The modified project developed in accordance with the conditions of approval will minimize alteration of the coastal bluff and preserve the scenic and visual quality of the coast by preserving the bluff below the 52 -foot MSL elevation. Lastly, the project will not impact sensitive marine resources with the implementation of the conditions of approval. WHEREAS, the project would demolish 15 dwelling units within the Coastal Zone within 2 buildings and pursuant to Chapter 20.86 of the Zoning Code, demolished units occupied by low or moderate income households must be replaced if such replacement is determined to be feasible. The 15 units are not occupied by low or moderate income households, and therefore, no replacement units are required. Households potentially meeting the low or moderate income limits were not evicted for the purpose of avoiding a replacement requirement within the previous 12 months. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: Section 1. The recitals above are hereby declared to be true, accurate, and correct. Section 2. The City Council hereby finds that the Administrative Record which was considered by the City Council in adopting this Resolution consists, without limitation, of all documents, correspondence, testimony, photographs, and other information presented or r o Resolution No. Page 17 of 33 ® provided to the Planning Director; Planning Commission, City Council and City including, without limitation, testimony received at City Council and Planning Commission meetings, staff reports, agendas, notices, meeting minutes, police reports, correspondence, and all other information provided to the City and retained in the files of the City, its staff and attorneys, and such is hereby incorporated by reference into the Administrative Record and is available upon request ( "Administrative Record "). Section 3. The City Council finds that notice of this hearing was provided in conformance with California law and the Municipal Code of the City of Newport Beach. Section 4 The City Council of the City of Newport Beach does hereby find, on the basis of the whole record, that there is no substantial evidence that the project will have a significant effect on the environment and that the MND reflects the City Council's independent judgment and analysis. Additionally, there are no long -term environmental goals that would be compromised by the project, nor cumulative impacts anticipated in connection with the project. The mitigation measures identified within the MND are feasible and reduce potential environmental impacts to a less than significant level. The mitigation measures are applied to the project and are incorporated as conditions of approval. The City Council hereby adopts Mitigated Negative Declaration SCH No. 2007021054 included therewith. The document and all material which constitute the record upon which this decision was based are hereby incorporated herein by reference and are on file with the Planning Department, City Hall, 3300 Newport Boulevard, ® Newport Beach, California. Section 5. Based on the aforementioned findings, the City Council hereby approves General Plan Amendment No. 2005 -006 per Exhibit "A ", Coastal Land Use Plan Amendment No. 2005 -002 per Exhibit "B ", Newport Tract No. 2005 -004 (TTM 16882), Modification Permit No. 2005 -087 and Coastal Residential Development Permit No. 2005 -002 (PA 2005 -196) subject to conditions of approval attached as Exhibit "C ". Section 6. The Planning Director is hereby directed to submit Coastal Land Use Plan Amendment No. 2005 -002 to the California Coastal Commission for review and approval. The change of the Coastal Land Use Plan designation of the project site shall only become effective upon the approval of Coastal Land Use Plan Amendment No. 2005 -002 by the California Coastal Commission. Section 7. Pursuant to Section 13518 of the California Code of Regulations this Coastal Land Use Plan Amendment No. 2005 -002 shall take effect automatically upon Coastal Commission action unless the Coastal Commission proposes suggested modifications. In the event that the Coastal Commission proposes revisions, this Land Use Plan amendment shall not take effect until the City Council adopts the Commission modifications and all the requirements of Section 13544 of the California Code of Regulations are met. l .J 6.19 Resolution No. Page 18 of 33 This resolution shall take effect immediately upon adoption. Passed and adopted by the City Council of Newport Beach at a regular meeting held on the day of 2007 by the following vote to wit: AYES, COUNCIL MEMBERS NOES, COUNCIL MEMBERS ABSENT, COUNCIL MEMBERS MAYOR ATTEST: CITY CLERK 11 g.2O Resolution No. Page 20 of 33 Exhibit "B" 11 L J (S. 2 2 Resolution No. Page 21 of 33 ® Exhibit "C" CONDITIONS OF APPROVAL Newport Tract No. 2005 -004 (Tentative Tract Map No. 16882). Modification Permit No. 2005 -087 (Project- specific conditions are in italics) Planning Department The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use will be cause for revocation of this permit. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 3. 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. 