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HomeMy WebLinkAbout04_Advanced Champion LLC Mixed-Use Condominiums Minor Site Development Review, Modification Permit, CDP and Tentative Parcel Map_PA2020-073CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 24, 2020 Agenda Item No. 4 SUBJECT:Advanced Champion, LLC Mixed-Use Condominiums (PA2020-073) Minor Site Development Review No. SD2020-007 Modification Permit No. MD2020-007 Coastal Development Permit No. CD2020-037 Tentative Parcel Map No. NP2020-008 SITE LOCATION:503 and 505 East Balboa Boulevard APPLICANT:Advanced Champion, LLC OWNER:Advanced Champion, LLC PLANNER:David Lee, Associate Planner 949-644-3225, dlee@newportbeachca.gov LAND USE AND ZONING General Plan:MU-V (Mixed Use Vertical) Zoning District: MU-V (Mixed-Use Vertical) Coastal Land Use Category: MU-V (Mixed Use Vertical) Coastal Zoning District: MU-V (Mixed-Use Vertical) PROJECT SUMMARY A request for a minor site development review, modification permit, coastal development permit, and tentative parcel map to demolish two existing nonconforming single-family residences in the Mixed Use Vertical (MU-V) zone and to construct a new approximately 7,680-square-foot, mixed-use condominium structure comprised of 1,798 square feet of commercial space and three residential units. A minor site development review is required for mixed-use development of less than 9,999 square feet and one to four dwelling units. A modification permit is requested to allow residential parking spaces of less than the minimum-required width. A coastal development permit is required for new development within the coastal zone and for relief from the amount of nonresidential parking required. One nonresidential parking space will be provided, whereaseight are required. A tentative parcel map is required to merge the two lots and to allow each unit to be sold separately, as a condominium unit. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 and 15315 under Class 3 (New Construction) and Class 15 (Minor Land Divisions) of the CEQA Guidelines, California Code of Regulations, 1 Advanced Champion LLC Mixed-Use Condominiums (PA2020-073) Zoning Administrator, September 24, 2020 Page 2 Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. The exceptions to the Class 3 categorical exemption under Section 15300.2 are not applicable; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Site Development Review No. SD2020-007, Modification Permit No. MD2020-007, Coastal Development Permit No. CD2020-037, and Tentative Parcel Map No. NP2020-008 (Attachment No. ZA 1). DISCUSSION The subject lots are located within Balboa Village on the south side of East Balboa Boulevard, between Adams Street and Palm Street. Currently, each lot consists of one single-family residence, which is a nonconforming use per Table 2-8 of Section 20.22.020 (Mixed-Use Zoning Districts Land Uses and Permit Requirements) of the Newport Beach Municipal Code (NBMC). The remainder of the lots is used for private parking that serves the residences. The project site is surrounded by two- story, mixed-use and residential properties (See Figure 1 below). A new three- story mixed-use structure is under construction across the street at 500 East Balboa Boulevard. Figure 1, Aerial photography of the project site and surrounding development. Subject Property 2 Advanced Champion LLC Mixed-Use Condominiums (PA2020-073) Zoning Administrator, September 24, 2020 Page 3 Minor Site Development Review Any mixed-use development of one to four dwelling units requires Zoning Administrator approval of a minor site development review pursuant to Section 20.52.080 (Site Development Reviews) of the NBMC. The project site is comprised of two contiguous lots located within the Mixed-Use Vertical (MU-V) District, which is intended to provide for the development of mixed- use structures that vertically integrate housing with commercial uses. The proposed development is consistent with this designation, as it provides commercial space on the first floor and residential living area on the second and third floors. Each of the two lots is rectangular in shape (27 feet wide by 95 feet deep) and approximately 2,565 square feet in size, for a combined project area of approximately 5,130 square feet. The MU-V zoning of the site allows three residential dwelling units and requires a minimum 1,796 square feet of commercial space, based on the lot size and floor area requirements and limitations. The project conforms to the applicable development standards, including setbacks, floor area, open space and height, as evidenced by the project plans (Attachment No. ZA 5) and illustrated in Table 1 below: Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (street)0 feet 0 feet Rear (alley)10 feet 10 feet Sides 0 feet 0 feet Density Range 2 to 3 dwelling units 3 dwelling units Residential Floor Area (max)5,130 square feet 5,129 square feet Nonresidential Floor Area 1,796 square feet (min) 2,565 square feet (max) 1,798 square feet Nonresidential Depth (min.)25 feet 36.75 feet Open Space (min.) Common Private 225 square feet 256 square feet (per unit) 790 square feet 652 square feet (per unit) Height (max.)26-foot flat roof 31-foot sloped roof 22.5-foot flat roof (guard rails) 31-foot sloped roof Parking (min.) Commercial Residential Title 20 None required 7 spaces Title 21 8 spaces 7 spaces 1 van-accessible space (covered) 7 spaces (covered) 3 Advanced Champion LLC Mixed-Use Condominiums (PA2020-073) Zoning Administrator, September 24, 2020 Page 4 The project is designed to be consistent with the overarching principles of the Balboa Village Design Guidelines. This will help to ensure compatibility with not only adjacent structures, but also with buildings throughout Balboa Village that are subject to the same set of guidelines. The proposed redevelopment will enhance the Balboa Boulevard corridor with a new, refreshed facade that maintains the pedestrian scale with storefront window treatments. The new development also proposes to bring the buildings closer to the street maintaining the historical 0-foot setback of many of the buildings within Balboa Village. Additionally, the existing driveway approach along East Balboa Boulevard will be removed and replaced with curb and sidewalk to improve pedestrian access along the street. The project site is also located within the Balboa Village Parking Management Overlay District [NBMC Section 20.28.030(D)(1)], which establishes modified parking requirements for properties located within Balboa Village (Parking Management Overlay Map PM-1). Off-street parking is not required by Title 20 for the commercial component of the proposed development, except that one accessible parking space