HomeMy WebLinkAboutZA2018-066 - COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISITNG TWO-UNIT RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2-CAR GARAGE - 6210 WEST OCEAN FRONT05-01-2018
RESOLUTION NO. ZA2018-066
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-057 TO DEMOLISH AN
EXISTING TWO-UNIT RESIDENCE AND CONSTRUCT A NEW
SINGLE-FAMILY RESIDENCE AND ATTACHED 2-CAR GARAGE
LOCATED AT 6210 WEST OCEAN FRONT (PA2017-127)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by C.J. Light Associates, with respect to property located at 6210
West Ocean Front, requesting approval of a coastal development permit.
2. The lot at 6210 W. Ocean Front is legally described as Lot 6, Block B, of the Seashore
Colony Tract, and a portion of that certain street known as Ocean Front adjoining said
Lot 6 on the Southeast, abandoned by order of the City Council of the City of Newport
Beach, a copy of said order having been recorded April 3, 1953 in Book 2481, Page 432,
official records.
3. The applicant proposes a coastal development permit (CDP) for the demolition of an
existing two-unit residence and attached garage and the construction of a new 2,289-
square-foot single-family development, including a 474-square-foot attached garage. The
development also includes hardscape, drainage, and landscaping. The proposed
development complies with all applicable development standards including height,
setbacks, and floor area limits. 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-Family Residential) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two Unit Residential (RT-E) and it is located within the Two-Unit Residential
(R-2).
6. A public hearing was held on May 24, 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 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 2,289 -square-
foot single-family residence including an attached 474-square-foot, two-car garage.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources wi thin
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
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 maximum floor area limitation is 3,120 square feet and the proposed floor area
is 2,289 square feet.
b. The proposed development provides the minimum required setbacks, which are 5
feet along the front property line abutting West Ocean Front, 3 feet along each side
property line and 5 feet along the rear property line abutting the alley.
c. The highest guardrail is less than 24 feet from established grade (14.06 feet
NAVD88) and the highest ridge is no more than 29 feet from established grade,
which comply with the maximum height requirements.
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
and two-family residences. The proposed design, bulk, and scale of the development is
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consistent with the existing neighborhood pattern of development and expected future
development.
3. The existing development is provided vehicular access from the side on Prospect Street.
The proposed development maintains this vehicular access from Prospect Street,
instead of the alley. In this case, the side access and required curb cut is consistent with
Local Coastal Program Section 21.40.070.B. subsectio n 1(a) because access from the
alley was determined to be inadequate by the City Traffic Engineer due to the existing
development across the alley creating a substandard back-up area. Furthermore, even
if the access was removed from Prospect Street, there would not be an opportunity to
add additional street parking due to the minimum clear aisle width needed for beach
access at this location.
4. The development fronts an approximately 450-foot-wide public beach known as West
Ocean Front. The finished floor elevation of the proposed dwelling is 15.58 feet (NAVD
88), which complies with the minimum 9.00 feet (NAVD88) elevation standard.
5. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc.,
dated March 31, 2016 for the project indicates a maximum sea level rise of 4.75 feet
over the next 75 years resulting in a future sea level elevation of 12.25 feet (NAVD). The
report concludes it is very unlikely that any type of wave will reach the site e ven
considering a 4.75-foot sea level rise and that the proposed project is reasonably safe
from the shoreline erosion due to lack of wave or wakes that can erode sand from the
beach. Overall, the analysis concludes that the proposed project will be safe f rom
flooding hazards for the next 75 years. Furthermore, the report concluded that due to
the distance of the property from the current mean high tide line (approximately 400 feet)
that it is unlikely that the mean high tide line will reach the property wi thin the next 75
years.
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. The project design addresses water quality with a construction erosion control plan and a
post construction drainage system that includes drainage and percolation features
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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.
9. Proposed landscaping complies with Implementation Plan Section 21.30.075. A
condition of approval is included that requires drought-tolerant species. Prior to issuance
of building permits, the final landscape plans will be reviewed to verify invasive species
are not planted
10. The property is not located near designated Public Viewpoints 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; 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 project site is located in West Newport between the nearest public road and the sea.
Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation
Impacts) 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 is the demolition of an existing two-unit residence and construction of a
new single-family residence located on a private lot adjacent to the public beach. Existing
vertical access exists to the beach via the terminus of Prospect Street. 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.
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 (CLUP). The
property abuts the southern terminus of Prospect Street, which provides a view corridor to
the ocean. However, the project is designed and sited so as not to block or diminish this
view corridor; this includes landscaping in the planter planned for in the western side
setback. Furthermore, an investigation of the project site and surround area presented no
opportunities to provide or enhance public views. The project site may be located within
the viewshed of distant public viewing areas. The project will replace an existing duplex
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. 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.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-057, 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 30 603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 24H DAY OF MAY 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 Ci ty
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, the beach,
wetlands or their buffers.
5. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right -of-way.
6. This Coastal Development Permit does not authorize any development seaward of the
private property.
7. Best Management Practices (BMP’s) and Good Housekeeping Practices (GHP’s) 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 run off. 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.
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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 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 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.
18. 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.
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19. Landscape materials and landscaped areas along the Prospect Street frontage shall be
maintained to a maximum height of four feet.
20. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
21. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the condi tions of this approval by the current
property owner or agent.
22. This Coastal Development Permit No. CD2017-057 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.
23. 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 Bercaw Residence including, but not limited to, Coastal Development Permit
No. CD2017-057 (PA2017-127). 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.