HomeMy WebLinkAbout06_ Segerstrom Residence_PA2017-2054�EVVPOQT
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ZONING ADMINISTRATOR STAFF REPORT
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SUBJECT: Segerstrom Residence (PA2017-205)
SITE LOCATION: 818 West Bay Avenue
Coastal Development Permit No. CD2017-090
APPLICANT: Richard Krantz Architects
OWNER: Sally Segerstrom
PLANNER: Liane Schuller, Contract Planner
949-644-3237, Ischuller@newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
March 15, 2018
Agenda Item No. 6
• General Plan: RS -D (Single -Unit Residential Detached)
• Zoning District : R-1 (Single -Unit Residential)
• Coastal Land Use Category: RSD -B (Single -Unit Residential Detached - (6.0 - 9.9
DU/AC)
• Coastal Zoning District: R-1 (Single -Unit Residential)
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of an existing single-family
residence and construction of a new three-story, 7,451 -square -foot, single-family
residence, including an attached three -car garage. The project includes landscape,
hardscape, and subsurface drainage facilities all within the confines of private property.
The site is protected by an existing private bulkhead that has been inspected, is in
generally good condition, and will be reinforced in conjunction with the proposed
construction. The design complies with all applicable development standards and no
deviations are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) because it has no potential to have a significant effect on the environment;
and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2017-090 (Attachment No. ZA 1).
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Zoning Administrator, March 15, 2018
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Land Use and Development Standards
The project is located in the R-1 Zoning District, which allows a maximum of one
residential dwelling unit on a single legal lot, and is consistent with the City's Coastal
Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property
is not eligible for a Waiver for De Minimis Development because the property is
located in the Appeal Area.
The property consists of two legal lots containing an existing single-family residence.
The building permit issued forthe original structure predates the Subdivision Map Act
requirement to merge underlying lot lines. Prior to issuance of a building permit for
the proposed development, the applicant will be required to apply for and obtain a
certificate of compliance to formally recognize the two underlying legal lots as a
single building site (Condition of Approval No. 5).
The neighborhood is predominantly developed with two-story, single-family
residential structures. Most newer residences have a rooftop deck and a partial
third story. The proposed design, bulk, and scale of the development is consistent
with the existing neighborhood pattern of development and expected future
development.
The proposed single-family residence and accessory structures conform to al
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below:
Hazards
• The finished first floor elevation of the proposed residence is 9.17 feet based on
the North American Vertical Datum (NAVD88), which exceeds the minimum
required 9.00 -foot (NAVD88) elevation standard.
N
Table 1 — Development Standards
Development Standard
Standard
Proposed
Setbacks min.
Front street
4 feet
4 feet
Sides
4 feet
4 feet
Front water
20 feet
20 feet
Allowable Floor Area
9,070 square feet
7,451 square feet
Open Volume Area
680 square feet
905 square feet
Third Floor Area
680 square feet
545 square feet
Parkin
3 -car garage
3 -car garage
Height
24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
• The finished first floor elevation of the proposed residence is 9.17 feet based on
the North American Vertical Datum (NAVD88), which exceeds the minimum
required 9.00 -foot (NAVD88) elevation standard.
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Zoning Administrator, March 15, 2018
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• The existing development includes a private seawall/bulkhead along the waterway.
A Bulkhead Condition Report prepared by William Simpson & Associates, Inc.,
dated January 10, 2018, concludes that the cast -in-place wall is in generally good
condition. In order to protect the proposed new development, the report
recommends that the wall be reinforced and repaired, and provides specific
recommendations on how this should be accomplished. Once the wall has been
reinforced and repaired, it is not anticipated that the wall will need further repair or
replacement over the economic life of the proposed development (i.e., 75 years).
• A project -specific Coastal Hazards Analysis Report was prepared by William
Simpson & Associates, Inc., dated January 10, 2018. The report concludes that
flooding, wave run up and erosion will not significantly impact this property over
the life of the proposed development, provided the existing seawall is reinforced
and repaired as recommended.
