HomeMy WebLinkAbout03_South Bayfront Waterpoint, LLC. Residences_PA2019-062_PA2019-063 (i3c'
eCITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
a<,FoaN�P' June 13, 2019
Agenda Item No. 3
SUBJECT: South Bayfront Waterpointe, LLC. Residences (PA2019-062 and
PA2019-063)
• Coastal Development Permit Nos. CD2019-015 and CD2019-016
• Tentative Parcel Map No. NP2019-004
• County Tentative Parcel Map No. 2018-162
SITE LOCATION: 400 and 402 South Bay Front
APPLICANT: Brandon Architects
OWNER: South Bayfront Waterpointe, LLC.
PLANNER: Liane Schuller, Planning Consultant
949-644-3200, Ischuller@newportbeachca.gov
LAND USE AND ZONING
• General Plan: RT (Two-Unit Residential)
• Zoning District: R-BI (Balboa Island)
• Coastal Land Use Category: RT-E (Two Unit Residential) (30.0 - 39.9 DU/AC)
• Coastal Zoning District: R-BI (Balboa Island)
PROJECT SUMMARY
A request for a tentative parcel map to divide an existing 5,180-square-foot parcel into two
parcels for the purpose of constructing one single-family residence on each parcel. A
request for a coastal development permit to allow the construction of a new 2,743-square-
foot, single-family residence with an attached 464-square-foot, two-car garage on Parcel 1.
A request for a coastal development permit to allow the construction of a new 2,659-square-
foot, single-family residence with an attached 450-square-foot, two-car garage on Parcel 2.
The proposed development also includes accessory elements such as walls, fences, patios,
hardscape, drainage devices and landscaping. The proposed project complies with all
applicable development standards and no deviations are requested.
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RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 - Class 15 (Minor Land Divisions) and Section 15303 -
Class 3 (New Construction or Conversion of Small Structures) of the State CEQA
Guidelines; and
3) Adopt draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2019-015 (Attachment No. ZA 1), and draft Zoning Administrator
Resolution No. — approving Tentative Parcel Map No. NP2019-004 and Coastal
Development Permit No. CD2019-016 (Attachment No. ZA 2)
DISCUSSION
Land Use and Development Standards
• The subject property is located in the R-BI (Balboa Island) Coastal Zoning District,
which provides for two-unit residential development and is consistent with the City's
Coastal Land Use Plan, General Plan, and Zoning Code.
• Coastal Development Permit CD2018-073 was reviewed and approved for the
project site on February 28, 2019, allowing demolition of two existing multi-unit
structures containing a total of five units. A building permit was issued for the
approved demolition on April 4, 2019.
• A coastal development permit is required and the property is not eligible for a waiver
for de minimis development because the property is located in the Coastal
Commission Appeal Area.
• The Tentative Parcel Map is subject to a coastal development permit and conforms
to Newport Beach Municipal Code (NBMC) Title 21 (Local Coastal Program
Implementation Plan), including Section 21.30.035 (Coastal Subdivisions).
• The approval of the Tentative Parcel Map will create two approximately 2,600-
square-foot parcels, reverting to the minimum lot size of the original underlying
lots, and will not result in additional dwelling units beyond what the original
underlying lots would allow.
• The new residences have been designed to provide the minimum two-car parking
spaces per residence as required by Sections 20.40.040 and 21.40.040 (Off-Street
Parking Spaces Required). Vehicular access will be maintained from the alley at
the rear of the property. Each parcel will be served by separate utility connections.
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• The neighborhood is developed with a mix of one-, two- and three-story, single-
family residences. The design, bulk, and scale of the proposed new development
is consistent with the existing neighborhood pattern of development and expected
future development consistent with applicable development standards.
• The proposed structures will conform to all applicable development standards,
including floor area limits, setbacks, and height, as evidenced by the project plans
and illustrated in Tables 1 and 2 below:
Table 1 — Development Standards
400 South Bay Front(Parcel 1)
Development Standard Standard Proposed
Setbacks (min.)
Front 0 feet 2 feet, 6 inches
Side 3 feet each 3 feet each
Rear 5 feet 5 feet
Allowable Floor Area 3,188 square feet 3,188 square feet
Allowable 31 Floor Area 298 square feet N/A
Open Volume Area 298 square feet 478 square feet
Parking 2 enclosed 2 enclosed
Height 24 feet flat roof 24 feet flat roof
29 feet sloped roof 29 feet sloped roof
Table 2— Development Standards
402 South Bay Front Parcel 2
Development Standard Standard Proposed
Setbacks min.
Front 0 feet 7 feet, 6 inches
Side 3 feet each 3 feet each
Rear 5 feet 7 feet, 6 inches
Allowable Floor Area 3,188 square feet 3,108 square feet
Allowable 3rd Floor Area 299 square feet N/A
Open Volume Area 299 square feet 654 square feet
Parking 2 enclosed 2 enclosed
Height 24 feet flat roof 24 feet flat roof
29 feet sloped roof 29 feet sloped roof
Hazards
• The property is an oceanfront parcel that is separated from the ocean by a public
boardwalk and City-owned concrete seawall/bulkhead. A Coastal Hazards and Sea
Level Rise report, dated March 20, 2019, was prepared for the project by GeoSoils,
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Inc. The report concludes that with the implementation of sea level rise (SLR)
adaptation strategies (waterproofing of the structure and future raising of the City's
bulkhead), the proposed development will not be adversely impacted by potential
coastal hazards over the next 75 years. No additional protective devices will be
necessary to protect the proposed development.