4. The development shall be in substantial conformance with the approved plans stamped and dated May 4, 2007, except as modified by the conditions of approval. Unit 2 on Level 4 shall be in conformance with the revised floor plan submitted at the May 17, 2007 Planning Commission hearing identified as Exhibit Z 5. Project approvals except the Tentative Tract Map shall expire unless exercised within 24 months from the effective date of approval as specified in Section 20.91.050A of the Newport Beach Municipal Code. Reasonable extensions may be granted by the Planning Director in accordance with applicable regulations. The Tentative Tract Map shall expire within 36 months from the date of approval unless extensions are granted prior to expiration in accordance with the Subdivision Ordinance and Subdivision Map Act. 6. The applicant shall obtain a Coastal Development Permit from the California Coastal Commission prior to the issuance of any building or grading permit for the project. 7. The Covenants Conditions and Restrictions (CC &Rs) for the proposed condominium association shall provide for the long term maintenance of the project and shall be reviewed and approved by the Newport Beach City Attorney prior to their recordation. The CC &Rs shall include a provision that residents shall park ® only operable vehicles within the parking garage that are in active use (i.e. no long term storage of vehicles). t3 . Z 3 Resolution No. Page 22 of 33 8. Prior to the issuance of a grading or building permit the applicant shall provide the City with a performance bond or its equivalent to ensure timely completion of all improvements represented on plans and drawings submitted for permit approval in the event construction of improvements consistent with project approval is abandoned. The performance bond or its equivalent shall be in 100% of the cost of the building shell and shall be issued with the City as beneficiary by an insurance company currently authorized by the insurance Commissioner to transact business of insurance in the State of California and shall have an assigned policyholders' Rating of A (or higher) and Financial Size Category Class VII (or larger) in accordance with the latest edition of Bests Key Rating Guide unless otherwise approved by the City Risk Manager. The bond or equivalent shall be released in 25% increments upon completion of each quarter of construction of the building shell. 9. Prior to the issuance of a grading or building permit for new construction, the applicant shall execute a waiver of all claims against the City for future liability or damage resulting from the approval to build the project. The form and content of the waiver shall be in a form acceptable to the office of the City Attorney and the waiver shall be recorded against the property in question. 10. Prior to the issuance of a building permit the applicant shall prepare a photometric study in conjunction with a final lighting plan for approval by the Planning Director. The site shall not be excessively illuminated as excessive illumination may be determined consistent with the luminance recommendations of the Illuminating Engineering Society of North America or by the Planning Director in the event the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. 11. Prior to the issuance of a building permit a landscape and irrigation plan prepared by a licensed landscape architect shall be submitted for Planning Commission review and shall be subject to Planning Director approval. The plans shall incorporate drought tolerant plantings and water efficient irrigation practices. All planting areas, with the exception of bluff areas, shall be provided with a permanent underground automatic sprinkler irrigation system of a design suitable for the type and arrangement of the plant materials selected. The irrigation system shall be adjustable based upon either a signal from a satellite or an on -site moisture- sensor. Planting areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier. Landscaping shall be located so as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer. The proposed landscaping adjacent to the back of sidewalk shall be designed with provisions that will prevent irrigation and /or other runoff from spilling onto the sidewalk. 12. Prior to the issuance of a building permit, the developer shall pay a park dedication in -lieu fee of $6,894.37 per unit. 13. Prior to the issuance of a building or grading permit, a waiver of future shoreline protection during the economic life of the structure (75 years) shall be recorded 6.2Y Resolution No. Page 23 of 33 against the property. The waiver shall be binding upon all future owners and assignees: The waiver shall be reviewed and approved by the City Attorney prior to recordation. 14. Prior to issuance of the certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare. The Planning Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 15. Prior to issuance of a certificate occupancy for the project, the applicant shall install a public bench within the public right -of -way as depicted on the site plan. The specific design and location of the bench shall be approved by the Public Works, Planning and General Serviced Departments prior to installation. 