HomeMy WebLinkAboutZA2018-082 - COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING RESIDENTIAL DUPLEX AND CONSTRUCT A NEW THREE-STORY DUPLEX WITH TWO ATTACHED GARAGES AND TWO CARPORTS - 304 AND 304-1/2 36TH STREET
RESOLUTION NO. ZA2018-082
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2018-029 TO
DEMOLISH AN EXISTING RESIDENTIAL DUPLEX AND
CONSTRUCT A NEW THREE-STORY DUPLEX WITH TWO
ATTACHED GARAGES AND TWO CARPORTS AT 304 AND 304-
½ 36TH STREET (PA2018-068)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Bill Caskey + Associates, Inc. (“Applicant”) on behalf of
Andrew Patterson, the property owner, with respect to property located at 304 and 304-½
36th Street, requesting approval of a coastal development permit (“CDP”).
2. The property is legally described as Lot 3 in Block 235 of Tract 418, in the City of Newport
Beach, County of Orange, State of California.
3. The Applicant proposes to demolish an existing residential duplex and construct a new
three-story, 3,207-square-foot residential duplex, including two attached garages and two
carports. The project will include hardscape, landscape, and subsurface drainage facilities
all located within the confines of private property. The design 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 the property is located
within the R-2 (Two-Unit Residential) Coastal Zone District.
6. A public hearing was held on June 28, 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
Conversion of Small Structures), because it has no potential to have a significant effect on
the environment.
Zoning Administrator Resolution No. ZA2018-082
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2. Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including a duplex or similar multi-family residential structures totaling no
more than four dwelling units in a residential zone. The proposed project consists of the
demolition of an existing residential duplex and construction of a new three-story, 3,207-
square-foot residential duplex, including two attached garages and two carports in the
R-2 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 total proposed floor area, including the residence and enclosed parking, is
3,207 square feet, which complies with the maximum allowable floor area limit of
3,230 square feet.
B. The proposed development will provide the minimum required setbacks, which are
five (5) feet along the front property line abutting 36th Street, 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 no more than 24 feet and the highest roof ridge is no more
than 29 feet, measured from the established grade level of 9.00 feet based on the
North American Vertical Datum of 1988 (“NAVD88”), which complies with the
maximum height limitation.
D. The project includes one enclosed garage parking space and one covered carport
for each unit, in compliance with the minimum parking requirement for two-unit
residential development.
2. The neighborhood is predominantly developed with one- and two-story residential
structures. Newer residences in the zoning district may have a rooftop deck and a partial
third story. The design, bulk, and scale of the proposed development is consistent with
the anticipated neighborhood pattern of development.
3. The project site is located approximately 200 feet from the Rialto Channel and is separated
from the water by other developed residential lots and public rights-of-way. The finished
first floor elevation of the proposed residence is 9.00 feet based on the North American
Vertical Datum of 1988 (NAVD88) elevation standard, which complies with the minimum
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required 9-foot (NAVD88) elevation standard. The finished floor elevation of the garage
(i.e., not living area) is 7.10 feet (NAVD88)
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 CBC prior to building permit issuance.
5. The project design addresses water quality with a construction erosion control plan that
outlines temporary Best Management Practices (BMPs) to be implemented 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 based upon the location and elevation of the property.
6. 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.
7. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). Condition of Approval No. 11 is included to require 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.
8. 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 not located between the nearest public road and the sea or shoreline,
and 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. Public
coastal access to the channel is provided at multiple street ends throughout the
neighborhood and to the public beach area via 36th Street. The proposed project does not
alter or affect existing public coastal access conditions.
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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
residential duplex with a new residential duplex that complies with all applicable Local
Coastal Program 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:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-029, 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. Fin al 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 28TH DAY OF JUNE, 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. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
3. Coastal Development Permit No. CD2018-029 shall expire unless exercised within 24
months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits
and Extensions), unless an extension is otherwise granted.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. The Applicant shall comply with all federal, state, and local laws. Material viola tion of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
6. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
7. 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).
8. 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.
9. 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.
10. Prior to issuance of a building permit, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
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11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. 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.
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.
19. 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 Patterson Residence Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2018-029 (PA2018-068). This indemnification shall
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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.