is required by the Building Code. However, off-street parking is still required for the proposed residential units in accordance with NBMC Chapter 20.40 (Off-Street Parking). Project parking compliance with the City’s Local Coastal Program Implementation Plan (NBMC Title 21) is discussed under the Coastal Development Permit section (below). Modification Permit The project site is approximately 54 feet in width. The project proposes six tandem residential parking spaces measuring 8 feet, 8 inches in width and 36 feet in depth, and one residential guest parking space measuring 9 feet, 6 inches in width and 20 feet in depth. Approval of a modification permit is requested for the width of the residential parking spaces, which deviate from the minimum 10-foot width required on lots exceeding 40 feet in width. Nonconforming parking dimensions are common on the Balboa Peninsula where the Code-required parking dimensions were modified in 2010, to require additional area of parking spaces for lots wider than 30 feet. Section 20.52.050(B)(3)(d) of the NBMC authorizes the Zoning Administrator to approve modifications to the size of parking spaces, subject to specific findings. Complete findings and facts in support are provided in the draft Resolution for approval (Attachment No. ZA 1). Coastal Development Permit The project site is located within the Coastal Zone and a coastal development permit is required for the development of a new mixed-use condominium project. Development standards provided in Title 20 largely overlap with development standards provided in Title 21. As discussed in the Minor Site Development Review section above (see Table 1), the project complies with all development standards except for parking, which is addressed below. 4 Advanced Champion LLC Mixed-Use Condominiums (PA2020-073) Zoning Administrator, September 24, 2020 Page 5 The project is located on an inland property in a developed area approximately 700 feet from coastal waters. Based on research of existing site conditions, the project site has an elevation between 10 feet and 11 feet, based on the North American Vertical Datum of 1988 (NAVD 88), whereas new structures are required to have a minimum finished floor of 9.0 feet (NAVD 88). As conditioned, a topographic survey prepared by a licensed land surveyor will be required prior to building permits being issued. The proposed structure will comply with the minimum finished floor requirement. The project site is separated from the ocean by a row of residential homes and a large municipal parking lot. The identified distances from coastal hazard areas coupled with the elevation of the site will help to ensure the project is reasonably safe for the economic life of the structure. The Balboa Village Parking Management Overlay District has not yet been incorporated into the City’s Local Coastal Program Implementation Plan (NBMC Title 21). Because of this, the project includes a request for relief from NBMC Chapter 21.40 (Off-Street Parking), pursuant to NBMC Section 21.40.110 (Adjustments to Off-Street Parking Requirements). Section 21.40.110(A) provides requirements for allowing reduced parking. As demonstrated by the Balboa Village Parking Management Plan, prepared by Nelson Nygaard in May 2012, the project is in a relatively dense area with multiple uses within a short distance of each other. Balboa Village is conducive to a significant amount of walk-in patrons and experiences parking shortages in the daytime during the summer months. However, parking is typically available during the rest of the year. A large municipal lot and on- street parking are available in the area to accommodate the proposed use in the off- season months. The project includes a request for a modification to the minimum residential parking space width required by the Zoning Code (Title 20), however no such requirement exists in the Local Coastal Program Implementation Plan (Title 21). The project site is located between the nearest public road and the sea or shoreline. However, the site does not have any coastal resources on or adjacent to it as the area is completely developed. The site does not provide any form of public access and it is not located along the coast; it is an inland parcel not fronting Newport Harbor or the Pacific Ocean. The Coastal Land Use Plan (CLUP) identifies Adams Street and Palm Street as public access points to the beach, as well as East Ocean Front as lateral access to the beach. The proposed development does not inhibit with the existing public access to the beach. No public coastal views are present through the project site and the project is consistent with all applicable development standards provided in Title 21 that are intended to protect the visual quality of the coast and to protect coastal views. The nearest public viewpoint, as identified by the CLUP, is located on the Balboa Pier. The subject property does not interfere with public coastal views. In addition, the 5 Advanced Champion LLC Mixed-Use Condominiums (PA2020-073) Zoning Administrator, September 24, 2020 Page 6 proposed project is anticipated to enhance the East Balboa Boulevard corridor by bringing a new storefront forward towards the public right-of-way. Tentative Parcel Map The project site consists of two abutting lots and is located on the south side of East Balboa Boulevard, between Adams Street and Palm Street. The site is rectangular, topographically flat and approximately 5,130 square feet in area (54 feet x 95 feet). The MU-V Zone requires a minimum 25-foot lot width and 2,500 square feet of lot area for new subdivisions. Approval of the Tentative Parcel Map will merge the two lots and allow each residence and the commercial space to be sold individually, for a total of four ownerships. The condominium project will conform to current NBMC requirements, including all Title 19 standards. The Tentative Parcel Map is subject to a coastal development permit and conforms to NBMC Title 21 (Local Coastal Program Implementation Plan), including NBMC Section 21.30.025 (Coastal Zone Subdivisions). Public improvements will be required of the applicant per the Municipal Code and Subdivision Map Act. Conditions of approval have been incorporated to require all necessary public improvements including, but not limited to, curb, gutter and sidewalk along Balboa Boulevard in accordance with the Subdivision Code. Since there are two existing legal, nonconforming residential units on the project site, the applicant will be responsible for the payment of appropriate fair share and park fees for the development of one additional dwelling unit. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15303 and 15315 under Class 3 (New Construction) and Class 15 (Minor Land Divisions) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts new commercial construction of less than 10,000 square feet in floor area, if zoned for such use, if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. 6 Advanced Champion LLC Mixed-Use Condominiums (PA2020-073) Zoning Administrator, September 24, 2020 Page 7 Class 15 exempts 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 Tentative Parcel Map for individual sale of the units is consistent with all of the requirements of the Class 15 exemption. 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. Also, notice of the filed application was posted on the project site in accordance with NBMC Section 21.50.080 (Posting Notice). APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified Local Coastal Program 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: ______________________________ David S. Lee, Associate Planner BMZ/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Justification ZA 4 Tentative Parcel Map ZA 5 Project Plans 7 Attachment No. ZA 1 Draft Resolution 8 RESOLUTION NO. ZA2020-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING MINOR SITE DEVELOPMENT REVIEW NO. SD2020-007, MODIFICATION PERMIT NO. MD2020-007, COASTAL DEVELOPMENT PERMIT NO. CD2020-037 AND TENTATIVE PARCEL MAP NO. NP2020- 008 TO DEMOLISH TWO EXISTING SINGLE-FAMILY RESIDENCES AND CONSTRUCT A NEW THREE-STORY, MIXED-USE CONDOMINIUM STRUCTURE WITH A REDUCTION IN REQUIRED NUMBER OF NONRESIDENTIAL PARKING SPACES (TITLE 21) AND REQUIRED WIDTH OF RESIDENTIAL PARKING SPACES (TITLE 20) LOCATED AT 503 AND 505 EAST BALBOA BOULEVARD (PA2020-073) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Advanced Champion LLC (Applicant), with respect to property located at 503 and 505 East Balboa Boulevard, and legally described as Lots 2 and 3 of Block 6 in Tract 104. 2. The Applicant requests a minor site development review, modification permit, coastal development permit and tentative parcel map to demolish two existing single-family residences in the Mixed Use Vertical (MU-V) zone and construct a new approximately 7,680-square-foot, mixed-use condominium structure comprised of 1,798 square feet of commercial space and three (3) residential units. A minor site development review is required for mixed-use development of less than 9,999-square-feet and one (1) to four (4) dwelling units. A modification permit is requested to allow residential parking spaces of less than the minimum width. A coastal development permit is required for new development within the coastal zone and relief from the development standards related to nonresidential parking. A tentative parcel map is required to merge two (2) lots and for condominium purposes. 3. The subject property is designated MU-V (Mixed Use Vertical) by the General Plan Land Use Element and is located within the MU-V (Mixed Use Vertical) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is MU-V (Mixed Use Vertical) and it is located within the MU-V (Mixed Use Vertical) Coastal Zone District. 5. A public hearing was held online via Zoom on September 24, 2020, observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. 9 Zoning Administrator Resolution No. ZA2020-### Page 2 of 20 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Sections 15303 and 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction) and Class 15 (Minor Land Divisions), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts new commercial construction of less than 10,000 square feet in floor area, if zoned for such use, if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. 4. Class 15 exempts the division of property in urbanized areas zoned for residential, commercial, or industrial use into four (4) 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 (2) years, and the parcel does not have an average slope greater than 20 percent. The Tentative Parcel Map will merge two (2) adjacent lots, allow the individual sale of the units and is consistent with all of the requirements of the Class 15 exemption. SECTION 3. REQUIRED FINDINGS. Minor Site Development Review In accordance with Section 20.52.080(F) (Site Development Reviews - Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. The proposed development is allowed within the subject zoning district. Facts in Support of Finding: 1. The project site is located within the Mixed-Use Vertical (MU-V) District, which provides for the development of mixed-use structures that vertically integrate housing with commercial uses including retail, office, restaurant, and similar nonresidential uses. The proposed development is consistent with this designation, as it provides commercial space on the first floor and residential living area on the second and third floors. 10 Zoning Administrator Resolution No. ZA2020-### Page 3 of 20 2. The project consists of 1,798 square feet of commercial space on the first floor and three (3) residential units on the second and third floors, which complies with the floor area requirements and limitations, as well as the prescribed density range for the site. 3. The project will replace two (2) legal, nonconforming single-family residences with a mixed-use development consistent with the property’s MU-V zoning and land use designation and will also provide an additional housing unit within Balboa Village. Finding: B. The proposed development is in compliance with all of the following applicable criteria: i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection). Facts in Support of Finding: 1. The Mixed Use Vertical (MU-V) General Land Use designation and Zoning District is intended to provide for the development of mixed-use structures that vertically integrate housing with commercial uses including retail, office, restaurant, and similar nonresidential uses. The proposed development is consistent with this designation as it provides commercial space on the first floor and residential living area on the second and third floors. 2. The project site is located within the Balboa Village Parking Management Overlay District [NBMC Section 20.28.030(D)(1)], which establishes modified parking requirements for properties located within Balboa Village (Parking Management Overlay Map PM-1). Off- street parking is not required by Title 20 for the commercial component of the proposed development, except that one (1) accessible parking space is required by the Building Code. However, off-street parking is still required for the proposed residential units in accordance with NBMC Chapter 20.40 (Off-Street Parking). The proposed project provides seven (7) residential parking spaces and complies with the Overlay District requirements. 