16. Prior to the issuance of a certificate of occupancy, the applicant shall schedule an inspection by the Code and Water Quality Enforcement Division to confirm that all landscaping materials and irrigation systems have been installed in accordance with the approved plans. 17. All landscape materials and landscaped areas shall be installed and maintained in accordance with the approved landscape plan. All landscaped areas shall be ® maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, watering, 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. 18. Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior on -site lighting shall be shielded and confined within site boundaries. No direct rays or glare are permitted to shine onto public streets or adjacent sites or create a public nuisance.. E 19. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets within the limits authorized by this permit, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code, Community Noise Control. 20. Water leaving the project site due to over - irrigation of landscape shall be minimized. If an incident such as this is reported, a representative from the Code and Water Quality Enforcement Division of the City Manager's Office shall visit the location, investigate, inform resident if possible, leave a note and in some cases shut -off the water. 21. Watering should be done during the early morning or evening hours to minimize evaporation (between 4:00 p.m. and 9:00 a.m., the following morning). 6.25 Resolution No. Page 24 of 33 22. All leaks shall be investigated by a representative from the Code and Water Quality Enforcement Division of the City Manager's Office and the applicant or future owners shall complete all required repairs. 23. The applicant shall be responsible for the payment of all administrative costs identified by the Planning Department within 30 days of receiving a final notification of costs or prior to the issuance of a Building Permit. 24. All altered slopes that are outside of the building envelope shall be contoured to resemble the existing natural terrain. 25. 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 AERIE Project including, but not limited to, the approval of General Plan Amendment No. 2005 -006, Coastal Land Use Plan Amendment No. 2005 -002, Code Amendment No. 2005 -009, Tentative Tract Map No. 2005 -004 (Tract 16882), Modification Permit No. 2005 -087 and Coastal Residential Development Permit No. 2005 -002 collectively referred to as PA 2005 -196; and/or the City's related California Environmental Quality Act determinations, the adoption of a Mitigated Negative Declaration and a Mitigation Monitoring Program for the AERIE Project. 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. 26. The project shall incorporate and implement an emergency power backup system so the vehicle lifts will operate during a power outage. The location of the generator shall be sound attenuated and screened from public view and subject to the review and approval of the Planning Director. 27. Remote control operators for the vehicle elevators, in quantities equal to the number of parking spaces assigned to each dwelling unit, shall be provided to occupants of the respective units. The project shall incorporate an external indicating system to alert drivers which vehicle elevator will be available for immediate use. The vehicle elevator system shall be designed and maintained to return the elevator cars to the street level when not in use. The vehicle elevator system shall be maintained for efficient use throughout the life of the project. ,6. 20 Resolution No. Page 25 of 33 ® 28. Vehicle parking and maneuvering areas shall be restricted to the parking of operable vehicles and shall not be used for storage of any kind including the long -term storage of vehicles not in regular use. 29. Construction activities shall be confined to the hours of 7:00 a.m. and 6:30 p.m. on weekdays and on Saturdays between the hours of 8:00 a.m. and 6:00 p.m. 30. Idling of construction vehicles and equipment shall be limited to the maximum extent feasible. Construction vehicles and equipment shall be properly operated and maintained and shall be turned off immediately. Construction workers, equipment operators or truck drivers shall not employ any form of audible signaling system during any phase of construction. 31. Reclaimed water shall be used wherever available, assuming it is economically feasible. Fire Department 32. One gumey- accommodating elevator shall be provided in accordance with Chapter 30 of the California Building Code within the project that must access each level. 33. A Class 111 standpipe system shall be provided at the private dock in accordance with ® Newport Beach Fire Department guidelines. 34. A public fire hydrant shall be provided at the comer of Carnation Avenue and Ocean Boulevard. The hydrant shall be installed and tested prior to occupancy of the project, unless required earlier by the Fire Department. 35. A fire alarm system with fire control room shall be provided within the project. Monitored Automatic fire sprinklers shall be required for the entire structure to meet NFA13, 199 Edition and in accordance with Newport Beach Fire Department requirements. Shut -off valves and a waterflow device shall be provided for each unit. A Class I standpipe shall be provided at every level at all stairs. Standpipe and sprinklers may be a combination system. 