HomeMy WebLinkAboutZA2018-126 - COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY RESIDENCE WITH AN ATTACHED THREE-CAR GARAGE - 508 31ST STREETRESOLUTION NO. ZA2018-126
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2018-057 TO
DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND
CONSTRUCT A NEW THREE-STORY, SINGLE-FAMILY
RESIDENCE WITH AN ATTACHED THREE-CAR GARAGE AT
508 31ST STREET (PA2018-135)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Stearns Architecture (“Applicant”) on behalf of Russell E. Fluter
“Owner”), with respect to property located at 508 31st Street, requesting approval of a
coastal development permit (“CDP”).
2. The property is legally described as Lot 17, Block 430 of Tract 421, in the City of Newport
Beach, County of Orange, State of California.
3. The Applicant proposes to demolish an existing single-family residence and construct a
new three-story, 4,099-square-foot, single-family residence with an attached 644-square-
foot, three-car garage. 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 MU-H4 (Mixed Use Horizontal) by the General Plan
Land Use Element and is located within the MU-CV/15th Street (Mixed-Use Cannery
Village/15th Street) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-H (Mixed Use Horizontal) and the property is located within the MU-CV/15
Street (Mixed-Use Cannery Village/15th Street) Coastal Zone District.
6. A public hearing was held on November 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 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 3,579-square-foot single-family residence and attached 600-
square-foot, three-car garage in the MU-CV/15th Street.
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, open space height, and
parking.
A. The total proposed floor area, including the residence and enclosed parking, is
4,180 square feet, which complies with the maximum allowable floor area limit of
4,180 square feet.
B. The project site requires a 10-foot rear yard setback adjacent to the alley. The
proposed development proposes a front setback of 10 feet 11 inches, side
setbacks of 3 inches, and a rear setback of 10 feet.
C. The highest guardrail is no more than 26 feet and the highest roof ridge is no more
than 31 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 enclosed garage parking for three vehicles, in compliance with
the minimum two-car garage parking requirement for single-family residences.
E. The project provides 260 square feet of open volume which exceeds the minimum
required 209 square feet.
2. The neighborhood is developed with a mix of development including stand-alone
commercial and residential properties as well as mixed-use properties. These
developments are a mix of one-, two-, and three-stories. Newer residences and mixed-
use development may have a rooftop deck and a partial third story. The design, bulk,
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and scale of the proposed development is consistent with the existing and anticipated
neighborhood pattern of development.
3. The project site is located approximately 300 feet from the Newport Harbor Rhine Channel
and is separated from the water by other developed properties and the LaFayette Avenue
public right-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 required 9-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 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. 12 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 located landward of a designated public viewpoint, is not near a coastal
view road as designated by the Local Coastal Plan, 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 an inland lot and is not located between public road and the sea or
shoreline. The existing residential development neither provides nor inhibits public coastal
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access. 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 replaces an existing single-family residence 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. The residential lot does not currently provide nor does it inhibit public coastal access, and
the proposed development does not alter or affect existing access conditions. Coastal
access is provided along the public streets and walkways through-out the neighborhood.
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 an inland lot and will replace an existing
single-family home with a new single-family home that complies with all applicable Local
Coastal Program development standards and maintains a building envelope consistent
with the existing and anticipated 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. CD2018-057, 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 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 15th DAY OF NOVEMBER, 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. CD2018-057 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 applicant shall prepare a written disclosure statement prior to sale, lease, or rental
of the proposed residential unit in a mixed-use zoning district consistent with Section
20.48.130.H (Notification to Owners and Tenants) of the Municipal Code.
5. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
6. 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.
7. 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.
8. 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).
9. 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.
10. 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.
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11. 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.
12. 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.
13. 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.
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. 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.
16. 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 designa ted 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.
17. 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.
18. 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.
19. 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.
20. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
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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 Fluter Residence Coastal Development Permit including, but not limited
to, Coastal Development Permit No. CD2018-057 (PA2018-135). 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.