• The finished floor elevation of the first habitable floor of the proposed structures is
9.0 feet North American Vertical Datum of 1988 (NAVD 88), which complies with the
minimum 9.0 (NAVD 88) elevation standard for new structures.
• Pursuant to Newport Beach Municipal Code (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 for 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 a building permit. 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
• The development, as proposed and conditioned, incorporates design features to
minimize the effect of construction and post-construction activities on the marine
environment. These design features include, but are not limited to, one or more of
the following: the appropriate management of equipment and construction
materials, reducing runoff with permeable surfaces, and the use of post-
construction best management practices to minimize the project's adverse impact
on coastal water.
• The project design addresses water quality during construction with a construction
erosion control plan. All new construction resulting from the project will tie into an
existing post-construction drainage system that includes features designed to retain
dry weather and minor rain event runoff on-site. Any water not retained on-site is
directed to the City's storm drain system.
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Public Access
• The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public's ability to gain access to use and/or
view the coast and nearby recreational facilities. The existing residential development
neither provides nor inhibits public coastal 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
includes two new single-family residences. 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.
• The project is designed and sited so as not block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal
access conditions will not be affected by the project. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood
with access to the public boardwalk along the waterfront.
• The project site is not located adjacent to a coastal view road or coastal viewpoint
identified by Local Coastal Program maps. The project site abuts Pearl Avenue,
which provides a view corridor to the Bay; however, development will not block or
impede public views. The project site may be located within the viewshed of distant
public viewing areas; however, the project will replace an existing single-family
residence with new single-family residences that comply with all applicable Local
Coastal Program (LCP) development standards. The project will also maintain 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.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15315 under Class 15 (Minor Land Divisions) and Section 15303 — 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.
The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the division is in
conformance with the General Plan and Zoning, no variances or exceptions are required,
all services and access to the proposed parcels are available, the parcel was not involved
in a division of a larger parcel within the previous two years, and the parcel does not have
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an average slope greater than 20 percent. The Class 3 exemption includes the construction
and location of limited numbers of new, small facilities or structures.
The proposed parcels are consistent with the land use and zoning designations, do not
have a slope greater than 20 percent, and were not involved in the division of a larger
parcel within two years. One single-family residence and attached garage is proposed on
each parcel.
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 (Subdivisions) and Title 21
(Local Coastal Program 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:
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P ning Consultant
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Attachments: ZA 1 Draft Resolution (PA2019-062)
ZA 2 Draft Resolution (PA2019-063)
ZA 3 Vicinity Map
ZA 4 Tentative Parcel Map No. NP2019-004
County Tentative Map No. 2018-162
ZA 5 Project Plans
Attachment No. ZA 1
Draft Resolution for PA2019-062
RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING
TENTATIVE PARCEL MAP NO. NP2019-004 AND COASTAL
DEVELOPMENT PERMIT NO. CD2019-016, CREATING TWO
PARCELS AND ALLOWING CONSTRUCTION OF A NEW
SINGLE-FAMILY RESIDENCE ON PARCEL 1 AT 400 SOUTH
BAY FRONT (PA2019-063)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brandon Architects ("Applicant'), on behalf of South Bayfront
Waterpointe, LLC ("Owner"), with respect to property located at 400 South Bay Front, and
legally described as Lot 1 in Block 7 of Section 1, Balboa Island, requesting approval of a
tentative parcel map and a coastal development permit.
2. The Applicant proposes to subdivide an existing 5,180-square-foot parcel into two parcels
and to construct a new 2,743-square-foot, single-family residence with an attached 464-
square-foot, two-car garage on Parcel 1.
3. The subject property is located within the R-BI (Balboa Island) Zoning District and the
General Plan Land Use Element category is RT (Two-Unit Residential).
4. The subject property is located within the coastal zone and has a Coastal Land Use
Designation of Two-Unit Residential (RT-E) (30.0 - 39.9 DU/AC) and a Coastal Zoning
District of Balboa Island (R-BI).
5. A public hearing was held on June 13, 2019, 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 meeting was given in accordance with the NBMC. Evidence, both written
and oral, was presented to, and considered by, the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1 . This project has been determined to be categorically exempt pursuant to the State
CEQA (California Environmental Quality Act) Guidelines under Class 15 (Minor Land
Divisions) and under Class 3 (New Construction or Conversion of Small Structures).
2. The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the division is
in conformance with the General Plan and Zoning, no variances or exceptions are
required, all services and access to the proposed parcels are available, the parcel was
not involved in a division of a larger parcel within the previous two years, and the parcel
does not have an average slope greater than 20 percent. The proposed parcels are
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consistent with the land use and zoning designations, do not have a slope greater than
20 percent, and were not involved in the division of a larger parcel within two years.
Therefore, the proposed parcel map is eligible for the Class 15 exemption.
3. The Class 3 exemption allows the construction and location of limited numbers of new,
small facilities or structures including one single-family residence in a residential zone.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits) 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 Tentative Parcel Map and Coastal Development Permit is for a property within a
developed neighborhood, on a lot that is not near any natural Iandforms including
coastal bluffs, and is not within the proximity of any environmentally sensitive areas.
