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HomeMy WebLinkAboutZA2017-094 - COASTAL DEVELOPMENT PERMIT FOR DEMOLITION OF EXISTING RESIDENCE AND CONSTRUCTION OF NEW SINGLE FAMILY RESIDENCE WITH ATTACHED TWO CAR GARAGE - 6506 WEST OCEAN FRONT08-15-2017 RESOLUTION NO. ZA2017-094 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-082 TO CONSTRUCT A NEW THREE-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED TWO-CAR GARAGE AT 6506 WEST OCEAN FRONT (PA2017-188) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Hamilton Partners LLC, with respect to property located at 6506 West Ocean Front requesting approval of a coastal development permit. 2. The property is legally described as Lot 4, Block E, of Tract 709, including 15 feet of abandoned right-of-way on southwesterly side. 3. The applicant proposes to demolish an existing residential duplex and to construct a new 2,721-square-foot, three-story single-family residence with an attached two-car garage. The design includes hardscape, low patio walls and subsurface drainage facilities. The project complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RT (Two-Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two-Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT-E (Two-Unit Residential, 30.0 – 39.9 DU/AC) and it is located within the R- 2 (Two-Unit Residential) Coastal Zone District. 6. A public hearing was held on November 30, 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 hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. Zoning Administrator Resolution No. ZA2017-094 Page 2 of 8 2. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing duplex and the construction of a new 2,721-square-foot single-family residence with an attached two-car garage in the R-2 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,120 square feet and the proposed floor area is 3,108 square feet. b. The proposed development will provide the minimum required setbacks, which are five (5) feet along the front property line abutting West Ocean Front, three (3) feet along each side property line and five (5) feet along the rear property line abutting the alley. c. The highest guardrail is less than 24 feet from the established grade of 14.17 feet (NAVD88) and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height limitation. d. The project includes enclosed garage parking for two vehicles, in compliance with the minimum parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. Coastal Land Use Plan Section 3.1.3 (Beach Encroachments) allows encroachments into the Ocean Front right-of-way on a limited basis. The project includes a concrete patio enclosed with low two-foot high walls, similar to other neighboring properties. This encroachment is consistent with City Council Policy L-12 and Appendix C of NBMC Title 21. Compliance will be verified by the City’s Public Works Department during the building permit plan check process. 3. The neighborhood is predominantly developed with two- and three-story, single-family and duplex residences. The proposed design, bulk, and scale of the development will Zoning Administrator Resolution No. ZA2017-094 Page 3 of 8 be consistent with the existing neighborhood pattern of development and expected future development. 4. The development fronts a sandy beach area of more than 200 feet in width. The finished first floor elevation of the proposed residence is 14.75 feet (NAVD88) at the beach side, stepping down to 13.67 feet (NAVD88) towards the alley. Both elevations are higher than the minimum required 9.00-foot (NAVD88) elevation standard. 5. A project-specific Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated June 9, 2017. The report concludes it is very unlikely that any type of wave will reach the site even considering a 4.75-foot rise in sea level that could occur by the year 2092. The report also concludes the proposed project will be reasonably safe from shoreline erosion due to the width of the beach and lack of wave or wakes that would erode sand from the beach. Overall, the analysis concludes that the proposed project will be safe from flooding and erosion hazards for the next 75 years, and that no shoreline protective devices will be required. 6. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 7. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 8. A Construction Pollution Prevention Plan (CPPP) prepared by Toal Engineering, dated September 11, 2017, provides recommendations for temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation , and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated as the property is located more than 200 feet from coastal waters. 9. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), because the development contains more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) was prepared by Toal Engineering, dated September 11, 2017. The WQHP has been reviewed and approved by the City’s Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low-impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of Zoning Administrator Resolution No. ZA2017-094 Page 4 of 8 the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 10. The 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. 11. There is no landscaping currently proposed as part of the project. Any future landscaping will be verified for compliance with NBMC Section 21.30.075. A condition of approval is included that requires drought tolerant and prohibits invasive species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 12. The property is not located near designated Public View Points or Coastal View Roads and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone . Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to, use, and/or view the coast and nearby recreational facilities. 2. The residential lot does not currently provide nor does it inhibit public coastal access. Lateral beach access is provided along Seashore Drive and by the public beach itself. Vertical access to the beach is available approximately 60 feet west of the project site along Lugonia Street and approximately 90 feet east of the project site along Walnut Street. 3. There are no designated Public View Points or Coastal View Roads near the project site, per the Coastal Land Use Plan. Due to the distance of the proposed development from public view points and the project’s compliance with all applicable development standards, including height and setbacks, the project will not impact coastal views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-082, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. Zoning Administrator Resolution No. ZA2017-094 Page 5 of 8 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 30 603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 30TH DAY OF NOVEMBER, 2017. _____________________________________ Patrick J. Alford, Zoning Administrator Zoning Administrator Resolution No. ZA2017-094 Page 6 of 8 EXHIBIT “A” CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any 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 development. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 5. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 6. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 7. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. Zoning Administrator Resolution No. ZA2017-094 Page 7 of 8 8. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 9. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 10. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 11. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 12. 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. 13. 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. 14. 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 Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 15. Prior to issuance of the building permits, the approved CPPP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and any changes could require separate review and approval by the Building Division. 16. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non -invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 17. 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. 18. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. Zoning Administrator Resolution No. ZA2017-094 Page 8 of 8 19. Coastal Development Permit No. CD2017-082 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. 20. 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 Hamilton Partners Residence CDP including, but not limited to, Coastal Development Permit No. CD2017-082 (PA2017-188). 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.