36. The project shall provide pressurized exit enclosures and vestibules in accordance with the Building Code. Enclosures shall be a minimum two -hour fire rated construction. 37. Approved numbers or addresses shall be placed on all new and existing buildings in such a position that is plainly visible and legible from the street or road fronting the property. Said numbers shall be of made of non - combustible materials, shall contrast with their background, and shall be either internally or externally illuminated to be visible at night. Number shall be no less than six inches in height with a one -inch stroke. ® Public Works 6.27 Resolution No. Page 26 of 33 38. All parking stall dimensions shall comply with City's Standard Drawings STD -805- L -A. 39. Driveway /drive aisle slopes shall comply with City Standard STD - 160 -L -C, which accommodate a 15 percent maximum slope and a maximum change in grade of 11 percent. The building plans shall show detailed profile of each of the proposed driveways. 40. Project driveways must conform to the City's sight distance standard 110 -L. The design shall be reviewed and approved by the City Traffic Engineer. 41. All work conducted within the public right -of -way shall be approved under an encroachment permit issued by the Public Works Department. 42. Construction surety in a form acceptable to the City, guaranteeing the completion of the various required public improvements and repairs, shall be submitted to the Public Works Department for City Council approval prior to the issuance of Public Works Department encroachment permit. 43. All improvements shall be constructed as required by Ordinance and the Public Works Department. 44. A water demand, a storm drain system capacity, and a sanitary sewer system capacity study shall be submitted to the Public Works Department along with the first building plan check submittal. The recommendations of these studies shall be incorporated as a part of the submitted plans. 45. Street, drainage and utility improvements within the public right -of -way shall be submitted on City standard improvement plan formats. All of the plan sheets shall be wet sealed, dated, and signed by the California registered professionals responsible for the designs shown on said plans. 46. All new landscaping within the public right -of -way shall be approved by the General Services Department and the Public Works Department. 47. The applicant shall submit detail plans for the on -site drainage system(s) to demonstrate that it will prevent the underground garage from being flooded during storm events. 48. The Developer shall file one (1) Final Tract Map (Map). 49. The roadway cross section shown on the Map with a 110 -foot right -of -way width should be labeled as "Ocean Boulevard ". 50. The Map shall be prepared on the California coordinate system (NAD88). Prior to Map recordation, the surveyor /engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital - graphic file of said map in a manner described in the Orange County Subdivision Code and Orange County rellm Resolution No. Page 27 of 33 !� Subdivision Manual. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 51. Prior to recordation, the Map boundary shall be tied onto the Horizontal Control System established by the County Surveyor in a manner described in Sections 7- 9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the City Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 52. The applicant's request to vacate the existing sewedutilities easement shall be approved by the City Utilities Department prior to the issuance of a building permit or the recordation of the final tract map. The existing private ingress/egress easement with the same width, length, and alignment as the existing sewer /utilities easement shall be vacated or permission from the beneficiaries of the private easement shall be documented prior to the issuance of a building permit or the recordation of the final tract map. 53. A 5 -foot wide public sewer and utilities easement as measured from the centerline of the existing sewer main fronting the development site shall be recorded against the property. The applicant shall prepare and submit the legal description for said ® easement for City review and approval. 54. All easements of record shall be recorded as a part of the Final Map. 55. All improvements shall be designed and constructed in accordance with the current edition of the City Design Criteria, Standard Special Provisions, and Standard Drawings. 56. The sidewalk portion of the proposed new driveway approach shall be constructed with 2% cross -fall per City Standards. 57. Temporary construction sheet piles shall be installed to protect all existing storm drain and sanitary sewer mains within and adjacent to the development site. 58. No structures or construction tie -backs shall be constructed within the limits of any easements or public right -of -way without the approval of an Encroachment Agreement and Permit. 