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HomeMy WebLinkAbout20200528_ZA_Staff ReportCITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT May 28, 2020 Agenda Item No. 4 SUBJECT: Stewart Residence (PA2019-224) Coastal Development Permit No. CD2019-057 SITE LOCATION: 320 Alvarado Place APPLICANT: Jeff Roberts and Associates OWNER: Gina Stewart PLANNER: Liz Westmoreland, Associate Planner 949-644-3234 or lwestmoreland@newportbeachca.gov LAND USE AND ZONING •General Plan Land Use Plan Category: RS-D (Single-Unit Residential Detached) •Zoning District: R-1 (Single-Unit Residential) •Coastal Land Use Plan Category: RSD-D (Single Unit Residential Detached - (20.0 -29.9 DU/AC) •Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY The applicant proposes to replace an existing flat roof with a sloped roof and to remodel an existing non-conforming two-unit residence. The existing flat roof reaches 20 feet 8 inches, whereas the proposed sloping roof will reach a maximum of 26 feet 9.5 inches. The height of the existing structure will increase by approximately 6 feet (30 percent). The project complies with maximum height standards and no additional square footage is proposed. The existing duplex is non-conforming because it is a two-unit dwelling located in the R-1 zoning district and only provides two parking spaces where two are required per dwelling unit. The existing duplex is also non-conforming to rear and front setback requirements. The existing building encroaches one foot into the required five-foot rear alley setback that would remain as part of the proposed project. The existing balcony at the front of the building encroaches approximately 2 feet 10 inches into the front yard setback of 5 feet, and proposed work in this area would be limited to repair and maintenance. No new encroachments are proposed. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, 1 Stewart Residence (PA2019-224) Zoning Administrator, May 28, 2020 Page 2 Tmplt: 07/25/19 California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2019-057 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards • The property is currently developed with a 2,204.5 square foot duplex with a two- space carport. The applicant requests to repair and maintain the interior of the duplex, improve the façade, and replace the existing roof. The height of the duplex will increase from 20 feet 8 inches to approximately 26 feet 9.5 inches, which is an increase of approximately 30 percent. • The property is zone R-1, which provides for the construction of a single-family residence. The use is considered legal nonconforming due to density because the structure includes two dwelling units where only one unit is allowed. Building permit records indicate that the structure was legally constructed as a duplex with attached carport in 1966. Pursuant to Section 21.38.050 and 20.38.050 (Nonconforming Uses) of the Newport Beach Municipal Code (NBMC), improvements to the residence are limited to minor modifications only, such as repair and maintenance. • The property is also considered legally non-conforming due to parking, as two parking spaces are provided where four (two per unit) are required for a duplex. • The structure is legally nonconforming due to setbacks, as the existing second floor balcony is setback approximately 2 feet 2 inches from the front property instead of the required 5 feet. The balcony is an accessory structure that is limited to repair and maintenance. The proposed support columns are new and will be located outside of the five-foot front yard setback. • The second floor is also nonconforming because it encroaches one foot into the required five-foot rear alley setback. No change or increase to this legal nonconforming encroachment is proposed. • A Coastal Development Permit is required because 1) the project includes an increase in height of greater than 10 percent from existing conditions, 2) the existing structure does not include two parking spaces per unit therefore, the project cannot be excluded pursuant to the Newport Beach Categorical Exclusion Order CE-5-NPB- 16-1-A1, and 3) the project does not qualify for a Waiver for de minimus development because the property is located within the Coastal Commission’s Appeal Jurisdiction. 2 Stewart Residence (PA2019-224) Zoning Administrator, May 28, 2020 Page 3 Tmplt: 07/25/19 •The property currently consists of one legal lot developed with a legal nonconforming duplex. The neighborhood is predominantly developed with two-story, single-family residences and multi-unit structures. 