• 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.
• The property is located in an area known for the potential of seismic activity and
liquefaction. A project -specific Geotechnical Investigation prepared by LGC
Geotechnical, Inc., dated September 8, 2017, provides recommendations relative to
grading, drainage and foundation design. 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.
Water Quality
• A Construction Pollution Prevention Plan (CPPP) prepared by Duca-McCoy, Inc.,
dated August 22, 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
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Zoning Administrator, March 15, 2018
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chemicals and materials. Construction plans and activities will be required to adhere
to the CPPP.
Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because
of the project site's proximity to coastal waters, a Water Quality and Hydrology Plan
(WQHP) was prepared by Duca-McCoy, dated August, 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 the proposed BMPs.
Construction plans will be reviewed for compliance with the approved WQHP prior to
building permit issuance.
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.
Public Access
The project site is located between the nearest public road and the sea or shoreline,
and the existing residential development does not currently provide nor does it inhibit
public coastal access. Implementation Plan Section 21.30A.040 requires that the
provision of public access bear a reasonable relationship between the requirement
and the project's impact and be proportional to the impact. In this case, the project
replaces an existing single-family residence located on a coastal lot with a new
single-family residence. Therefore, the project does not involve a change in land use,
density or intensity that will result in increased demand on public access and
recreation opportunities. Furthermore, the project is designed and sited so as not to
block or impede existing public access opportunities.
Lateral coastal access is provided by the public beach area approximately 300 feet
west of the site, and by smaller nearby public beach areas accessible from the water.
The nearest vertical access is provided at the 9th Street street -end approximately 120
feet west of the project site.
The project site is not located adjacent to a coastal view road, public viewpoint, public
park or beach, or public accessway, as identified in the Coastal Land Use Plan.
Furthermore, an investigation of the project site and surrounding area did not identify
any other public view opportunities. The project site may be located within the
viewshed of distant public viewing areas. However, the project is located on a coastal
lot and will replace an existing single-family home with a new single-family home that
complies with all applicable LCP development standards and maintains a building
envelope consistent with the existing neighborhood pattern of development.
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Zoning Administrator, March 15, 2018
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Therefore, the project does not have the potential to degrade the visual quality of the
Coastal Zone or result in significant adverse impacts to public views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the demolition and 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 single-family residence and
the construction of a new three-story, 7,451 -square -foot, single-family residence,
including an attached three -car garage in the R-1 Zoning District.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD
This action shall become final and effective 14 days following the date the Resolution is
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. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
ane Sc u er
ontract Planner
BMZ/Is
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Attachments
Segerstrom Residence
Zoning Administrator, March 15, 2018
Page 6
ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Project Description and Justification
ZA 4
Project Plans
M,
Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2017-090 TO
DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND
CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY
RESIDENCE AND ATTACHED THREE -CAR GARAGE AT 818
WEST BAY AVENUE (PA2017-205)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Richard Krantz Architects ("Applicant'), on behalf of Sally
Segerstrom ("Owner"), with respect to property located at 818 West Bay Avenue,
requesting approval of a coastal development permit.
2. The property is legally described as Lots 30 and 31 of Tract 884.
3. The applicant proposes the demolition of an existing single-family residence and
construction of a new three-story, 7,451 -square -foot, single-family residence including an
attached three -car garage. The project includes landscape, hardscape, and subsurface
drainage facilities all within the confines of private property. The site is protected by an
existing private bulkhead that has been inspected, is in generally good condition, and will
be reinforced in conjunction with the proposed construction. The design complies with all
applicable development standards and no deviations are requested.
4. The subject property is designated Single -Unit Residential Detached (RS -D) by the
General Plan Land Use Element and is located within the Single -Unit Residential (R-1)
Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single -Unit Residential Detached (6.0 — 9.9 DU/AC) (RSD -B) and is located
within the Single -Unit Residential (R-1) Coastal Zoning District.
6. A public hearing was held on March 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
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Conversion of Small Structures), because it has no potential to have a significant effect on
the environment.