2. The proposed structure conforms to all applicable development standards including, but
not limited to, floor area limitation, setbacks, height, and parking:
a. The maximum floor area limitation is 3,188 square feet and the proposed gross
floor area is 3,188 square feet.
b. The proposed development will provide the required setbacks, which are zero
feet along the front property line abutting the boardwalk, three feet along the side
property lines, and five feet along the rear property line abutting the alley.
c. The highest flat roof is no more than 24 feet, measured from the finished floor
level of 9.00 feet North American Vertical Datum of 1988 (NAVD 88) and the
highest roof ridge is no more than 29 feet, measured from the finished floor level,
which complies with the maximum height limitation.
d. The project includes enclosed garage parking for two vehicles, which complies
with the minimum two-space parking requirement for single-family residences
with less than 4,000 square feet of livable floor area.
3. The proposed design, bulk, and scale of the development is consistent with the existing
neighborhood pattern of development and expected future development consistent with
applicable development standards as the neighborhood is predominantly developed
with two-story, single-family residences.
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4. The property is an oceanfront lot that is separated from the ocean by a public boardwalk
and City-owned concrete seawall/bulkhead. A Coastal Hazards and Sea Level Rise
report, dated March 20, 2019, was prepared for the project by GeoSoils, Inc. The report
concludes that, with the implementation of sea level rise (SLR) adaptation strategies
(waterproofing of the structure and future raising of the City's bulkhead), the proposed
development will not be adversely impacted by potential coastal hazards over the next 75
years. No additional protective devices will be necessary to protect the proposed
development.
5. Pursuant to Newport Beach Municipal Code (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. The finished floor elevation of the first floor of the proposed structure is 9.00 feet (NAVD
88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard for new
structures.
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 the CBC prior to building permit issuance.
8. A post-construction drainage system will be installed that includes drainage and
percolation features designed to retain dry weather and minor rain runoff on-site to ensure
the project does not impact water quality. Any water not retained on-site is directed to the
City's storm drain system.
9. 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.
10. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). A condition of approval is included that 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.
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11. The property is not located near coastal view roads and is not located near any identified
public viewpoints; therefore, the project will not negatively 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 between the nearest public road and the sea or shoreline of any body of
water located within the coastal zone.
Fact in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public's ability to gain access to use and/or view the
coast and nearby recreational facilities. The proposed residential development neither
provides nor inhibits public coastal 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 includes the construction of a
new two-story, single-family residence. 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.
2. The project is designed and sited so as not to block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal access
conditions will not be affected by the proposed development. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood with
access to the public boardwalk along the waterfront.
The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent
with the legislative intent of NBMC Title 20 (Planning and Zoning) and is approved based on
the following findings per NBMC Section 19.12.070 (Required Findings for Action on Tentative
Maps):
Finding:
C. That the proposed map and the design or improvements of the subdivision are consistent
with the General Plan and any applicable specific plan, and with applicable provisions of
the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1. The Tentative Parcel Map is for the creation of two separate parcels, with one single-
family residence to be constructed on each parcel. The proposed subdivision and
improvements are consistent with the density of the R-BI Zoning District (Balboa Island)
and current General Plan Land Use Designation (Two-Unit Residential).
2. The subject property is not located within a specific plan area.
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3. The project is conditioned to require public improvements, including the reconstruction
of drains, sidewalks, curbs, and gutters along the South Bay Front alleyway, consistent
with the requirements of NBMC Title 19.
Findin :
D. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1 . The lot is physically suitable for the proposed single-unit development. The lot is
rectangular in shape, 30.5 feet wide, 86.3 feet deep, and approximately 2,600 square
feet in area.
2. The project site will maintain vehicular access from the alley at the rear of the property
and existing utility services are adequate for the proposed single-unit development.
Finding:
E. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife or
their habitat. However, notwithstanding the foregoing, the decision making body may
nevertheless approve such a subdivision if an environmental impact report was prepared
for the project and a finding was made pursuant to Section 21081 of the California
Environmental Quality Act that specific economic, social, or other considerations make
infeasible the mitigation measures or project alternatives identified in the environmental
impact report.
Facts in Support of Finding:
1. The site was previously developed with a multiple-unit residence.
2. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat.
3. The project is categorically exempt under Section 15315 (Article 19 of Chapter 3), of the
California Environmental Quality Act (CEQA) Guidelines — Class 15 (Minor Land
Alterations) for the reasons noted in Section 2 of this Resolution.
Finding:
F. That the design of the subdivision or the type of improvements is not likely to cause serious
public health problems.
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Facts in Support of Finding:
1. Approval of the Tentative Parcel Map will create two approximately 2,600-square-foot
parcels, reverting to the minimum lot size of the original underlying lots, and will not
result in additional dwelling units beyond what the original underlying lots would allow
2. All improvements associated with the project will comply with all Building, Public Works,
and Fire Codes, which are in place to prevent serious public health problems. Public
improvements will be required of the developer per NBMC Section 19.28.010 (General
Improvement Requirements) and Section 66411 (Local Agencies to Regulate and
Control Design of Subdivisions) of the Subdivision Map Act. All ordinances of the City
and all Conditions of Approval will be complied with.
Finding:
G. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the
proposed subdivision. In this connection, the decision making body may approve a map if
it finds that alternate easements, for access or for use, will be provided and that these
easements will be substantially equivalent to ones previously acquired by the public. This
finding shall apply only to easements of record or to easements established by judgment of
a court of competent jurisdiction and no authority is hereby granted to the City Council to
determine that the public at large has acquired easements for access through or use of
property within a subdivision.