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. •The proposed remodel conforms to most applicable development standards, including floor area limit, setbacks, and height, as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 5 feet 5 feet (Existing Principal Structure) 2 feet 2 inches (Existing Balcony Railing)1 Sides 3 feet 3 feet Rear 5 feet 4 feet (Existing Principal Structure) Allowable Floor Area (max.) 2,880 square feet 2,204.5 square feet 3rd Floor Area (max.) 288 square feet 0 square feet Open Space (min.) 216 square feet >480 square feet Parking (min.) 1-car garage and 1-covered parking space per unit 2-space carport Height (max.) 24-foot flat roof 29-foot sloped roof 26-foot 10 inches sloped roof 1.Scope of work pertaining to the existing nonconforming balcony railing shall be limited to repair and maintenance pursuant to NBMC 20. 38.040 and 21.38.040. •The existing duplex includes two stories with an outdoor staircase on the second- floor deck that provides access to the roof. However, there is no protective barrier (i.e. parapet or guardrail) on the roof, which does not comply with current building code standards. The proposed remodel includes removal of the existing flat roof and replacement with a sloped roof. Therefore, the existing staircase to the roof would be walled off and covered by the new roof, thus the roof would no longer be accessible and the existing safety/fall hazard would be eliminated. Hazards •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 may be required to be reviewed and approved 3 Stewart Residence (PA2019-224) Zoning Administrator, May 28, 2020 Page 4 Tmplt: 07/25/19 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. •The existing finished floor elevation of the structure is 8.2 feet North American Vertical Datum of 1988 (NAVD88), which does not comply with the minimum required finished floor elevation of 9.0 feet NAVD88. However, the proposed scope of work does not include an addition or major remodel that would require the finished floor to be raised to meet the minimum requirement for new structures. Water Quality •The development is located on an inland property in a developed area approximately 170 feet from the bay. The project site is separated from the bay (the nearest body of water) by three residences and the Edgewater Avenue Boardwalk. Due to the distance from coastal waters a Water Quality Management Plan (WQMP), Construction Pollution Prevention Plan (CPPP), and Erosion Control Plan are not required. Public Access and Views •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. There are no coastal viewpoints near the site. The proposed roof change and façade remodel will maintain a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. •The project site is not located between the nearest public road and the sea or shoreline. 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. In this case, the project includes replacing an existing flat roof with a sloped roof and remodeling the front façade of an existing duplex. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. •Vertical access to the bay is available adjacent to the site along Alvarado Place. Lateral access is available along a boardwalk on Edgewater Avenue. The project does not include any features that would obstruct access along these routes. 4 Stewart Residence (PA2019-224) Zoning Administrator, May 28, 2020 Page 5 Tmplt: 07/25/19 ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) 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 1 includes remodels of existing structures. The proposed project consists of façade changes and replacement of a flat roof with a sloped roof on an existing duplex. 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 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. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: ______________________________ Liz Westmoreland, Associate Planner GBR/law Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 66 05-14-19 RESOLUTION NO. ZA2020-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-057 TO REPLACE AN EXISTING FLAT ROOF WITH A SLOPED ROOF AND REMODEL AN EXISTING NONCONFORMING DUPLEX LOCATED AT 320 ALVARADO PLACE (PA2019-224) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Jeff Roberts and Associates, with respect to property located at 320 Alvarado Place, requesting approval of a coastal development permit. 2. The lot at 320 Alvarado Place is legally described as Lot 49, Block C of the Newport Bay Tract. 3. The applicant proposes to replace an existing flat roof with a sloped roof and to remodel an existing non-conforming two-unit residence. The existing flat roof reaches 20 feet 8 inches, whereas the proposed sloping roof will reach a maximum of 26 feet 9.5 inches. The height of the existing structure will increase by approximately 6 feet (30 percent). The project complies with maximum height standards and no additional square footage is proposed. The existing duplex is non-conforming because it is a two-unit dwelling located in the R-1 zoning district and only provides two parking spaces where two are required per dwelling unit. The existing duplex is also non-conforming to rear and front setback requirements. The existing building encroaches one foot into the required five-foot rear alley setback and would remain as part of the proposed project. The existing balcony at the front of the building encroaches approximately 2 feet 10 inches into the front yard setback of 5 feet, and proposed work in this area would be limited to repair and maintenance. No new encroachments are proposed. 