2. Class 3 exempts the demolition and 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 single-family residence
and the construction of a new 7,451 -square -foot, single-family residence including an
attached three -car garage in the R-1 Zoning District.
SECTION 3. REQUIRED FINDINGS.
In accordance with Newport Beach Municipal Code ("NBMC) Section 21.52.015 (Coastal
Development Permits, Findings and Decision), 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 9,072 square feet and the proposed floor area
is 7,451 square feet, including the garage.
b. The proposed development will provide the minimum required setbacks, which are
four (4) feet along the front property line abutting West Bay Avenue, four (4) feet
along each side property line, and twenty (20) feet along the front property line
abutting the Newport Harbor waterway.
c. The highest guardrail is less than 24 feet and the highest roof ridge is no more than
29 feet, measured from the finished first floor level of 9.00 feet (NAVD88), which
complies with the maximum height limitation.
d. The project includes enclosed garage parking for three vehicles, in compliance with
the minimum parking requirement for single-family residences with 4,000 square
feet or more of habitable floor area.
2. The neighborhood is predominantly developed with two-story, single-family residences.
Most newer residences have a rooftop deck and a partial third story. The proposed
design, bulk, and scale of the development is consistent with the existing neighborhood
pattern of development and expected future development.
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3. The finished first floor elevation of the proposed residence is 9.17 feet (NAVD88), based
on the North American Vertical Datum (NAVD88), which exceeds the minimum required
9.00 -foot (NAVD88) elevation standard.
4. The existing development includes a private seawall/bulkhead along the waterway. A
Bulkhead Condition Report prepared by William Simpson & Associates, Inc., dated
January 10, 2018, concludes that the cast -in-place wall is in generally good condition.
In order to protect the proposed new development, the report recommends that the wall
be reinforced and repaired, and provides specific recommendations on how this should
be accomplished. Once the wall has been reinforced and repaired, it is not anticipated
that the wall will need further repair or replacement over the economic life of the
proposed development (i.e., 75 years).
5. 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.
6. A project -specific Coastal Hazards Analysis Report was prepared by William Simpson
& Associates, Inc., dated January 10, 2018. The report concludes that flooding, wave
run up and erosion will not significantly impact this property over the life of the proposed
development, provided the existing seawall is reinforced and repaired as recommended.
7. The property is located in an area known for the potential of seismic activity and
liquefaction. A project -specific Geotechnical Investigation prepared by LGC Geotechnical,
Inc., dated September 8, 2017, provides recommendations relative to grading, drainage
and foundation design. 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 Duca-McCoy, Inc., dated
August 22, 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. Construction plans
and activities will be required to adhere to the CPPP.
9. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the
project site's proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was
prepared by Duca-McCoy, dated August, 2017. The WQHP has been reviewed and
approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and
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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 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. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). Condition of Approval No. 16 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 viewpoints or coastal view roads and
will not impact public coastal views. See all Facts in Support of Finding B below.
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. The
residential lot does not currently provide nor does it inhibit public coastal access.
Implementation Plan Section 21.30A.040 requires that the provision of public access bear
a reasonable relationship between the requirement and the project's impact and be
proportional to the impact. In this case, the project replaces an existing single-family
residence located on a coastal lot with a new single-family residence. Therefore, the project
does not involve a change in land use, density or intensity that will result in increased
demand on public access and recreation opportunities. Furthermore, the project is
designed and sited so as not to block or impede existing public access opportunities.
2. Lateral coastal access is provided by the public beach area approximately 300 feet west
of the site, and from smaller nearby public beach areas accessible from the water. The
nearest vertical access is provided at the gth Street street -end approximately 120 feet west
of the project site.
3. The project site is not located adjacent to a coastal view road, public viewpoint, public park
or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore,
an investigation of the project site and surrounding area did not identify any other public
view opportunities. The project site may be located within the viewshed of distant public
viewing areas. However, the project is located on a coastal lot and will replace an existing
single-family home with a new single-family home that complies with all applicable LCP
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development standards and maintains a building envelope consistent with the existing
neighborhood pattern of development. Therefore, the project does not have the potential
to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to
public views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-090, 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 MARCH, 2018.
