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HomeMy WebLinkAboutZA2018-010 - COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2-CAR GARAGE - 2036 OCEAN BOULEVARD12-21-2017 RESOLUTION NO. ZA2018-010 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-109 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2-CAR GARAGE LOCATED AT 2036 OCEAN BOULEVARD (PA2017- 258) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1.An application was filed by Ryan Oldham of Oldham Architects (“Applicant”), on behalf of Jim Cefalia of Shoreline Developers (“Owner”), with respect to property located at 2036 Ocean Boulevard, requesting approval of a coastal development permit. 2.The lot at 2036 Ocean Boulevard is legally described as Lot 10, Block G, of Tract 518. 3.The Applicant requests a Coastal Development Permit to demolish an existing single- family residence and construct a new 3,072-square-foot, three-story, single-family residence with an attached 370-square-foot, two-car garage. The project also includes landscaping, hardscape, and drainage within the confines of private property. The proposed residence complies with all applicable development standards including height, setbacks, and floor area limits and no deviations are requested. 4.The subject property is designated RS-D (Single-Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single-Unit Residential) Zoning District. 5.The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-C (Single-Unit Residential Detached) – (10.0-19.9 DU/AC) and it is located within the R-1 (Single-Unit Residential) Coastal Zone District. 6.A public hearing was held on February 15, 2018, 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 Zoning Administrator Resolution No. ZA2018-010 Page 2 of 7 12-21-2017 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2.Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 3,072-square- foot single-family residence and attached 370-square-foot 2-car garage. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) 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 total proposed floor area, including the residence and enclosed parking, is 3,442 square feet, which complies with the maximum allowable floor area limit of 3,749 square feet. b.The proposed development provides the minimum required setbacks, which are ten (10) feet along the front property line abutting Ocean Boulevard, three (3) feet along each side property line, and zero (0) feet along the rear property line abutting the 20-foot wide alley. c.The highest guardrail is less than 24 feet from established grade (11.33 feet NAVD88) and the highest ridge is no more than 29 feet from establi shed grade, which complies with the maximum height limitation. d.The project includes garage parking for a total of two vehicles, complying with the minimum two-car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 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 located more than 500 feet from the mean high tide line and is separated from the ocean by East Ocean Front Alley and a row of existing Zoning Administrator Resolution No. ZA2018-010 Page 3 of 7 12-21-2017 residential development. The project site is not protected by a bulkhead. The finished floor elevation of the proposed residence is 11.33 feet (NAVD88), which complies with the minimum required 9.00-foot (NAVD88) elevation standard. 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 (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the CBC prior to building permit issuance. 5.The property is not located on the shoreline nor is it located within 100 feet of coastal waters. 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. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 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 public recreation, access, or views and the project will not affect the public’s ability to gain access to, use, and/or view the coast and nearby recreational facilities. The residential lot does not currently provide nor inhibit public coastal access. The property is located approximately 230 feet from the public beach and multiple access points are provided at street ends throughout Balboa Peninsula. Vertical access to the bay front is available along L Street and M Street, at an equal distance of 425 feet and 330 feet, respectively. Lateral A ccess is available via a public beach fronting East Ocean Front. 2.The proposed project is located entirely on private property and there will be no reduction in on-street parking spaces. 3.The property is not located near Public View Points or Coastal View Roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. The nearest Public View Point is located at the West Jetty View Park at Peninsula Point, approximately 1,000 feet to the southeast of the project site. Due to the distance of the proposed development from the Public Viewpoint and the project’s compliance with height and setbacks, views from this View Point will not be impacted by the proposed development. There is no Coastal View Road (segment) on the Balboa Peninsula. Zoning Administrator Resolution No. ZA2018-010 Page 4 of 7 12-21-2017 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1.The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-109, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 2.This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF FEBRUARY, 2018. _______________________________ Patrick J. Alford, Zoning Administrator Zoning Administrator Resolution No. ZA2018-010 Page 5 of 7 12-21-2017 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.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, the beach, wetlands or their buffers. 3.Best Management Practices (BMP’s) and Good Housekeeping Practices (GHP’s) shall be implemented prior to and throughout the duration of construction activity. 4.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. 5.Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the com pletion 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. 6.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. 7.Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 8.The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9.The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 10.This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined 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. Zoning Administrator Resolution No. ZA2018-010 Page 6 of 7 12-21-2017 11.Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 12.Prior to issuance of a building permit, 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 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. 13.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. 14.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. 15.All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 16.Should the property be sold or otherwise come under different ownership, any fu ture owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 17.Coastal Development Permit No. CD2017-109 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. 18.To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Cefalia Residence including, but not limited to, Coastal Development Permit No. CD2017-109 (PA2017-258). 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 Zoning Administrator Resolution No. ZA2018-010 Page 7 of 7 12-21-2017 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.