4. The subject property is designated RS-D (Single-Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single-Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-D (Single Unit Residential Detached) (20.0 – 29.9 DU/AC) and it is located within the R-1 (Single-Unit Residential) Coastal Zone District. 6. A public hearing was held on May 28, 2020, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. 77 Zoning Administrator Resolution No. ZA2020-### Page 2 of 8 02-03-2020 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities), because it has no potential to have a significant effect on the environment. 2. Class 1 includes remodels of existing structures. The proposed project consists of façade changes and replacement of a flat roof with a sloped roof on an existing duplex. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The property is currently developed with a 2,204.5 square foot duplex with a two-space carport. The applicant requests to repair and maintain the interior of the duplex, improve the façade, and replace the existing roof. The height of the duplex will increase from 20 feet 8 inches to approximately 26 feet 9.5 inches, which is an increase of approximately 30 percent. 2. The property is zone R-1, which provides for the construction of a single-family residence. The use is considered legal nonconforming due to density because the structure includes two dwelling units where only one unit is allowed by the current Newport Beach Municipal Code (NBMC). Building permit records indicate that the structure was legally constructed as a duplex with attached carport in 1966. Pursuant to Section 21.38.050 and 20.38.050 (Nonconforming Uses) of the NBMC, improvements to the residence are limited to minor modifications only, such as repair and maintenance. 3. The property is also considered legally non-conforming due to parking, as two parking spaces are provided where four (two per unit) are required for a duplex. 4. The structure is legally nonconforming due to setbacks, as the existing second floor balcony is setback approximately 2 feet 2 inches from the front property instead of the required 5 feet. The balcony is an accessory structure that is limited to repair and maintenance. The proposed support columns located on the balcony are new and will comply with the 5-foot front yard setback. The second floor is also non-conforming due to rear setback requirements. 5. A Coastal Development Permit is required because 1) the project includes an increase in height of greater than 10 percent from existing conditions, 2) the existing structure does not include two parking spaces per unit therefore, the project cannot be excluded 88 Zoning Administrator Resolution No. ZA2020-### Page 3 of 8 02-03-2020 pursuant to the Newport Beach Categorical Exclusion Order CE-5-NPB-16-1-A1, and 3) the project does not qualify for a Waiver for de minimus development because the property is located within the Coastal Commission’s Appeal Jurisdiction. 6. The existing duplex includes two stories with an outdoor staircase on the second-floor deck that provides access to the roof. However, there is no protective barrier (i.e. parapet or guardrail) on the roof, which does not comply with current building code standards. The proposed remodel includes removal of the existing flat roof and replacement with a sloped roof. Therefore, the existing staircase to the roof would be walled off and inaccessible, and the existing safety/fall hazard would be eliminated. 7. The proposed development complies with all other applicable residential development standards including, but not limited to, floor area limitation, setbacks, and height. a. The maximum floor area limitation is 2,880 square feet and the proposed floor area is 2,204.5 square feet. No additional floor area is proposed. b. The existing development provides most of the minimum required setbacks, which are 5 feet along the front property line abutting Alvarado Place, 3 feet along each side property line and 5 feet along the rear property line abutting the alley. The existing balcony railing is nonconforming due to front setback requirements and the second floor is non-conforming due to rear setback requirements. The existing second floor balcony is setback approximately 2 feet 2 inches from the front property instead of the required 5 feet. The balcony is an accessory structure that is limited to repair and maintenance. The proposed support columns are new and will be located outside of the five-foot front yard setback. The second floor is nonconforming because it encroaches one foot into the required five-foot rear alley setback. No change or increase to this legal nonconforming encroachment is proposed. c. The highest guardrail is on the second-floor balcony and is less than 24 feet from established grade (7.8 feet NAVD88). The highest ridge is no more than 29 feet from established grade, which complies with the maximum height requirements. 