Patrick J. Alford, Zoning Administrator
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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 including the
repair and maintenance, enhancement, reinforcement, or any other activity affecting the
bulkhead, that results in any encroachment seaward of the authorized footprint of the
bulkhead or other shoreline protective device. 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. The existing private seawall/bulkhead shall be reinforced and repaired, in keeping with
the recommendations provided in the Bulkhead Condition Report prepared by William
Simpson & Associates, Inc., dated December 19, 2017.
5. Prior to issuance of a building permit, the Owner shall apply for and obtain a certificate
of compliance to formally recognize the two underlying legal lots as a single building
site.
6. 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.
7. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
8. 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
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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.
9. 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.
10. 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.
11. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
12. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
13. 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.
14. 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.
15. 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.
16. 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 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.
17. Prior to issuance of a building permit, 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.
18. Prior to the issuance of a building permit, the applicant shall submit a final landscape
and irrigation plan. These plans shall incorporate drought -tolerant plantings, non-
invasive plant species and water efficient irrigation design. The plans shall be approved
by the Planning Division.
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19. 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.
20. 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.
21. Coastal Development Permit No. CD2017-090 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.
22. 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 Segerstrom Residence including, but not limited to, Coastal Development
Permit No. CD2017-090 (PA2017-205). 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.
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Attachment No. ZA 2
Vicinity Map
1(
VICINITY MAP
Coastal Development Permit No. CD2017-090
PA2017-205
818 West Bay Avenue
Attachment No. ZA 3
Project Description and Justification
12
Richard Krantz Architecture, Inc.
1500 Quail Street, Suite 520
Newport Beach, CA 92660
(949) 752-6345 (949) 752.6235 fax
January 2, 2018
Segerstrom/Andrews Residence
818 West Bay Avenue
Newport Beach, CA 92661
Re: Project description and justification
City of Newport Beach Planning Department,
On behalf of our client, we are proposing the demolition of the existing structure located at
818 West Bay Avenue and construction of a 2 -story, single family residence in it's place with
attached garage and upper roof deck as shown in the submitted set of plans. Per City of
Newport Beach Municipal Code Section 21.52.015(F) "Findings and Decision", the
project will conform with the following:
1. Project will be in full compliance with current planning and building codes.
2. New home of 6,813 sq. ft. conditioned space and 650 sq. ft. garage complies with all
zoning codes including open area calculation and 3rd floor limitation requirements.
3. The residence will include 5 bedrooms, 6.5 baths, and 3 garage parking spaces, 410
sq. ft. of uncovered decks, and 446 sq. ft. of covered decks. Included in these
numbers are the third floor 271 sq. ft. covered deck, 133 sq. ft. uncovered deck and <
139 sq. ft. mechanical deck.
4. The maximum height of the building will be 29'-0" tall which is at 38.00' above sea
level. The first floor finish floor is located at 9.17' above sea level.
5. The project conforms to all applicable sections of the certified Local Coastal Program.
19
Attachment No. ZA 4
Project Plans
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A. ATTIC VENTILATION SHALL EQUAL 1/150 OF THE AREA OF
ENCLOSED ATTIC AREA. REFER TO TABLE BELOW FOR NUMBER OF
i
VENTS REQUIRED.
B. PROVIDE "O-HA61N" CLOAKED VENT TILES TO MATCH PROFILE OF X
ROOF TILE. VENTS SHALL BE CONTSTRUCTED OF UNFINISHED SHEET
COPPER AND PAINTED TO MATCH ROOF TILE COLOR. X
E G. DISTRIBUTE VENTS EVENLY ACROSS LENGTH OF ROOF, AND LOCATE
A33 D G B A MINIMUM OF 24" FROM VALLEY WATERWAYS.