59. Full -width concrete sidewalk and curb and gutter shall be constructed along the length of the Carnation Avenue and Ocean Boulevard frontages. The new sidewalk shall join the existing sidewalk in front of 2501 Ocean Boulevard. 60. New concrete curbs shall be dowelled into sound concrete roadway pavement. ® 61. Trees shall not be installed at locations where mature tree roots could damage the existing City sewer main. & 29 Resolution No. Page 28 of 33 62. The plans suggested there will be a 40 -foot (40) drop from the top of proposed perimetedretaining walls along the Carnation Avenue ,property line to the garden below. The proposed top of wall is shown on the Plans as 15" above the sidewalk finish surface. Adequate safety provisions for pedestrians and W/B Ocean Boulevard vehicle traffic shall be shown on building plans along the length of said walls and shall be implemented throughout the life of the project. 63. Each dwelling unit shall be served by its individual water service and sewer lateral connection and cleanout. 64. All utility connections shall be placed underground in accordance with the Subdivision Code. 65. The garage space for Unit 8 on the basement level shall be relocated across the parking aisle from Guest Parking 4 as the removal of the garage wall from this side of Parking Level will provide enhanced maneuvering area for vehicles. 66. The on -site parking, vehicular circulation and pedestrian circulation systems shall be subject to further review and approval by the Traffic Engineer and any corrections /modifications shall be made to the satisfaction of the Traffic Engineer. 67. All non- standard improvements within the public right -of -way would require an Encroachment Agreement and Encroachment Permit. 68. Curb cuts within the public right -of -way leading to the pedestrian walkways shall not be permitted. Standard curb, gutter and sidewalk shall be installed. 69. Gates shall not be designed to open out into the public right -of -way. 70. Raised planters shall not be permitted within the Public right -of -way. Planting adjacent to the curb shall accommodate a vehicle car door opening. Project landscape plans shall provide details of the planters and shall be reviewed and approved by the Public Works Department prior to the issuance of a building permit. 71. The driveway approaches within the public right -of -way shall be shall be narrowed to the width of garage openings they serve. Six -inch curbs shall have a 3 foot flare. Drive approaches shall be modified to comply with ADA requirements. 72. Planters adjacent to the freight elevators shall be pulled back from the Carnation Avenue property line two feet to improve vehicle maneuvering. Planters in the front yard shall not encroach into the projection of the garage door edge. 73. No structural support column shall be located in the middle of the driveway leading to the parking area located on Level 4. 74. The loading area adjacent to the ADA accessible stall shall be 8 -foot wide. FUMS Resolution No. Page 29 of 33 ® 75. Prior to the issuance of a building permit, the applicant shall prepare a study of the existing drainage area and catch basin in Carnation Avenue to determine the appropriate size of catch basin. The developer shall enlarge the existing catch basin accordingly. 76. Prior to the issuance of the building permit, Public Works Department plan check and inspection fee shall be paid. 77. Prior to the issuance of a grading or building permit, the applicant shall prepare a construction phasing plan and construction delivery plan that includes routing of large vehicles. The plan shall include a haul route plan for review and approval of the Public Works Department. Said plan shall specify the routes to be traveled, times of.travel, total number of trucks, number of trucks per hour, time of operation, and safety /congestion precautions (e.g., signage, flagmen). Large construction vehicles shall not be permitted to travel narrow streets and alleys as determined by the Public Works Department. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. The plans shall include a provision that maintains the public right -of -way open to vehicular and pedestrian traffic after working hours daily. 78. Where vehicles leave the construction site and enter adjacent public streets, any visible track -out extending for more than fifty (50) feet from the access point shall ® be swept within thirty (30) minutes of deposition. 79. Prior to commencement of demolition and grading the applicant shall submit to the City calculations showing the proposed travel route for haul trucks, the distance traveled, and how many daily truck trips that can be accommodated to ensure that the daily cumulative miles traveled is below the assumed total vehicle miles traveled in the quantitative air quality assessment of the Mitigated negative declaration. Building Department 80. The applicant is required to obtain all applicable permits from the City of Newport Beach. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The facility shall be designed to meet fire protection requirements and shall be subject to review and approval by the Newport Beach Building and Fire Departments. 81. The proposed project shall conform to the requirements of the Uniform Building Code, any local amendments to the UBC, and State Disabled Access requirements, unless otherwise approved by the Building Department. 