11 Zoning Administrator Resolution No. ZA2020-### Page 4 of 20 3. The project is designed to be consistent with the overarching principles of the Balboa Village Design Guidelines. This will help to ensure compatibility with not only adjacent structures, but also with buildings throughout Balboa Village that are subject to the same set of guidelines. The proposed redevelopment will enhance the Balboa Boulevard corridor with a new, refreshed facade that maintains the pedestrian scale with storefront window treatments. The new development also proposes to bring the buildings closer to the street maintaining the historical 0-foot setback of many of the buildings within Balboa Village. Additionally, the existing driveway approach along East Balboa Boulevard will be removed and replaced with curb and sidewalk to improve pedestrian access along the street. 4. Consistent with General Plan Land Use Element Policy LU 2.1 (Resident-Serving Land Uses), the project will accommodate housing and commercial uses, and will provide employment opportunities in balance with community natural resources and open spaces. 5. Consistent with General Plan Land Use Element Policy LU 6.13.1 (Balboa Village Core), the project contributes to the development of local- and visitor-serving commercial and mixed-use buildings that integrate residential with ground-level commercial uses. 6. The project incorporates a modern and updated appearance with building materials and finishes that include smooth-painted stucco, stone veneer, standing seam metal roofing and wood trellis detail. 7. Pedestrian and vehicular access along Balboa Boulevard and the alleyway have been reviewed by the Public Works Department for adequacy, efficiency, and safety. The existing driveway along East Balboa Boulevard will be removed, and new curb, gutter and sidewalk constructed to match the existing adjacent improvements and decorative sidewalk. 8. No public views are present through the project site and the project is consistent with all applicable development standards. Finding: C. The proposed development is not detrimental to the harmonious and orderly growth of the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of person residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The project is consistent with the development goals for Balboa Village and the MU-V Zoning District to provide housing, employment opportunities and commercial space to serve the adjoining residential neighborhoods. 2. The project includes an architecturally-pleasing design with articulation and finishes that enhance the local surrounding urban environment. 12 Zoning Administrator Resolution No. ZA2020-### Page 5 of 20 3. Conditions of approval are included to help minimize any potential impacts, including but not limited to: a. Condition of Approval No. 18 helps to ensure that no construction materials or activities will infringe upon the public walkway. b. Condition of Approval No.16 helps to ensure that illumination will not create an unacceptable negative impact on surrounding land uses or environmental resources. c. Condition of Approval No. 28 limits the hours of construction activity to mitigate potential impacts to adjacent neighboring properties. d. Condition of Approval No. 29 ensures that Best Available Control Measures will be implemented to minimize construction-related air quality impacts. Modification Permit In accordance with Section 20.52.050(E) (Modification Permits – Required Findings) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: D. The requested modification will be compatible with existing development in the neighborhood. Facts in Support of Finding: 1. The neighborhood contains a mix of one (1)-, two (2)- and three (3)-story structures. The design, bulk, and scale of the proposed development is consistent with the existing and anticipated future neighborhood pattern of development. 2. Nonconforming parking dimensions are common on the Balboa Peninsula where the required parking dimensions were modified in 2010 to require greater parking dimensions for lots in excess of 30 feet in width. The proposed parking design will accommodate seven (7) onsite parking spaces as required for a three (3)-unit residential development and one (1) accessible non-residential parking space. Finding: E. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use. Facts in Support of Finding: 1. The granting of the Modification Permit is necessary to allow reasonable development of the property consistent with the intent and purpose of the MU-V Zoning District and General Plan Land Use designation. 13 Zoning Administrator Resolution No. ZA2020-### Page 6 of 20 2. The MU-V District development standards prescribe minimum commercial floor area, minimum residential density and minimum number of residential parking spaces. The width of the project site makes it infeasible to meet all of these standards. The granting of the modification for residential parking space width will facilitate a project that meets the intent and purpose of the MU-V zone and land use designation, while meeting all other applicable development standards. 3. The development will provide the required number of parking spaces required in the Balboa Village Parking Management Overlay District, including two (2) tandem parking spaces for each proposed residence and one (1) residential guest parking space as required by the Zoning Code, and one (1) accessible commercial parking space as required by the Building Code. Finding: F. The granting of the modification is necessary due to practical difficulties associated with the property and the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code. Facts in Support of Finding: 1. The subject property is approximately 54 feet wide and 95 feet deep. The MU-V District development standards prescribe minimum required commercial floor area, minimum residential density and minimum number of residential parking spaces. The dimensions of the project site create practical difficulties in meeting all of these standards. The granting of the modification for residential parking space width will facilitate a project that meets the intent and purpose of the MU-V zone and land use designation, and which complies with all other development standards including the amount of residential onsite parking required in the Balboa Village Parking Management Overlay District. 2. The proposed parking space dimensions are adequate for average-sized vehicles and similar to the width of parking spaces provided on other properties throughout the neighborhood. Finding: G. There are no alternatives to the modification permit that could provide similar benefits to the Applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. Fact in Support of Finding: 1. An alternative that would reconfigure the design of the ground floor level to accommodate compliant parking dimensions would make it infeasible to provide ground- level commercial space that complies with the intent and development standards of the MU-V Zone (i.e., depth and floor area) and would not meet the objectives of the Applicant. 