A3.2 A3.2 A3.1 D. VOLUME CL&. ROOF RAFTER VENTILATION - VERIFY X
VOLUME GL6. LOCATIONS WITH INTERIOR DESIGNER X
PRIOR TO CONSTRUCTION
ROOF AREA REQUIRED VENTILATION (S.IJ # VENTS
roof plan notes roof plan legend: ('/'�°) 86.22555.1.I1.EA.
A 514 (AREAXI44)/150 = 494 6
I. IT 15 THE GONTRAGTOR'S RESPONSIBILITY TO CONSTRUCT b. IF FORGED AIR UNITS ARE TO BE LOCATED IN THE ATTIC, 9. THIS PROJECT IS BEING CONSTRUCTED IN A "SPECIAL WIND 13. CHIMNEY GAPS SHALL BE FINISHED IN COMPLIANCE WITH B 513 (AREAX144)/150 = 493 6
THE HOUSE ENTIRELY WITHIN THE 5UILDIN6 ENVELOPE THEY MUST BE POSITIONED IN SUCH A MANNER THAT THE REGION" AS DETERMINED BY THE COUNTY. ALL ROOF PELICAN CREST DESIGN GUIDELINES. FLOOR FOR REFERENCE ONLY; REFER G 101 (AR£AXI44)/150 = 97 2
AS SHOWN AND NOTED IN THESE PLANS. THE REQUIRED FLUE LENGTH FROM THE FURNACE TO THE FASTENERS SHALL BE INSTALLED PER THE ROOFING WALLS SHOWN AT TO THIRD FLOOR ( 3RD 5RD FLOOR
FOR MORE INFORMATION
GAP IS PROVIDED WITHIN THE ATTIC, ALLOWING THE MANUFACTURER'S INSTRUCTIONS. CHASE TERMINATIONS SHALL 13E PAINTED FLAT BLACK D 340 (AREAX144)/150 = 327 4
2. ALL ROOF HIP AND RIDGE ELEVATIONS ARE DIMENSIONED GAP TO BE THE MINIMUM HEIGHT ABOVE THE FINISHED FASTENERS SHALL BE ABLE TO RESIST A WIND LOAD OF AND SCREENED WITH A GRILLE OF I" X 3/Ib" FLAT COPPER
TO THE TOP OF TILE. (8" OF FIN15H MATERIALS 15 ASSUMED) ROOFING ALLOWED BY CODE. NOT LESS THAN 80 M.P.H. (O.C. BLDG. ORD. NO.3953 ). BARS SPACED DENSELY ENOUGH TO SHIELD THE CHASE E 778 (AREAX144)/150 = 747 9
THE HEADS OF ALL TILES SHALL BE NAILED. TERMINATION FROM VIEW. ROOF LINES
3. ROOFING MATERIAL: 7. ALL MECHANICAL AND PLUMBING VENTS MUST BE CONSOLIDATED THE NOSES OF ALL EAVE TILES SHALL BE FASTENED WITH F 340 (AREAX144)/150 = 327 4
TWO-PIECE CLAY ROOF TILE -BARREL TILE WITH 100% BOOSTER AND LOCATED IN AREAS THAT MINIMIZE THEIR VISIBILITY. APPROVED CLIPS. DECORATIVE SHROUDS SHALL BE UNFINISHED SHEET PERIMETER OF WALLS BELOW 6 102 (AREAXI44)/150 = 98 2
BY REDLAND CLAY TILE I.G.G.: E5R-1489, 1000 L55./ 50. VENTS MUST BE AS LOW IN HEIGHT AS ALLOWED BY CODE, ALL RAKE TILES SHALL BE NAILED WITH TWO NAILS COPPER.