82. County Sanitation District fees shall be paid prior to issuance of any building permits. a. 31 Resolution No. Page 30 of 33 83. Prior to the issuance of the grading permit, a Stormwater Pollution Prevention Plan (SWPPP) shall be prepared and approved by the City of Newport Beach as the local permitting agency in accordance with the requirements of the Regional Water Quality Control Board (RWQCB). The SWPPP shall include BMPs to eliminate and /or minimize stormwater pollution prior to, and during construction. The SWPPP shall require construction to occur in stages and stabilized prior to disturbing other areas and require the use of temporary diversion dikes and basins to trap sediment from run -off and allow clarification prior to discharge. 84. Prior to the issuance of the grading permit, the applicant shall prepare a Water Quality Management Plan (WQMP) specifically identifying the Best Management Practices (BMP's) that will be used on site to control predictable pollutant runoff. The plan shall identify the types of structural and non - structural measures to be used. The plan shall comply with the Orange County Drainage Area Management Plan (DAMP). Particular attention should be addressed to the appendix section "Best Management Practices for New Development." The WQMP shall clearly show the locations of structural BMP's, and assignment of long term maintenance responsibilities (which shall also be included in the Maintenance Agreement). The plan shall be prepared to the format of the DAMP title "Water Quality Management Plan Outline" and be subject to the approval of the City. 85. Prior to the issuance of the grading or building permit, the applicant shall obtain a NPDES permit. The applicant shall incorporate storm water pollutant control into erosion control plans using BMPs to the maximum extent possible. Evidence that proper clearances have been obtained through the State Water Resources Control Board shall be given to the Building Department prior to issuance of grading permits. 86. Prior to the issuance of the grading permit, the applicant shall submit evidence to the City Building Official that the applicant has obtained coverage under the NPDES statewide General Construction Activity Stormwater Permit from the State Water Resources Control Board. 87. Prior to the issuance of a grading or building permit, the applicant shall submit an Erosion and Sediment Control Plan (ESCP) in a manner meeting approval of the City Building Official, to demonstrate compliance with local and state water quality regulations for grading and construction activities. The ESCP shall identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be properly covered, stored, and secured to prevent transport into local drainages or coastal waters by wind, rain, tracking, tidal erosion, or dispersion. The ESCP shall also describe how the applicant will ensure that all Best Management Practices (BMPs) will be maintained during construction of any future public right -of -ways. A copy of the current ESCP shall be kept at the project site and be available for City of Newport Beach review on request. The ESCP shall include and require the use of soil stabilization measures for all disturbed areas. 6.32- Resolution No. Page 31 of 33 ® 88. Prior to issuance of the grading permit, the project applicant shall document to the City of Newport Beach Building Department that all facilities will be designed and constructed to comply with current seismic safety standards and the current City - adopted version of the Uniform Building Code. 89. Prior to issuance of the grading permit, a geotechnical report shall be submitted with construction drawings for plan check. The Building Department shall ensure that the project complies with the geotechnical recommendations included in the preliminary geologic investigation as well as additional requirements, if any, imposed by the Newport Beach Building Department. 90. Prior to issuance of the building permit, school impacts fees will be paid to the Building. Department to assist in funding school facility expansion and educational services to area residents. Mitigation Measures from the Mitigated Negative Declaration 91. Mitigation Measure 1 -1 — The project shall be revised such that principal building is within the predominant line of existing development as established by the City Council. 92. Mitigation Measure III -1 — During grading activities, any exposed soil areas shall ® be watered at least four times per day. Stockpiles of crushed cement, debris, dirt or other dusty materials shall be covered or watered twice daily. On windy days or when fugitive dust can be observed leaving the proposed project site, additional applications of water shall be applied to maintain a minimum 12 percent moisture content as defined by SCAQMD Rule 403. Soil disturbance shall be terminated whenever windy conditions exceed 25 miles per hour. 93. Mitigation Measure III -2 — Truck loads carrying soil and debris material shall be wetted or covered prior to leaving the site. Where vehicles leave the construction site and enter adjacent public streets, the streets shall be swept daily. 