Fact in Support of Finding:
1. The Public Works Department has reviewed the proposed parcel map and determined
that the design of the development will not conflict with easements acquired by the public
at large, for access through, or use of property within the proposed development,
because there are no public easements located on the property.
Finding:
H. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if
the land is subject to a contract entered into pursuant to the California Land Conservation
Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would
not be too small to sustain their agricultural use or the subdivision will result in residential
development incidental to the commercial agricultural use of the land.
Facts in Support of Finding:
1. The property is not subject to the Williamson Act because the subject property is not
designated as an agricultural preserve and is less than 100 acres in area.
2. The site is developed for residential use and is located in the Two-Unit Residential (R-
2) Zoning District, which permits residential uses.
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Finding:
I. That, in the case of a "land project"as defined in Section 11000.5 of the California Business
and Professions Code: (1) there is an adopted specific plan for the area to be included
within the land project;and(2) the decision making body finds that the proposed land project
is consistent with the specific plan for the area.
Facts in Support of Finding:
1 . California Business and Professions Code Section 11000.5 has been repealed by the
Legislature. However, this project site is not considered a 'land project" as previously
defined in Section 11000.5 of the California Business and Professions Code because
the project site does not contain 50 or more parcels of land.
2. The project is not located within a specific plan area.
Finding:
J. That solar access and passive heating and cooling design requirements have been satisfied
in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
1. The Tentative Parcel Map and any future improvements are subject to Title 24 of the
California Code of Regulations that requires new construction to meet minimum heating
and cooling efficiency standards depending on location and climate. The Newport Beach
Building Division enforces Title 24 compliance through the plan check and inspection
process.
Finding:
K. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City's share of the regional
housing need and that it balances the housing needs of the region against the public service
needs of the City's residents and available fiscal and environmental resources.
Fact in Support of Findinq:
1. The proposed single-family residence is consistent with the R-2 Zoning District, which
allows a maximum of two residential units on the property. The Tentative Parcel Map to
create two parcels for the purpose of constructing a single-family residence on each
parcel will not affect the City in meeting its regional housing need.
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Finding:
L. That the discharge of waste from the proposed subdivision into the existing sewer system
will not result in a violation of existing requirements prescribed by the Regional Water
Quality Control Board.
Fact in Support of Finding:
1. The new single-family residence is designed so that wastewater discharge into the
existing sewer system complies with the Regional Water Quality Control Board
(RWQCB) requirements.
Finding:
M. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms
with the certified Local Coastal Program and, where applicable, with public access and
recreation policies of Chapter Three of the Coastal Act.
Fact in Support of Finding:
1. The subject property is within the Coastal Zone. The facts in support of findings A and
B above are hereby incorporated by reference.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map No. NP2019-004 and Coastal Development Permit No. CD2018-016, 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 Director
of Community Development in accordance with the provisions of NBMC Title 19
(Subdivisions) and Title 21 (Local Coastal Program Implementation Plan).
PASSED, APPROVED, AND ADOPTED THIS 13th DAY OF JUNE, 2019.
Rosalinh Ung, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Division
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. Tentative Parcel Map No. NP2019-004 and Coastal Development Permit No. CD2019-
016 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.
4. Prior to final building permit inspection, 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 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.
5. Prior to the issuance of a building permit, the property owner shall sign 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, judgements, 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. The letter shall be scanned into the plan set prior to building
permit issuance.
6. Prior to the 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.
7. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
10
Zoning Administrator Resolution No. ZA2019-###
Page 10 of 12
8. 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 and Tentative Parcel Map.
9. This Coastal Development Permit and Tentative Parcel Map may be modified or revoked
by the Zoning Administrator if determined should they determine 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.
10. 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 either the
current business owner, property owner or the leasing agent.
11. 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.
12. 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. 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.
13. 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.
14. 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.
15. Prior to issuance of a building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
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 designated fueling and vehicle maintenance
area with appropriate berms and protection to prevent spillage shall be provided as far a
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. Stockpiles 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 from storm drain
systems or receiving waters as possible.
17
Zoning Administrator Resolution No. ZA2019-###
Page 11 of 12
17. 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 the South Bayfront Waterpointe, LLC. Residences including, but not limited to,
Tentative Parcel Map No. NP2019-004 and Coastal Development Permit No. CD2019-016
(PA2019-063). 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.
Public Works Department
18. A parcel map shall be recorded. The map shall be prepared on the California coordinate
system (North American Datum of 1983). Prior to recordation of the Map, the
surveyor/engineer preparing the Map shall submit to the County Surveyor and the City
of Newport Beach a digital-graphic file of said map in a manner described in Section 7-
9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County
Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport
Beach shall comply with the City's CADD Standards. Scanned images will not be
accepted.
19. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Section 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments
(one inch iron pipe with tag) shall be set on each lot corner unless otherwise approved
by the Subdivision Engineer. Monuments shall be protected in place if installed prior to
completion of construction project.
20. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
21 . An encroachment permit is required for all work activities within the public right-of-way.
22. Reconstruct any existing broken and/or otherwise damaged concrete curb and sidewalk
panels along the Pearl Avenue frontage and any existing broken and/or otherwise
damaged concrete alley panels.
23. All existing overhead utilities shall be undergrounded.
12
Zoning Administrator Resolution No. ZA2019-###
Page 12 of 12
24. The rear alley setback shall remain clear of any above ground improvements or
obstructions.