COLOR: AND COMPLY WITH THE DESIGN GUIDELINES. TOP OF VENTS THE NOSES OF ALL HIP, RIDGE AND RAKE TILES SHALL BE H I66 (AREAX144)/150 = 160 2
REDLANDS BAJA SANDGAST MUST NOT BE H16HER THAN ADJACENT RIDGE. SET IN A BEAD OF APPROVED ROOFER'S MASTIC. CHIMNEY TO EXTEND AT LEAST 2' ABOVE ANY PORTION OF BUILDING SETBACK LINE I 38 (AREAXI44)/150 = 37
50% XXX THE BUILDIN6 WITHIN 10' OF CHIMNEY, AND NOT LE55 THAN
25% XXX 8. CUSTOM SKYLIGHT BY BRISTOLITE (1.0.0. NO. E5R-3177) 10. AT PLYWOOD -DECKED ROOFS, PROVIDE MINIMUM II GAUGE, 3' FROM POINT WHERE CHIMNEY PA5SE5 THROUGH ROOF. TOTAL 2892 (AREAX144)/150 = 2,780 36
25% XXX SKYLI&HTS SHALL HAVE FLAT &LASS, AND THE CONSTRUCTION, LARGE HEADED, NON -CORROSIVE BOX NAILS OF SUFFICIENT ORO SECT. RI003.9 PROPERTY LINE
MATERIALS AND FINISH SHALL BE IN COMPLIANCE WITH THE LENGTH TO PENETRATE 1/2" TO 3/4" INTO THE DECK.
4. &UTTERS: NO. 26 GALVANIZED METAL, PAINTED PER FINISH DESIGN GUIDELINES. UPLI6HTIN& I5 NOT ALLOWED IN THE 14. MECHANICAL EQUIPMENT OF ANY TYPE 15 NOT PERMITTED PER G.R.G. SECTION R8O6, THE TOTAL NET FREE VENTILATING AREA
ROOF SCHEDULE SHEET A4.1, SOLDER ALL JOINTS. DOWNSPOUTS VICINITY OF SKYLIGHTS. GLAZING MATERIAL SHALL BE FULLY 11. PROVIDE WATERPROOF MEMBRANE OVER RIDGE ON ANY EXTERIOR SURFACE OF THE BUILDING. SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE ATTIC SPACE
AND ROOF DRANS TO BE CONNECTED TO SITE AREA DRAIN SYSTEM. TEMPERED, HEAT-STREN&THENED, WIRED, APPROVED RIGID BOARDS, BENEATH ALL VALLEY FLASHINGS, SHEET METAL VENTILATED EXCEPT THAT REDUCTION OF THE TOTAL AREA TO 1/300 15
INSTALL GUTTER PROTECTION WITH THE MEANS TO PLASTIC, OR LAMINATED IN ACCORDANCE WITH ORO R308.6.2. CRICKETS, AND ENCLOSED TROUGH DRAINS OR &UTTERS. 15. VENT HOOD FROM KITCHEN RANGE TO TERMINATE IN A PERMITTED PROVIDED THAT AT LEAST 40% AND NOT MORE THAN 50%
PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS. HOODED COPPER VENT WITH SCREEN MAX. b" ABOVE ROOF OF THE REQUIRED VENTILATIN6 AREA 15 PROVIDED BY VENTILATORS
12. DECK DRAINS SHALL BE CONNECTED TO 51TE AREA SHEATHING. LOCATED IN THE UPPER PORTION OF THE SPACE TO BE VENTILATED.
5. ALL EXPOSED FLASHINGS AND SHEET METAL SHALL BE NO. 26 DRAIN SYSTEM. THE KITCHEN EXHAUST FAN SHALL BE LOCATED WITHIN THE
KITCHEN VENT HOOD OR CEILING. NO MECHANICAL EQUIPMENT UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 BELOW THE
15 PERMITTED ON THE EXTERIOR SURFACE OF THE BUILDIN6. RIDGE OR THE HIGHEST POINT OF THE SPACE, WITH THE BALANCE TO BE
PROVIDED BY EAVE OR CORNICE VENTS.