14 Zoning Administrator Resolution No. ZA2020-### Page 7 of 20 Finding: H. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Facts in Support of Finding: 1. Approval of the requested modification does not affect the provision of seven (7) residential parking spaces and one (1) accessible commercial parking space, as required by NBMC Chapter 20.40 (Off-Street Parking) and the Building Code. 2. Nonconforming parking dimensions are common on the Balboa Peninsula where the minimum parking dimensions were modified in 2010 to require additional size for lots in excess of 30 feet in width. 3. Vehicular access and parking configuration have been determined satisfactory by the Public Works Department in terms of adequacy, efficiency, and safety. Coastal Development Permit In accordance with Section 21.52.015 (Coastal Development Permits - Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: I. 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, and height. a. The maximum residential floor area limitation is 5,130 square feet and the proposed floor area is 5,129 square feet. b. A minimum of 1,796 and maximum of 2,565 square feet of nonresidential floor area is required and the project includes 1,798 square feet of nonresidential floor area. c. The proposed development provides the minimum required setbacks of 10 feet along the rear property line abutting the alley. No front or side setbacks are required. The upper levels of the structure are articulated to provide 790 square feet of common open space, where 225 square feet are required, and 652 square feet of private open space for each residential unit, where 256 square feet are required. 15 Zoning Administrator Resolution No. ZA2020-### Page 8 of 20 d. The highest guardrail is less than 26 feet from established grade and the highest ridge is no more than 31 feet from established grade, in compliance with the maximum height requirements. e. The project includes covered parking for a total of eight (8) vehicles, complying with the minimum seven (7)-space parking requirement for three (3) residential units and one (1) accessible parking space for the commercial use, as required by the Building Code. 2. The neighborhood is developed with a mix of one (1)-, two- (2) and three (3)-story, structures. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. 3. Fact in Support of Finding B.2 is hereby incorporated in reference. 4. The Balboa Village Parking Management Overlay District has not yet been incorporated into the City’s Local Coastal Program Implementation Plan (NBMC Title 21). Because of this, the project includes a request for relief from Chapter 21.40 (Off-Street Parking), pursuant to Section 21.40.110 (Adjustments to Off-Street Parking Requirements). Section 21.40.110(A) provides requirements for allowing reduced parking. As demonstrated by the Balboa Village Parking Management Plan, prepared by Nelson Nygaard in May 2012, the project is in a relatively dense area with multiple uses within a short distance of each other. Balboa Village is conducive to a significant amount of walk-in patrons and experiences parking shortages in the daytime during the summer months. However, parking is typically available during the rest of the year. A large municipal lot and on-street parking are available in the area to accommodate the proposed use in the off-season months. 5. Once the Balboa Village Parking Management Overlay District is certified, the development will be in conformance with the Local Coastal Program as amended. 6. The project is located on an inland property in a developed area approximately 700 feet from coastal waters. Based on research of existing site conditions, the project site has an elevation between 10 feet and 11 feet, based on the North American Vertical Datum of 1988 (NAVD 88), whereas new structures are required to have a minimum finished floor of 9.0 feet (NAVD 88). As conditioned, a topographic survey prepared by a licensed land surveyor will be required prior to permits being issued. The proposed structure will comply with the minimum finished floor requirement. The project site is separated from the ocean by a row of residential homes and a large municipal parking lot. The identified distances from coastal hazard areas coupled with the elevation of the site will help to ensure the project is reasonably safe for the economic life of the structure. 7. The property is 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 may be 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, if needed. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 16 Zoning Administrator Resolution No. ZA2020-### Page 9 of 20 8. A construction erosion control plan has been provided to implement temporary Best Management Practices (BMPs) during construction and minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. 9. The project site is not located adjacent to a coastal view road, public access way, or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest public viewpoint is located on the Balboa Pier, which is approximately 1,500 feet away from the project site. The property does not have any coastal resources on or adjacent to it as the area is completely developed. The site does not provide any form of public access and it is not located along the coast; it is an inland parcel not fronting Newport Harbor or the Pacific Ocean. No public coastal views are present through the project site and the project is consistent with all applicable development standards provided in Title 21 that are intended to protect the visual quality of the coast and to protect coastal views. Finding: J. Conforms to 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 . Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline. However, Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact, and be proportional to the impact. While the project includes an additional dwelling unit, the site does not currently provide or inhibit public access and the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. Vertical access to the beach and coastal waters is available immediately west of the site along Adams Street. Lateral access is available along the East Ocean Front boardwalk and public beach one block south of the site. The project does not include any features that would obstruct access along these routes. Tentative Parcel Map The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent with the legislative intent of Titles 20 and 21 of the NBMC and is approved based on the following findings per Section 19.12.070 (Required Findings for Action on Tentative Maps) of Title 19: Finding: K. 