25. All existing private, non-standard improvements within the Pearl Avenue right-of-way
and/or extensions of private, non-standard improvements into the Pearl Avenue right-
of-way fronting the development shall be removed.
26. Any proposed private, non-standard improvements within the South Bay Front right-of-
way shall comply with City Council Policy L-6.
27. Existing street trees within the Pearl Avenue right-of-way shall be protected-in-place.
Removal of said trees will require approval from the Parks and Trees Division of the
Public Works Department.
28. Each parcel shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter and sewer cleanout shall be installed with a traffic-grade box and
cover.
29. All improvements shall comply with the City's sight distance requirement. See City
Standard 110-L.
30. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could be
required at the discretion of the Public Works Inspector.
19
Attachment No. ZA 2
Draft Resolution for PA2019-063
20
RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2019-015 TO CONSTRUCT A
NEW SINGLE-FAMILY RESIDENCE AT 402 SOUTH BAY FRONT
(PA2019-062)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brandon Architects ("Applicant'), on behalf of South Bayfront
Waterpointe, LLC ("Owner"), with respect to property located at 402 South Bay Front, and
legally described as Lot 2 in Block 7 of Section 1, Balboa Island, requesting approval of a
coastal development permit.
2. The Applicant proposes to construct a new 2,659-square-foot, single-family residence with
an attached 450-square-foot, two-car garage.
3. The subject property is located within the R-BI (Balboa Island) Zoning District and the
General Plan Land Use Element category is RT (Two-Unit Residential).
4. The subject property is located within the coastal zone and has a Coastal Land Use
Designation of Two-Unit Residential (RT-E) (30.0 - 39.9 DU/AC) and a Coastal Zoning
District of Balboa Island (R-BI).
5. A public hearing was held on June 13, 2019, 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 meeting was given in accordance with the NBMC. Evidence, both written
and oral, was presented to, and considered by, the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines.
2. Class 3 includes the construction of a single-family residence in a residential zone. The
proposed project includes the construction of a new 2,659-square-foot, single-family
residence with an attached 450-square-foot, two-car garage.
21
Zoning Administrator Resolution No. ZA2019-###
Page 2 of 7
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits) 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 structure conforms to all applicable development standards including, but
not limited to, floor area limitation, setbacks, height, and parking:
a. The maximum floor area limitation is 3,188 square feet and the proposed gross
floor area is 3,108 square feet.
b. The proposed development will provide the required setbacks, which are zero
feet along the front property line abutting the boardwalk, three feet along the side
property lines, and five feet along the rear property line abutting the alley.
c. The highest flat roof is no more than 24 feet, measured from the finished floor
level of 9.00 feet North American Vertical Datum of 1988 (NAVD 88) and the
highest roof ridge is no more than 29 feet, measured from the finished floor level,
which complies with the maximum height limitation.
d. The project includes enclosed garage parking for two vehicles, which complies
with the minimum two-space parking requirement for single-family residences
with less than 4,000 square feet of livable floor area.
2. The proposed design, bulk, and scale of the development is consistent with the existing
neighborhood pattern of development and expected future development consistent with
applicable development standards as the neighborhood is predominantly developed
with two-story, single-family residences.
3. The property is an oceanfront lot that is separated from the ocean by a public boardwalk
and City-owned concrete seawall/bulkhead. A Coastal Hazards and Sea Level Rise
report, dated March 20, 2019, was prepared for the project by GeoSoils, Inc. The report
concludes that, with the implementation of sea level rise (SLR) adaptation strategies
(waterproofing of the structure and future raising of the City's bulkhead), the proposed
development will not be adversely impacted by potential coastal hazards over the next 75
years. No additional protective devices will be necessary to protect the proposed
development.
4. Pursuant to Newport Beach Municipal Code (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
22
Zoning Administrator Resolution No. ZA2019-###
Page 3 of 7
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.
5. The finished floor elevation of the first floor of the proposed structure is 9.00 feet (NAVD
88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard for new
structures.
6. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and the CBC prior to building permit issuance.
7. A post-construction drainage system will be installed that includes drainage and
percolation features designed to retain dry weather and minor rain runoff on-site to ensure
the project does not impact water quality. Any water not retained on-site is directed to the
City's storm drain system.
8. 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.
9. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). A condition of approval is included that 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.
10. The property is not located near coastal view roads and is not located near any identified
public viewpoints; therefore, the project will not negatively 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.
23
Zoning Administrator Resolution No. ZA2019-###
Page 4 of 7
Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public's ability to gain access to use and/or view the
coast and nearby recreational facilities. The proposed residential development neither
provides nor inhibits public coastal 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 includes the construction of a
new two-story, single-family residence. 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.
2. The project is designed and sited so as not to block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal access
conditions will not be affected by the proposed development. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood with
access to the public boardwalk along the waterfront.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2019-015, 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 13th DAY OF JUNE, 2019.
Rosalinh Ung, Zoning Administrator
24
Zoning Administrator Resolution No. ZA2019-###
Page 5 of 7
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. CD2019-015 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.
4. A parcel map shall be recorded. The map shall be prepared on the California coordinate
system (North American Datum of 1983). Prior to recordation of the Map, the
surveyor/engineer preparing the Map shall submit to the County Surveyor and the City
of Newport Beach a digital-graphic file of said map in a manner described in Section 7-
9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County
Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport
Beach shall comply with the City's CADD Standards. Scanned images will not be
accepted.
5. Prior to final building permit inspection, 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 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.