8. The neighborhood is predominantly developed with two-story, single-family and multi- family residences. The proposed design, bulk, and scale of the roof change and façade remodel is consistent with the existing neighborhood pattern of development. 9. The development is located on an inland property in a developed area approximately 170 feet from the bay. The project site is separated from the bay (the nearest body of water) by three residences and the Edgewater Avenue Boardwalk. Due to the distance from coastal waters a Water Quality Management Plan (WQMP), Construction Pollution Prevention Plan (CPPP), and Erosion Control Plan are not required. 10. 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 99 Zoning Administrator Resolution No. ZA2020-### Page 4 of 8 02-03-2020 identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 11. The existing finished floor elevation of the structure is 8.2 feet NAVD88, which does not comply with the minimum required finished floor elevation of 9.0 feet NAVD88. However, the proposed scope of work does not include an addition or major remodel that would require the finished floor to be raised to meet the minimum requirement for new structures. 12. 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. There are no coastal viewpoints near the site. The proposed roof change and façade remodel will maintain a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is not located between the nearest public road and the sea or shoreline. 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. In this case, the project includes replacing an existing flat roof with a sloped roof and remodeling the front façade of an existing duplex. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. Vertical access to the bay is available adjacent to the site along Alvarado Place. Lateral access is available along a boardwalk on Edgewater Avenue. The project does not include any features that would obstruct access along these routes. 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 pursuant to Section 15301 under Class 1 (Existing Facilities) 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. 1010 Zoning Administrator Resolution No. ZA2020-### Page 5 of 8 02-03-2020 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-057, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 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 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 28TH DAY OF MAY, 2020. _____________________________________ Jaime Murillo, Zoning Administrator 1111 Zoning Administrator Resolution No. ZA2020-### Page 6 of 8 02-03-2020 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. 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. 3. Demolition beyond the approved scope of work requires planning division approval prior to commencement of work. Approval of revisions to project plans are not guaranteed. Any changes in the current scope of work may require the entire structure to be remodeled or redeveloped in conformance with the current Zoning Code Development Standards. 4.The existing nonconforming second floor balcony is limited to repair and maintenance such as the replacement of the existing railing. If additional work is proposed beyond repair and maintenance, the balcony shall be revised to comply with current setback requirements of the NBMC. The proposed columns shall be located outside of the front yard setback of 5 feet. 5.If the Building Division deems the structure “new”, the Planning Division will consider the structure as new construction and the building must comply with all NBMC Standards including setbacks, height, density, minimum finished floor elevation, and parking. 6. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 7. 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 1212 Zoning Administrator Resolution No. ZA2020-### Page 7 of 8 02-03-2020 to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 8. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 9. 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. 10. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 11. 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. 12. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 13. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 14. 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. 15. If ground disturbance is required, the applicant shall submit a final construction erosion control plan prior to the issuance of building permits. The plan shall be subject to the review and approval by the Building Division. 16. If ground disturbance is required, the applicant shall submit a final drainage and grading plan prior to the issuance of building permits. The plan shall be subject to the review and approval by the Building Division. 17. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 1313 Zoning Administrator Resolution No. ZA2020-### Page 8 of 8 02-03-2020 18. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 19. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 20. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 21. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 22. This Coastal Development Permit No. CD2019-057 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 23. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Stewart Duplex Remodel including, but not limited to, Coastal Development Permit No. CD2019-057 (PA2019-224). 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. Building Division 24. Living Room indicated on the second-floor unit is considered a bedroom and shall comply with all code requirements for bedrooms. 1414 Attachment No. ZA 2 Vicinity Map 1515 VICINITY MAP Coastal Development Permit No. CD2019-057 PA2019-224 320 Alvarado Place Subject Property 1616 Attachment No. ZA 3 Plans 1717 TITLE SHEETT-1fFJR320 ALVARADO PL.STEWART RESIDENCENEWPORT BEACH CA, 62661"REMODEL"APN #: 048-102-32 Drawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL"20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.1818 SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"SITE PLAN WITH ROOF PLANC-1.0fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.1919 72'65'-9"30' 24'2020 BDCE1342BDCEA.11342AA.1AD-1D-1A-2A-2A-1BDCE13421342A-1BDCEAAA-2A-2D-1D-1 EXSTING FLOOR PLANS W/DEMOA-2.1fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"2121 BDCE1342BDCEA.11342AA.1AD-1D-1A-2A-2 PROPOSED FIRST FLOORPLANA-2.2fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"2222 A-1BDCE13421342A-1BDCEAAA-2A-2D-1D-1 SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"PROPOSED 2ND FLOOR PLANA-2.3fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.2323 BDCE1342BDCEA.11342AA.1AD-1D-1A-2A-2BDCE1342BDCEA.11342AA.1AD-1D-1A-2A-2 SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"(E) ROOF PLAN &(N) ROOF PLANA-2.4fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"2424 SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"EXISTING ELEVATIONSA-3.0fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"2525 14EA.1ADD SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"EXTERIOR BUILDING ELEVATIONSA-3.1fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"2626 14A.1DEA EXTERIOR BUILDING ELEVATIONSA-3.2fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"2727 VALLEY FLASHING DETAIL6RIDGE FLASHING DETAIL7TYPICAL FLASHING DETAIL4DOOR & WINDOW JAMB DETAIL2WINDOW SILL DETAIL3WINDOW HEAD DETAIL1DOOR SILL DETAIL5 GENERALWATERPROFFING DETAILSA-4.1fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.2828 BDCE1342BDCEA.11342AA.1AD-1D-1A-2A-2 SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"FOUNDATION PLANS-2.1fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.2929 BDCE1342BDCEA.11342AA.1AD-1D-1A-2A-2 SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"FIRST FLOOR PLAN W/2ND FLOOR FRAMINGS-2.2fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.3030 A-1BDCE13421342A-1BDCEAAA-2A-2D-1D-1 SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"PROPOSED 2ND FLOOR PLANW/ ROOF FRAMINGS-2.3fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.3131 14BDCEA-1AD-1A-2 SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"BUILDING SECTIONSS-4.1fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"3232 BDCEA-1AD-1A-2 SCALE:2019165_A-2.0.DWG1/4"= 1'- 0"BUILDING SECTIONSS-4.2TOJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.3333 GENERAL NOTESST-1fFJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.3434 TYPICAL RIDGE DETAILAT RIDGE BEAMBAT TRUSSED RAFTERSA13TYPICAL SUPPORT FOR BEAMS AT STUD WALLSABEAM ON TOP PLATES15TYPICAL EAVE DETAILAELEVATION14TYPICAL PLYWOOD SHEATHING DETAIL4TYPICAL PLYWOOD SHEAR WALL DETAIL2HOLDDOWN DETAIL AT EXISTING FOOTING11HOLDDOWN DETAIL AT EXISTING FOOTING7TYPICAL HOLDDOWN DETAILSABC8TYP. BEAM TO BEAM CONNECTION21TYPICAL HANDRAIL DETAILSECTIONELEVATION16TYPICAL WOOD BEAM TO WOOD COL. DETAIL20TYPICAL KING POST DETAIL22 GENERAL NOTESST-2TOJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL" 20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.3535 "W" COLUMN DETAIL4COLUMN TO (E) BEAM CONNECTION12STEEL COLUMN TO GRADE BEAM DETAIL5SHEAR TRANSFER DETAIL 13SHEAR TRANSFER DETAIL AT OVERHANG 9DECK / BALCONY DETAIL17HOLDDOWN DETAIL AT EXISTING FOOTING21TYPICAL FRAMING AT OPENING20TYPICAL INTERIOR STUD WALLAJOISTS PARALLEL TO WALLJOISTS PERPENDICULAR TO WALLB6TYPICAL EXTERIOR STUD WALLAJOISTS PARALLEL TO WALLJOISTS PERPENDICULAR TO WALLB14MANSARD DETAIL22GENERAL NOTESST-3TOJRDrawnof SheetsCheckedDateSheet No.Job No.RevisionDateConsultantSheet TitleProjectSealIssue For:DateSTEWART RESIDENCE320 ALVARADO PLACENEWPORT BEACH, CA 92661"PROPOSED REMODEL"20191655-25-19(818) 352-1313 FacsimileJEFF.ROBERTS@JEFFROBERTSENGINEERING.COMJEFF A. ROBERTSEngineering Consulting Services(818) 352-2525 OfficeSunland, CA 910408325 Foothill Blvd., Suite A& ASSOCIATES, INC.3636