94. Mitigation Measure III -3 — All diesel - powered machinery exceeding 100 horsepower shall be equipped with soot traps, unless the Contractor demonstrates to the satisfaction of the City Building Official that it is infeasible. 95. Mitigation Measure III-4 — The construction contractor shall time the construction activities, including the transportation of construction equipment vehicles and equipment to the site, and delivery of materials, so as not to interfere with peak hour traffic. To minimize obstruction of through traffic lanes adjacent to the site, a flag person shall be retained to maintain safety adjacent to existing roadways, if deemed necessary by the City. 96. Mitigation Measure III -5 — The construction contractor shall encourage ridesharing and transit incentives for the construction workers. 6.33 Resolution No. Page 32 of 33 97. Mitigation Measure III -6 — To the extent feasible, pre - coated /natural colored building materials shall be used. Water -based or low VOC coatings shall be is used that comply with SCAQMD Rule 1113 limits. Spray equipment with high transfer efficiency, or manual coatings application such as paint brush, hand roller, trowel, etc. shall be used to reduce VOC emissions, where practical. Paint application shall use lower volatility paint not exceeding 100 grams of ROG per liter. 98. Mitigation Measure V -1 — During excavation and grading of the site, paleontological monitoring shall be conducted by an experienced monitor under the direction of the project paleontologist. If fossil remains are found by the monitor, earthmoving shall be diverted temporarily around the fossils until the remains have been recovered and the monitor agrees to allow earthmoving to proceed. 99. Mitigation Measure VIII -1: The developer shall be responsible for replacement/upsizing of the Carnation Avenue storm drain, to provide sufficient capacity for the added runoff generated by this project, as well as existing runoff from the rest of the tributary area to this drain. It shall satisfy the appropriate storm -year design criteria established by the City Engineer. This storm drain reconstruction shall include appropriate urban runoff filtration elements, to reduce potential water pollution impacts into Newport Harbor. Reconstruction of this storm drain shall occur outside of the rainy season. 100. Mitigation Measure IX -1 — The property owner(s) shall execute and record a waiver of future shoreline protection for the project prior to the issuance of a building permit. Said waiver shall be subject to the review and approval of the City Attorney. 101. Mitigation Measure IX -2 — The applicant shall dedicate a view easement as depicted on the exhibit below; however, it will only affect the project site. Structures and landscaping within the easement area shall not be permitted to block public views. The easement shall be recorded prior to the issuance of a building permit for new construction and shall be reflected on the final tract map. 102. Mitigation Measure IX -3 — Accessory structures shall be relocated or removed if threatened by coastal erosion. Accessory structures shall not be expanded and routine maintenance of accessory structures is permitted. 103. Mitigation Measure IX -4 — Bluff landscaping shall consist of native, drought tolerant plant species determined to be consistent with the California coastal buff environment. Invasive and non - native species shall be removed. Irrigation of bluff faces to establish re- vegetated areas shall be temporary and used only to establish the plants. Upon establishment of the plantings, the temporary irrigation system shall be removed. �J B. 3 Y Resolution No. Page 33 of 33 ® 104. Mitigation Measure XV -1: Prior to commencement of each major phase of construction, the Contractor shall submit a construction staging, parking and traffic control plan for approval by the Public Works Department. This plan shall identify the proposed construction staging area(s), construction crew parking area(s), estimated number and types of vehicles that will occur during that phase, the proposed arrival /departure routes and operational safeguards (e.g. flagmen, barricades, shuttle services, etc.) and hourly restrictions, if necessary, to avoid traffic conflicts during peak traffic periods, displacement of on- street parking and to ensure safety. The construction staging, parking and traffic control plan shall provide for an off -site parking lot for construction crews which will be shuttled to and from the project site at the beginning and end of each day until such time that the project site can accommodate construction vehicle parking. Construction traffic routes shall be included and shall avoid narrow residential streets, unless there is no alternative, and shall not include any streets where some form of construction is underway within or adjacent to the street that would impact the efficacy of the proposed route. Grading and dirt hauling shall not be scheduled during the summer season (Memorial Day holiday weekend through and including the Labor Day holiday weekend).The approved construction staging, parking traffic control plan shall be implemented throughout each major construction phase. 11 J 6-35