6. Prior to the issuance of a building permit, the property owner shall sign 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, judgements, 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. The letter shall be scanned into the plan set prior to building
permit issuance.
2.5
Zoning Administrator Resolution No. ZA2019-###
Page 6 of 7
7. Prior to the 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.
8. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
9. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
10. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined should they determine 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.
11. 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 either the
current business owner, property owner or the leasing agent.
12. 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.
13. 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. 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.
14. 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.
15. All landscape materials and irrigation systems shall be maintained in accordance with the
approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
16. Prior to issuance of a building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
17. 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
20
Zoning Administrator Resolution No. ZA20194t##
Page 7 of 7
area with appropriate berms and protection to prevent spillage shall be provided as far a
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. Stockpiles 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 from storm drain
systems or receiving waters as possible.
18. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of South Bayfront Waterpointe, LLC. Residences including, but not limited to,
Coastal Development Permit No. CD2019-015 (PA2019-062). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attomeys' 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.
27
Attachment No. ZA 3
Vicinity Map
22
VICINITY MAP
1
r 7
U6 i
i ter B Od
��, slandParl
ti
,
Subject Property
;mC Y cti '
l
Tentative Parcel Map No. NP2019-004
Coastal Development Permit Nos. CD2019-015 and
CD2019-016
PA2019-062 and PA2019-063
400 and 402 South Bay Front
Attachment No. ZA 4
Tentative Parcel Map
30
LEGAL DESCRIPTION
7.02 FC (5.85)
TC PEARL _ _ __ REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF
5.92 FS --- 5.63 - ORANGE, STATE OF CALIFORNIA DESCRIBED AS FOLLOWS:
SAND 5 83 TC.77) - A VENUE 5.67)
(5.81)TC (6.01 TC LOTS 1 &2 IN BLOCK 7 OF SECTION 1, BALBOA ISLAND, IN THE CITY OF
CURB (6.04)TC (5.60) NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER
5.84)P 5.34 FL 5.46 FL 5.50 FL MAP RECORDED IN BOOK 6, PAGE 30 OF MISCELLANEOUS MAPS, RECORDS
Q ° 6:12)FS e 6.07 C OF ORANGE COUNTY, CALIFORNIA.
(5°98) o (6.08 n ( .20)TW 6' TALL (6 15 7.10), PROPERTY %81)FS
3605177E 86.30'. LINE °
(6.87)NG ,,:;PLANTER 6.78 NG ' P` BASIS OF BEARINGS
� ,
m BULKHEAD o>w hg 2. PARCEL 1 (6.41 6.23 1 THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF
°m n '° SOUTH BAY FRONT, BEING N43°50'00"W PER P.M.B. 183, PAGES 17/18,
SAND o � EXISTING �C�SCt�'4�00 G� h o° RECORDS ON FILE IN THE OFFICE OF THE ORANGE COUNTY SURVEYOR.
BUILDING o 0
.� (s.ss) � . � Co3C1dDOOG1 ��C�La[n1DD � I° 1 (5 89)
z 6°3 a, (7.24) , C3dOC� (6'23) .�" AREA SUMMARY
o' 7.42)FF � 0 0 a �J �
7.02 FC "' i ' I IN
i� % �u X3/42 i 6.94) P I -
5.77)FS PARCELS 1 &2 GROSS: 5,180.00 S.F.
°, �7•25 FS, � o o �
PLANTER PARCEL 1 &2 NET: 5,180.00 S.F.
Mf 36 52'30"E 86._300 F 7:42 F
0 0 (7:38)
N 111 .4
(6°06)FS TA (7.40)F-c F ACQ�Q OWNERISUBDIVIDER:
7777
(7.22)(7�43YF�F� 6.36)
FFG VICTOR BROWNE SHERREITT& BEATRICE RUBY
5.93) (6,34 0 (6.09) SHERREITT, AS TRUSTEES OF THE SHERREITT
SAND EXISTING PARCEL 2
rE-
BUILDING
° o 0 0
6.76 (6.45) PRO RTY
(7.07 FC
M = PLIN
5.76 FS 11
(5.93) (6.92)F�S v (7.08)FS ° (6.76)F (6.24)
(8.95) 0 6.95 N 6°5155"h86 13 ' 61
iiia i � i i 6.5
(7.04)
j EXISTING %EXISTING S
BUILDING % BUILDING
a
I
r
' NP2019-004
PA2019-063 for CD2019-016
400 South Ba'i Front
Brandon Archdects-
oyJvOOOMI Ni GAG
BY: P D C PROJECT SURVEYOR: LOCATION p oy 0
No.8516 �+ A
APEX LAND SURVEYING, INC. 400 S BAYFRONT #5 Exp. 12/31/18
DATE: 7/25/2018 8512 OXLEY CIRCLE NEWPORT BEACH, CA 92662 d' 4/4/2019HUNTINGTOj �P
SCALE: JOB#: PHONE. (714)488 5006 BEACH, CA 92646 TENTATIVE PARCEL MAP SHEET N0. qrF OF cALtFDLICENSE EPAUL D. XP RES 12/381/5118 PREPARED BY:A. R TH.
1" = 16' 18046 FAX: (714)333-4440 NO. 2018-162 1 OF 1 31
Attachment No. ZA 5
Project Plans
32
SHEET # DRAWING TITLE PRBAAYYFRFRONT NTT
TRADITIONAL
STATUS
T-1 .0 TITLE SHEET FIRST CHECK
T-1 . 1 GENERAL ARCHITECTURAL NOTES c!)
