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HomeMy WebLinkAboutZA2017-042 - DEMO EXISTING SFR AND CONSTRUCT NEW SFR - 409 39th StRESOLUTION NO. ZA2017-042 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-008 FOR A NEW SINGLE UNIT RESIDENCE LOCATED AT 2134 MIRAMAR AVENUE (PA2017-024) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by William Guidero, with respect to property located at 2134 Miramar Drive and legally described as Tract 518, Block O, Lot 11 and Por. of Lot 10, Parcel 2 requesting approval of a Coastal Development Permit. 2. The applicant proposes the demolition of an existing single-family residence and attached garage and the construction of a new 29 -foot high, 3,228 square foot single-family residence with an attached garage. The development also includes hardscape, drainage, and 40 square feet of landscaping. The proposed residence complies with all applicable development standards including height, setback, and floor area limits. 3. The subject property is located within the Single -Unit Residential (R-1) Zoning District and the General Plan Land Use Element category is Single -Unit Residential Detached (RS- D). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached —10.0-19.9 DU/AC (RSD -C) and the Coastal Zoning District is Single -Unit Residential (R-1). 5. A public hearing was held on June 15, 2017 in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures). 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-1 Coastal Zoning District and complies with all applicable development standards. Zoning Administrator Resolution No. ZA2017-042 Paqe 2 of 7 3. As a Class 4 Resource (Historic Resource Inventory), the Gronsky House is not considered a significant historical resource for the purposes of CEQA. Pursuant to Section 15064.5 (Determining the Significance of Impacts to Archeological and Historical Resources) of the CEQA Guidelines, a resource identified as significant in a Historical Resource Survey is presumed to be historically or culturally significant. In this case, the City's Historic Resource Inventory determined the structure is not a significant historic resource, but rather of historic interest worthy of recognition. The 1992 Historic Resource Inventory was not formally adopted by resolution or ordinance. Additionally, the home is not on the formally adopted Newport Beach Register of Historical Property therefore, the home does not meet the definition of a historic resource under CEQA. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,506 square feet and the proposed floor area is 3,228 square feet. b. The proposed development complies with the required setbacks, which are 10 feet along the front property line, 3 feet along each side property line and 0 feet along the rear property line adjacent to the alley. C. The highest guardrail/parapet is less than 24 feet from the established grade and the highest ridge is 29 feet from established grade. The proposed development complies with all height requirements. d. As the proposed development includes less than 4,000 square feet of livable floor area, a two -car garage is required. The proposed development provides a compliant two -car garage. 2. The neighborhood is predominantly developed with two -and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The proposed development is not located on the shoreline and is approximately 450 feet from the nearest beach and over 300 feet from Newport Bay. The proposed finished floor is 11.00 MSL (NAVD88) which is higher than the 9.00 MSL (NAVD88) standard. Impacts from wave run-up and sea level rise are not anticipated. 01-03-17 Zoning Administrator Resolution No. ZA2017-042 Paqe 3 of 7 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and California Building Code (CBC) prior to building permit issuance. 5. Project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 6. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought tolerant and prohibits invasive species. Final landscape plans will be checked to verify invasive species are not planted. 7. The existing home (Gronsky House) is included in the City's Historic resource Inventory (1992). The inventory provides guidance but is not a formal historic resource list nor was it formally adopted by the City Council. The home is not included on the Newport Beach Register of Historical Properties, which is the official list. 8. Conditional of Approval No. 14 requires photographic documentation of the home be prepared prior to the issuance of demolition permits. Photo documentation is consistent with past requirements when Class 4 structures have been proposed for demolition. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The proposed project is not located between the nearest public road and the sea or shoreline. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-008, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 01-03-17 Zoning Administrator Resolution No. ZA2017-042 Paqe 4 of 7 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 15th DAY OF JUNE, 2017. Patrick J. Alford, Zoning Administrator 01-03-17 Zoning Administrator Resolution No. ZA2017-042 Paqe 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL SEE PC STANDARD CONDITIONS.DOC (Project -specific conditions are in italics) PLANNING 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2017-008 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Prior to issuance of the building permits. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 9. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only 01-03-17 Zoning Administrator Resolution No. ZA2017-042 Page 6 of 7 and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 10. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 11. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 12. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan consistent with Implementation Plan section 21.30.075.. 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. 13. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 14. Prior to the issuance of a demolition permit, the applicant shall submit a photographic documentation with captions describing the photographs of the existing home (Gronsky House). The photographs should include noteworthy exterior and interior features of the home. Adequacy of the documentation shall be reviewed and approved by the Planning Division. 15. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 16. 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. 17. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 21 Local Coastal Program Implementation and Zoning of the Newport Beach Municipal Code. 18. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature 01-03-17 Zoning Administrator Resolution No. ZA2017-042 Paqe 7 of 7 whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Smith Residence including, but not limited to, Coastal Development No. CD2017-008. 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. 01-03-17