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. 17 Zoning Administrator Resolution No. ZA2020-### Page 10 of 20 Facts in Support of Finding: 1. The proposed subdivision and improvements are consistent with the MU-V General Plan designation of the project site. 2. The project is not located within a specific plan area. 3. The Public Works Department has reviewed the Tentative Parcel Map and found it consistent with Title 19 of the NBMC and applicable requirements of the Subdivision Map Act. 4. Conditions of approval have been included to ensure compliance with Title 19. Finding: L. That the site is physically suitable for the type and density of development. Facts in Support of Finding: 1. The approximately 5,130-square-foot site is physically suitable for the proposed development because it is rectangular in shape and is relatively flat. 2. Based on a site-specific preliminary geologic investigation prepared for project, the development is feasible with appropriate site preparation and construction. 3. The subject property is accessible from East Balboa Boulevard and the alley at the rear and is adequately served by existing utilities. Finding: M. 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. Fact in Support of Finding: 1. The project site to be developed does not support any environmental resources. As such, there would be no significant impacts to fish or wildlife or their habitat associated with the project. 18 Zoning Administrator Resolution No. ZA2020-### Page 11 of 20 Finding: N. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Fact in Support of Finding: 1. The Tentative Parcel Map is purposed with merging the two (2) contiguous lots and creating a subdivision of air space for condominium ownership. 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 Applicant per Section 19.28.010 (General Improvement Requirements) of the Municipal Code 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: O. 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 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. 2. Public improvements will be required of the Applicant per the Municipal Code and the Subdivision Map Act. Conditions of approval require that the existing driveway along East Balboa Boulevard be abandoned and new curb, gutter and sidewalk constructed match the existing decorative sidewalk. Finding: P. 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. 19 Zoning Administrator Resolution No. ZA2020-### Page 12 of 20 Facts in Support of Finding: 1. The property is not subject to a Williamson Act contract. 2. The project site is currently developed for residential use and lies in a Zoning District that permits residential uses in conjunction with a mixed-use development. Finding: Q. 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: R. 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 Building Code 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: S. 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 Finding: 1. There are two (2) existing legal, nonconforming single-family residences on the project site. The project includes the construction of an additional residential unit to contribute to the City’s share of the regional housing need. The Applicant will be responsible for 20 Zoning Administrator Resolution No. ZA2020-### Page 13 of 20 the payment of appropriate fair share and parkfees for the development of this additional new dwelling unit. Therefore, the Tentative Parcel Map will not affect the City in meeting its regional housing need. Finding: T. 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 project is designed so that wastewater discharge into the existing sewer system complies with the Regional Water Quality Control Board (RWQCB) requirements. Finding: U. 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 located within the Coastal Zone. A coastal development permit is requested in conjunction with the proposed tentative parcel map. The project complies with the certified Local Coastal Program (LCP) and public access and recreation policies of Chapter Three of the Coastal Act. 2. Facts in Support of Findings I and J for the Coastal Development Permit (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 finds this Project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15303 and 15315 under Class 3 (New Construction or Conversion of Small Structures) and Class 15 (Minor Land Divisions) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. The exceptions to the Class 3 categorical exemption under Section 15300.2 are not applicable. 2. The Zoning Administrator of the City of Newport Beach hereby approves Minor Site Development Review No. SD2020-007, Modification Permit No. MD2020-007, Coastal Development Permit No. CD2020-037 and Tentative Parcel Map No. NP2020-008, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 21 Zoning Administrator Resolution No. ZA2020-### Page 14 of 20 3. 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). Final action taken by the City on the coastal development permit 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 24TH DAY OF SEPTEMBER, 2020. _____________________________ Jaime Murillo, Zoning Administrator 22 Zoning Administrator Resolution No. ZA2020-### Page 15 of 20 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) 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. All proposed signs shall be in conformance with an approved Comprehensive Sign Program for the project site and provisions of NBMC Chapter 20.42 (Signs). 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. 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 approval. 5. Modifications to the approved plans may require an amendment to this Site Development Review, Modification Permit, Coastal Development Permit and Tentative Parcel Map or the processing of a new application. 6. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 7. Prior to the 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 project 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 Minor Site Development Review/Modification Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 8.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. 9.Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for one (1) new dwelling unit (currently $1,923 per new additional dwelling unit) and all nonresidential uses on the ground floor in accordance with NBMC Chapter 15.38. 