T-1 .2 SUPPLEMENTAL NOTES & DOCUMENTS
U ¢ �
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_a A-0. 1 BUILDING AREA PLANS Z
C� A-0.3 SLAB EDGE PLAN 0
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G-01 GRADING COVER SHEET pC Y
G-02 PRECISE GRADING PLAN m
it II�J111 II ALJ U �_� G-03 GRADING DETAILS
J G-04 EROSION CONTROL PLAN
I_ I I I I I I I I I I � � - °.__-j -L-
IL LL - L-1 LANDSCAPE PLAN (REF. ONLY)
W L JL ] c
W �JllJI - l A-1 .0 3-DIMENSIONAL VIEWS
iLILLJLUI 11j - � I LUw 71 - o - _ o A-2.0 FLOOR PLAN w a
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MECH MECHANICAL BAY PROJECT MANAGER/ARCHITECT FRONT TRADITIONAL
CAITLIN SMITH
E-1 SCHEMATIC ELECTRICAL PLANS DOCUMENT VALID UPON
400 S . BAYFRONT, NEWPORT BEACH , CA 92662
T-24 ENERGY CALCULATIONS
1. REF. STRUCT.SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD ARCHITECT: OWNER:
2. HERS VERIFICATION REQUIRED, REF.T-24 ENERGY CALCULATIONS DIG ALERT: 1.800.227.2600
ALUMINUM BRANDON ARCHITECTS, INC. SOUTH BAYFRONT WATERPOINTE, LLC
i ooiAHi CHRISTOPHER BRANDON MR. GARRETT CALACCI, PRESIDENT
°a HARBOR ISLAry°pq 4B '1'rER -
° SOUTHERN CALIFORNIA EDISON: 1.714 895.0246 151 KALMUS DR STE G-1 610 NEWPORT CENTER DR.
egrsr°EOR °R`�Fgo a. SUITE 890
CONCRETE PO7147544040 STA MESA, A92626 NEWPORT BEACH,CA 92660
SOUTHERN CALIFORNIA GAS: 1.800.427.2000
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SPECIAL INSPECTIONS 6
7 s ° CITY WATER & SEWER: 1.949.644.3011
EARTH STRUCTURAL ENGINEER: CIVIL ENGINEER: h -z
1. LANDSCAPE PLAN; BBQ; FIRE PIT;ACCESSORY STRUCTURES, MASONRY OR PACIFIC BELL TELEPHONE: 1.800.750.2355 FARHAD MANSHADI, LIC. NO.C36840 FORKETT ENGINEERING c o -O o z p m
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CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE ESI/FME, INC. TOM RUIZ -° -° ¢a
BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPARATE CITY OF NEW PORT BEACH 1800 E. 16TH ST.,STE. B P:714 963 6793 m m p o m
GYPSUM - PLASTER SUBMITTAL(FOR H.O.A. PURPOSES). SANTA ANA,CA 92701 22311 BROOKHURST ST. m a z 2.°° T o 0
PUBLIC WORKS DEPT.: 1.949.644.3311 ¢
;` aqr FaoNTN P: 714.835.2800 HUNTINGTON BEACH, CA 92646
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OPb R��NTN BArFRONTpLLEYN STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. CITY OF NEWPORT BEACH PLANNING DEPT.:
INSULATION - RIGID GENERAL INFORMATION: 1.949.644.3200 r ° ` @ a
Qp i a GENERAL CONTRACTOR: LANDSCAPE DESIGNER: U .-U r o ° m E
3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD.275. ZONING INFORMATION: 1.949.644.3204 .-°
WATERPOINTE PROPERTIES,LLC TBD vI m °
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SURVEYOR: SOILS ENGINEER: C' m m n n ° 3
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�e c >W FW cp PARK AVE] m 5. FIRE SPRINKLERS REQUIRED,CONTRACTOR TO SUBMIT FIRE SPRINKLER APEX LAND SURVEYING, INC. EGA CONSULTANTS, LLC. ¢ ° c a c r
°/ alk do v� `- PLYWOOD / GLU-LAM TIMBER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN PAUL CRAFT, LIC. NO.8516 375-C MONTE VISTA AVE. m n o E o r r n
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°� �F FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. ORANGE COUNTY HEALTH SERVICES: 1.714.834.3882 HUNTINGTON BEACH, CA 92646 COSTA MESA,CA 926270 io ° m m a_
� ° ° oa ° `yr a P: 714.488.5006 P.949.642.9303o�BAY FRONT gLLEY-B O .0 ° BO/� 6.GLASS GUARD/HANDRAILS F:714.333.4440 PROJECT NO.WP126.1d&AL& /-BAM BRANCHLL 2�Q �' BAY�FRONITI.BI o I II I 111 I I I IAV (T� �T�I SAND H °'"" V' E C J
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PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR 470 WALD, IRVINE,CA 92618 L 5 m In= ,n°C6-°°
qP% 9ygV/ • REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, P:949.789.7221 W
WOOD INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH J £ ° F r
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MATERIAL LEGEND 9 DEFERRED SUBMITTALS 7 AGENCIES & PUBLIC SERVICES 4 PROJECT DIRECTORY 2
REVISIONS
BUILDING AREA SCHEDULE NBMC (NEWPORT BEACH MUNICIPAL CODE) NO. REVISION DATE
�\ LEGAL DESCRIPTION: CODES: CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC,
I\VTI//1 NORTH ARROW Name AREA COMMENTS APN: 050-043-13 2016 CPC, AND 2016 CMC, 2016 CAL GREEN
PROJECT DESCRIPTION: FIRST FLOOR 1029 SF LOT 1 BLOCK 7 OF SECTION 1, ISLAND, IN THE CITY NEWPORT BEACH,
N9000- 00" E COUNTY OF ORANGE,STATE OFF CALIF CALIFORNIA,AS PER MAP RECORDED
ORDED IN BOOK 6, OCCUPANT LOAD 1 UNIT
PROPERTY LINE TAG SECOND FLOOR 1421 SF PAGE 30 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, OCCUPANCY CLASSIFICATION R-3/ U
THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON BALBOA ISLAND ON SOUTH BAY FRONT DistanceCALIFORNIA.