DRAWN
C H E C K E D
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ILEX CRENATA'SKY PENCIL'
15 GAL
(2)
ARBUTUS x'MARINA'
24" BOX
(2)
TRISTANIA LAURINA'ELEGANT' TRISTANIA LAURINA'ELEGANT'
24" BOX 24" BOX
(1) (1)
GENERAL PLANTING NOTES:
DAYDREAM DESIGNS TO APPROVE ALL PLANT MATERIAL NOT LESS THAN 1
WEEK PRIOR TO ANTICIPATED PLANTING DATE.
CONTRACTOR TO COORDINATE APPROVALS. CONTRACTOR SHALL REMOVE ALL
GROWER STAKES, TAGS AND RIBBONS.
LANDSCAPE CONTRACTOR SHALL MAINTAIN PROPER DRAINAGE AND DIRECT ALL
WATER SO AS TO PREVENT STANDING WATER.
CONTRACTOR SHALL GUARANTEE SHRUBS FOR 6 MONTHS AND TREE/PALM
MATERIAL FOR 12 MONTHS.
DAYDREAM DESIGNS SHALL APPROVE PLANT MATERIAL PLACEMENT PRIOR TO
INSTALLATION. THE FOLLOWING MINIMUM CRITERIA SHALL BE OBSERVED BY
THE LANDSCAPE CONTRACTOR:
A. NO TREES SHALL BE PLANTED CLOSER THAN 5' TO A BUILDING OR ROOF
STRUCTURE WITHOUT A ROOT BARRIER. NO TREES SHALL BE PLANTED
CLOSER THAN 5' TO PAVING OR FREESTANDING WALLS WITHOUT A ROOT
BARRIER.
B. TREES SHALL NOT BE PLANTED WHERE FUTURE GROWTH WILL OBVIOUSLY
CONFLICT WITH ROOF OVERHANGS.
C. NO SHRUBS SHALL BE PLANTED THAT WILL CREATE A VISUAL OBSTRUCTION
TO SIGHT LINE OF VEHICLE TRAFFIC.
D. TREES PLANTED IN LANDSCAPE AREAS OF LESS THAN 4' IN WIDTH SHALL BE
INSTALLED WITH AN APPROVED ROOT BARRIERS.
E. ANY PLANTING SHOWN ON THE PLANS OR EXISTING IN THE FIELD THAT
CONTRADICTS THESE CRITERIA IS TO BE BROUGHT TO THE ATTENTION OF
THE LANDSCAPE ARCHITECT FOR RESOLUTION. FAILURE TO DO SO MAY
RESULT IN THE CONTRACTOR TO REMOVE OR RELOCATE PLANT MATERIAL.
TREE LEGEND:
SYMBOL
NAME
SIZE
QTY.
W.U.C.O.L.S.
HEIGHT x WIDTH
GROWTH
BC
ARBUTUS X'MARINA'
24" BOX /
W
LOW
15' x 20'
HYBRID STRAWBERRY TREE
36" BOX
2
MEDIUM
SLOW
ILEX CRENATA'SKY PENCIL'
15 GAL
3
MEDIUM
10' x 5'
®
COLUMNAR JAPANESE HOLLY
1 GAL.
o
z
MEDIUM
SLOW
TRISTANIA LAURINA'ELEGANT'
24" BOX
MEDIUM
20' x 12'
ELEGANT WATER GUM
LC/)
MEDIUM
��ury
O
5 GAL.
MEDIUM
SHRUB LEGEND:
SYMBOL
NAME
SIZE
QTY.
W.U.C.O.L.S.
HEIGHT x WIDTH
GROWTH
BC
BERBERIS'CRIMSON PYGMY'
15 GAL.
W
LOW
2' x 3'
CRIMSON DWARF JAPANESE BARBERRY
70
SLOW
BUXUS SEMPERVIRENS'SUFFRUTICOSA'
M
2 x 2
®
1 GAL.
o
z
MEDIUM
TRUE DWARF BOXWOOD
O
M
MEDIUM
COPROSMA'TEQUILA SUNRISE'
LC/)
3' x 4'
TS
O
5 GAL.
MEDIUM
U)
Z
TEQUILA SUNRISE MIRROR PLANT
c
Q
=
00M
O
MEDIUM
O
EUONYMUS WICROPHYLLUS VARIEGATU
'1 GAL.