10.Prior to the recordation of the Final Parcel Map, a park dedication fee for one (1) new dwelling unit (currently $26,125 per new additional dwelling unit) shall be paid in 23 Zoning Administrator Resolution No. ZA2020-### Page 16 of 20 accordance with NBMC Chapter 19.52. This fee shall be paid upon submittal of the map to the Public Works Department for plan check and deposited into the appropriate Service Area account as identified in the Recreation and Open Space Element of the General Plan. 11.Prior to issuance of final building permits, the Applicant shall prepare a written disclosure statement prior to sale, lease, or rental of a residential unit in the proposed mixed-use development consistent with Section 20.48.130.H (Notification to Owners and Tenants) of the Municipal Code. 12.Prior to issuance of final building permits, the Applicant shall record a deed notification with the County Recorder’s Office approved as to form by the Office of the City Attorney consistent with Section 20.48.130.I (Deed Notification). The deed notification shall state that the residential units are located in a mixed-use project or in a mixed-use zoning district and that an owner may be subject to impacts, including inconvenience and discomfort, from lawful activities occurring in the project or zoning district (e.g. noise, lighting, odors, high pedestrian activity levels, etc.). 13.A minimum of eight (8) parking spaces shall be provided on-site (one [1] ADA nonresidential space, six [6] residential spaces, and one [1] residential guest parking space). 14.Prior to the issuance of building permits, a topographic survey prepared by a licensed surveyor shall be submitted and approved. 15.All mechanical equipment shall be screened in accordance with NBMC Section 20.30.020 (Buffering and Screening). Screening materials shall comply with the Zoning Code height limit (26 feet for flat roof structures and 31 feet for pitched roof). 16. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 17. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 18. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 19. This approval does not authorize any new or existing improvements (including landscaping) within the public right-of-way. 24 Zoning Administrator Resolution No. ZA2020-### Page 17 of 20 20. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one (1) or two (2) short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 21. 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. 22. 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. 23. 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. 24. 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. 25. To the fullest extent permitted by law, Applicantshall 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 Advanced Champion LLC Mixed Use Condominiums including, but not limited to, Minor Site Development Review No. SD2020-007, Modification Permit No. MD2020-007, Coastal Development Permit No. CD2020-037 and Tentative Parcel 25 Zoning Administrator Resolution No. ZA2020-### Page 18 of 20 Map No. NP2020-008 (PA2020-073). 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. Fire Department 26.A NFPA 13 Fire Sprinkler System will be required throughout the building due to the retail use within the building. Building Division 27. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 28. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are not allowed on Saturdays, Sundays or Holidays. 29. The Applicant shall employ the following best available control measures (“BACMs”) to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment 26 Zoning Administrator Resolution No. ZA2020-### Page 19 of 20 Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 30. Prior to the issuance of building permits, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 31. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The project Applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project’s impact on water quality. 32. Prior to the issuance of a grading permit, the final Water Quality Management Plan (WQMP) shall be reviewed and approved by the Building Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 33. A list of “good housekeeping” practices will be incorporated into the long-term post- construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department 34. A parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). 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 Sections 7-9-330 and 7-9- 27 Zoning Administrator Resolution No. ZA2020-### Page 20 of 20 337 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. 35. 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 Sections 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. 36. All improvements shall be constructed as required by Ordinance and the Public Works Department. 37.The existing driveway along East Balboa Boulevard shall be abandoned. New curb, gutter and sidewalk shall be constructed. Sidewalk shall match the existing decorative sidewalk to the satisfaction of the Public Works inspector. 38. Each residential and commercial unit 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. 39. An encroachment permit is required for all work activities within the public right-of-way. 40. All improvements shall comply with the City’s sight distance requirement. See City Standard 110-L. 41. 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. 28 Attachment No. ZA 2 Vicinity Map 29 VICINITY MAP Coastal Development Permit No. CD2020-037 Modification Permit No. MD2020-007 Tentative Parcel Map No. NP2020-008 Minor Site Development Review No. SD2020-007 (PA2020-073) 503 and 505 East Balboa Boulevard Subject Property 30 Attachment No. ZA 3 Project Justification 31 Cosi Designs 1 June 2020 City of Newport Beach Attn. Community Development 100 Civic Center Drive Newport Beach, CA 92660 Project Name: Balboa Development Project Address: 503-505 Balboa Blvd., Newport Beach, CA 92660 MODIFICATION PERMIT The requested modification is to reduce the width of the residential parking from -to - Justification and Required Findings 1. The requested modification will be compatible with existing development in the neighborhood. The proposed parking width is compatible with similar developments in the neighborhood. 2. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure and/or characteristics of the use. In order to provide at least one Accessible parking space for the retail, the rest of the residential parking stalls should be reduced in width 3. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code. The area is 5130 SF, per zoning code, a minimum of a 1795.5 SF for commercial building is required, and a maximum of 5130 SF for residential. With only 54 feet wide lot, seven parking spaces, plus one Van Accessible stall cannot be accommodated. 