THIRD FLOOR 275 SF
WEST OF THE FERRY TERMINAL. THE EXISTING LOT IS 30' WIDE BY APPROX. 86' DEEP AND ZONED R-131sIM TOTAL LIVING 2724 SF LOT INFORMATION: OCCUPANCY SEPARATIONS (GARAGE) 1-HR.
1 SECTION INDICATOR GARAGE 464 SF FLOOR& FLOOR-CEILINGS N/A
(BALBOA ISLAND) AND APPROX. 2,591 S.F. CLIENT PROPOSES TO BUILD A NEW 3 STORY SINGLE FAMILY A101�' ZONED: R-BI TYPE OF CONSTRUCTION V-B - SPRK'R.
RESIDENCE APPROX. 2,743 S.F. LIVING AND 464 S.F. GARAGE. THE FIRST FLOOR PROGRAM INCLUDES BUT TOTAL GARAGE 464 SF SITE AREA: 2630 S.F. BUILDABLE AREA: 1992 S.F.
( ROOM TAG (NAME / AREA) GRAND TOTAL 3188 SF TOTAL ALLOWABLE AREA: 1.5 x 1992 S.F.=2988 S.F.+200 S.F.=3188 S.F. FIRE SPRINKLER: NFPA 13D YES
NOT LIMITED TO: EAT-IN KITCHEN W/. ISLAND & PANTRY, GREAT ROOM W/. FIREPLACE, DINING AREA ALL Room name REQ'D OPEN VOLUME= 1992 S.F.X.15=298.8 S.F.(T-6"HT MIN.)
OPEN), POWDER ROOM, 2 CAR GARAGE. SECOND FLOOR PROGRAM INCLUDES: MASTER SUITE, MASTER 150 SF OUTDOOR AREA SCHEDULE OPEN VOLUME PROVIDED=478>298.8 S.F. HEIGHT 3 STORY
BATH AND WALK IN CLOSET, 2 SECONDARY BEDROOMS WITH ATTACHED BATHS & CLOSETS, LAUNDRY SIM NAME AREA COMMENTS FLOOR AREA REF. 8/T-1.0
ROOM AND ELEVATOR. THIRD FLOOR WILL CONSIST OF A BONUS ROOM WITH SECONDARY POWDER AND 1 CALL-OUT TAG ENTRY 53 SF COVERED ALLOWABLE BLDG. AREA N/A
� A101
FRONT AND BACK EXTERIOR DECKS WITH AN OUTDOOR BBQ COUNTER AND EXTERIOR AMENITIES. DESIGN VIEW DECK 459 SF (PER CBC E B DG.
WITH BE OF TRADITIONAL CAPE COD THEMED FOCUSING ON EXTERIOR VIEWS OF THE BAYFRONT. 503)
NameROOF DECK 198 SF
EXTERIOR MATERIALS TO BE OF HIGH QUALITY AND DURABILITY INCLUDING NATURAL WOOD SHINGLES, Elevation1 ELEVATION INDICATOR TOTAL OUTDOOR 710 SF
EXTERIOR COMPOSITE WOOD SIDING, NATURAL SHINGLE ROOFING AND METAL ROOFING ACCENTS. REVISION FLAG EXISTING BUILDING INFORMATION:
PATIO 214 SF PARTIALLY COVERED JOB NO.
EXISTING MULTI FAMILY WI GARAGE TO BE DEMOLISHED 2018-30
20 R @ 71/2" STAIR TAG (NO. OF RISER & HEIGHT) M. BALCONY 264 SF COVERED EXISTING S.F.= 1,842.37 S.F. (FOOTPRINT)
TOTAL OPEN SPACE 478 SF
DATE
1i WALL TAG GRAND TOTAL 1188 SF 05/01/2019
LANDSCAPE AREA SCHEDULE ZONING INFORMATION: SHEET NO.
101 DOOR TAG NAME AREA COMMENTS FRONT SETBACK:OFT.
REA1i SETBACK:5 FT.
WINDOW TAG L1 118 SF LLEFTSETBACK: 3 FT.
L2 61 SF RIGHT SETBACK:3 FT. ■ O
0 KEYNOTE TAG L3 sz SIF BUILDABLE BUILDABLE AREA: 1,992 S.F. TIIIIIIIIIIIII
GRAND TOTAL 242 SF
VICINITY MAP/ PROJECT DESCRIPTION 11 ANNOTATION LEGEND 10 PROJECT STATISTICS 8 SITE INFORMATION 5 CODE REVIEW 3 SHEET LIST 1 33