Z
MEDIUM
1' x 2'
C0
VARIEGATED BOXLEAF EUONYMUS
H
U
O
MEDIUM
O
HELICTRICHON SEMPERVIRENS
1 GAL.
MEDIUM
1' x 2'
BLUE OAT GRASS
W�
Z
MEDIUM
PR
HYDRANGEA'PARIS RAPA'
5 GAL.
MEDIUM
3' x 3'
OC)
CITYLINE PARIS BIGLEAF HYDRANGEA
O
SLOW
HSQ
HYDRANGEA QUER.'SNOW QUEEN'
5 GAL.
MEDIUM
4' x 5'
SNOW QUEEN OAKLEAF HYDRANGEA
SLOW
O
FESTUCA'ELIJAH BLUE'
1 GAL.
LOW
1' x 2'
ELIJAH BLUE FESCUE
MEDIUM
S
O
FESTUCA'SISKIYOU BLUE'
1 GAL
LOW
1' x 2'
SISKIYOU BLUE FESCUE
.
MEDIUM
LIGUSTRUM JAPONICUM'TEXANUM'
4' x 6'
LJ
15 GAL.
LOW
MEDIUM
WAXLEAF PRIVET
MAINTAIN AS HEDGE
PITTOSPORUM T.'GOLF BALL'
3' x 4'
GB
5 GAL.
MEDIUM
GOLF BALL KOHUHU
MEDIUM
2' x 3'
®
ROSA x'NOATRAUM'
5 GAL.
10
MEDIUM
MEDIUM
FLOWER CARPET GROUNDCOVER ROSE
(PINK FLOWER)
O
ROSA BANKSIAE'LUTEA'
5 GAL.
10
MEDIUM
2' x 3'
YELLOW LADY BANKS CLIMBING ROSE
MEDIUM
GREGGII
2' x 3'
OSALVII
SG
5 GAL.
LOW
AUTUMN SAGE
MEDIUM
ROOT BARRIER NOTE:
ALL TREES PLANTED WITHIN FIVE (5) FEET OF COMMON AREA HARDSCAPE (SIDEWALK, DRIVEWAYS,
ETC.) SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREAS. TREES
WITH INVASIVE ROOT SYSTEMS AND FLOWERING/FRUITING TREES THAT DROP EXCESSIVE LITTER
SHOULD NOT BE PROPOSED ADJACENT TO COMMON AREA.
MULCH NOTE:
ALL SHRUB AREAS TO RECEIVE BARK MULCH:
2" - 1" FOREST FLOOR BARK MULCH (3" THICK)
AVAILABLE THROUGH AGUINAGA FERTILIZER COMPANY (949) 786-9558.
or APPROVED EQUAL - SUBMIT SAMPLES to THE LANDSCAPE ARCHITECT for
APPROVAL PRIOR TO INSTALLATION.
QUANTITIES NOTE:
IT IS RECOMMENDED THAT THE CONTRACTOR NOT RELY ON THE ACCURACY OF
THESE QUANTITIES AND PROVIDE THEIR OWN PLANT MATERIAL COUNTS AT THE
TIME OF PREPARING BID. ANY DISCREPANCY IN THE PLANT QUANTITIES AND
SIZES SHOULD BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE LANDSCAPE
ARCHITECT PRIOR TO INSTALLATION.
PLANTING PLAN
SCALE: 1/8" = V-0"
ISSUED FOR:
AIC / CDP
NOT FOR CONSTRUCTION
REVISIONS
DESIGNER OF RECORD
151 Kalmus Dr, Ste D210
Costa Mesa, CA 92626
(949)237-8060
jw@daydreamsdesign.net
LANDSCAPE ARCHITECT
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Job Number:
2017 21
Date:
08.09.2017
Sheet Name:
PLANTING
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Sheet Number:
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Date:
08.09.2017
Sheet Name:
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Sheet Number:
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