4. There are no alternatives to the Modification Permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or the general public. DESIGN & CONSTRUCTION MANAGEMENT 433 N. Camden Dr. 4th Floor Beverly Hills, CA 90210 310-734-4764 claudio@cosidesigns.com 32 Cosi Designs 2 There are no alternatives to the Modification Permit without removing the ADA parking stall. 5. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. The project is consistent with the provision of the Zoning Code, other than the amount of parking. Sincerely, Claudio Cosi Principal, Designer Cosi Designs, Inc. 33 Cosi Designs 1 June 2020 City of Newport Beach Attn. Community Development 100 Civic Center Drive Newport Beach, CA 92660 Project Name: Balboa Development Project Address: 503-505 Balboa Blvd., Newport Beach, CA 92660 RELIEF FROM IMPLEMENTATION PLAN DEVELOPMENT STANDARDS. The requested relief is to reduce the amount of commercial parking from eight to one. Required Findings and Justification 1. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Implementation Plan results in physical hardships. The lot area is 5130 SF; per zoning code, a minimum of a 1795.5 SF for a commercial is required, and a maximum of 5130 SF of residential at the upper level. The remaining ground lot area cannot accommodate eight parking spaces, including one Van Accessible for commercial and seven residential parking spaces. 2. The granting of the variance is necessary due to special circumstances applicable to the property, including location, shape, size, surroundings, topography, and/or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same coastal zoning district. No onsite commercial parking is provided on the south side of Balboa Blvd. on the neighborhood. A Public Parking lot is located 250 feet from the building. 3. The modification or variance complies with the findings required to approve a coastal development permit in Section 21.52.015(F) Other than the amount of parking needed for commercial, the project Conforms to all applicable sections of the certified Local Coastal Program: Setbacks, Height, Floor area, and residential parking. DESIGN & CONSTRUCTION MANAGEMENT 433 N. Camden Dr. 4th Floor Beverly Hills, CA 90210 310-734-4764 claudio@cosidesigns.com 34 Cosi Designs 2 4. The modification or variance will not result in development that blocks or significantly impedes public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs. The development will be setback about 250 feet from the shoreline, and it will not block any access to the sea or shoreline and coastal parks, trails, or coastal bluffs. 5. The modification or variance will not result in development that blocks or significantly impairs public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas. The development will be setback about 250 feet from the shoreline with other developments in between. 6. The modification or variance will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation, or wildlife species, The development will be located on a site that is already developed and has no adverse effect on coastal resources. 7. The granting of the modification or variance will not be contrary to, or in conflict with, the purpose of this Implementation Plan, nor to the applicable policies of the certified Local Coastal Program. (Ord. 2019-5 § 6, 2019) The relief requested will not be contrary to, or in conflict with, the purpose of this Implementation Plan. It does not affect the environment, coastal resources, and public access to the coast. Due to the location and proximity to the shoreline, a public parking lot will compensate for the parking missed on the development. Sincerely, Claudio Cosi Principal, Designer Cosi Designs, Inc. 35 Attachment No. ZA 4 Tentative Parcel Map 36 37 Attachment No. ZA 5 Project Plans 38 39 40 41 42 43 44 45 46 47 Sept. 24, 2020, Zoning Administrator Agenda Comments Comments submitted by: Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229) Item 4. Advanced Champion LLC Mixed-Use Condominiums Minor Site Development Review No. SD2020-007, Modification Permit No. MD2020-007, Coastal Development Permit No. CD2020-037 and Tentative Parcel Map No. NP2020-008 (PA2020-073) 1.The Tentative Parcel Map of Attachment No. ZA 4 on handwritten page 37 is one of the strangest I’ve seen. The location of the property seems to be referenced to the centerline of Balboa Boulevard (actually East Balboa Boulevard?) but I can find nothing stating how far it is from that centerline. And although there is a dashed “lot line to be removed,” I am unable to find anything clearly identifying the property lines not to be removed or to distinguish them from other lines on the map including the unexplained ladder-like features (a short one paralleling “Balboa Blvd” and a long one paralleling “Alley”). Perhaps most strangely, the map is festooned at unexplained places with unexplained numbers in the range 97.xx to 98.xx. Since one of them identifies “FF 97.4” (for “Finished Floor”?) and since they appear also on the “topographic survey” on page 40, I take them to be elevations in some unexplained system, which is hard to relate to the staff report which indicates (on page 5) that the elevation of the property is between 10 and 11 feet NAVD 88. Page 40 gives a dimension of 20’ along Balboa Blvd, but from what to what the 20’ is measured is not obvious. Likewise, page 37 has a line labeled “SD” but what that stands for is not explained in the legend. 2.The staff report refers to the Balboa Village Parking Management Overlay District of NBMC Section 20.28.030(D)(1), on the basis of which, it says, “Off-street parking is not required by Title 20 for the commercial component of the proposed development.” a.NBMC Subsection 20.28.030.A says: “Before approving an amendment reclassifying land to a PM Overlay District, the Commission and Council shall approve a parking management district plan.” i.Where is the plan for PM-1? ii.Is it the “Balboa Village Parking Management Plan, prepared by Nelson Nygaard in May 2012,” mentioned on handwritten page 5? iii.If so, where can it be found? 3.From Section 20.28.030.D.1.d.1, the conclusion that “Off-street parking is not required” is contingent on the kind of use. Doesn’t the permit need to be conditioned to forbid a non-residential use for which parking under the plan is required? For example, prohibiting any of the non-residential spaces being occupied by a marine services use selling boat supplies? Or a cultural institution? Or any kind of commercial recreation or entertainment, such as an internet café, game center or billiard parlor/pool room? Zoning Administrator - September 24, 2020 Item No. 4a Additional Materials Received After Deadline Advanced Champion LLC Mixed-Use Condominiums (PA2020-073)