HomeMy WebLinkAbout02_Newport Homes LLC Residence CDP_PA2021-112CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 16, 2021
Agenda Item No. 2
SUBJECT: Newport Homes LLC Residence (PA2021-112)
Coastal Development Permit No. CD2021-022
SITE LOCATION: 114 East Ocean Front
APPLICANT: Azizi Architects Inc.
OWNER: Newport Homes LLC
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221 or mwhelan@newportbeachca.gov
LAND USE AND ZONING
General Plan: RS-D (Single Unit Residential Detached)
Zoning District: R-1 (Single-Unit Residential)
Coastal Land Use Category: RSD-D (Single-Unit Residential Detached 20.0-29.9
DU/AC)
Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A request for a coastal development permit to allow the demolition of an existing single-
unit residence and the construction of a new three-story, 2,640-square-foot, single-unit
residence including a 364-square-foot, attached two-car garage. The proposed
development also includes additional appurtenances such as walls, fences, patios,
hardscape, drainage devices, and landscaping.
RECOMMENDATION
1)Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) 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; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2021-022 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The subject property is located in the R-1 Coastal Zoning District, which provides for
single-unit residential development and is consistent
Use Plan, General Plan, and Zoning Code. A coastal development permit is required
and the property is not eligible for a waiver for de minimis development because the
property is located in the Coastal Commission Appeal Area.
The property currently consists of one legal lot developed with a single-family
residence. The neighborhood is predominantly developed with two- and three-
story, single-family residences. The proposed three-story design, bulk,
and scale is consistent with the existing neighborhood pattern of development and
expected future development (Figure 1).
Figure 1: Aerial Image
The proposed single-family dwelling and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
Subject Property
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Table 1 Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 10 feet 10 feet
Sides 3 feet 3 feet
Rear 5 feet 5 feet
Allowable Floor Area (max.) 2,640 square feet 2,640 square feet
Allowable 3rd Floor Area (max.) 264 square feet 201 square feet
Open Space (min.) 198 square feet 206 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
Hazards
A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc., dated June 13, 2021 for the project. The project site is separated
from the water by the public boardwalk and over a 500-foot-wide sandy beach. The
report concludes that the highest high tide elevation (currently 7.7 feet North
American Vertical Datum of 1988 [NAVD 88]) will not exceed 10.9 feet (NAVD 88)
using the low-risk aversion projected sea level rise (3.2-foot increase) over the 75-
year design life of the structure based on estimates for sea level rise provided by the
State of California Sea-Level Rise Guidance 2018. The report concludes that the
proposed project is reasonably safe from shoreline erosion due to lack of wave or
wakes that can erode sand from the beach. The finished floor elevation of the first
floor of the proposed structure is 12.7 feet (NAVD 88), which complies with the
minimum 9.0-foot (NAVD 88) elevation standard for new structures and exceeds the
minimum requirements for sea level rise (10.9 feet NAVD 88).
As conditioned pursuant to Newport Beach Municipal Code (NBMC) Section
21.30.030(C)(3)(i)(iv) - (Bulkheads for nonresidential and residential waterfront
development), the property owner will be required to enter into an agreement with
the City waiving any potential right to protection to address situations in the future in
which the development is threatened with damage or destruction by coastal hazards
(e.g., waves, erosion, and sea level rise). The property owner will also be required to
acknowledge any hazards present at the site and unconditionally waive any claim to
damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c) (Nonresidential Waterfront Development, Development
Standards). Both requirements are included as conditions of approval that will need
to be satisfied prior to the issuance of building permits for construction.
The property is located in an area known for the potential 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
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specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
The applicant provided an Erosion Control Plan to implement temporary Best
Management Practices (BMPs) during construction to minimize erosion and
sedimentation and to minimize pollution runoff and coastal waters derived by
construction chemicals and materials. The Erosion Control Plan will be reviewed by
adhere to the approved Erosion Control Plan.
Public Access and Views
The project site is located on the Balboa Peninsula 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
s impact and be proportional to the impact. In this
case, the project replaces an existing single-family residence located on a standard
R-1 lot with a new single-family residence. Therefore, the project does not involve a
change in land use, density or intensity that will result in increased demand on public
access and recreation opportunities. Furthermore, the project is designed and sited
(appropriate height, setbacks, etc.) so as not to block or impede existing public
access opportunities.
Vertical access to the beach is located approximately 150 feet from Medina Way
street-end, which is identified as a public beach and public boardwalk access
location. Lateral access is provided on the beach and public boardwalk adjacent to
the site along East Ocean Front. The project is behind the public beach boardwalk
and does include any features that would obstruct access along these routes.
Site evaluation (pursuant to NBMC Section 21.30.100) revealed that the proposed
three-story design is consistent with the existing neighborhood pattern of
development and will not affect the existing views afforded from the boardwalk and
beach. The project will replace an existing single-family home with a new single-
family home that complies with all applicable development standards, including the
third-floor design requirements that restrict square footage and covered decks in
terms of size and location. There are no views currently through the project site, as
it is developed with an existing two-story, single-family dwelling.
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The front and side of the proposed residence, which are visible from the public
boardwalk, contain substantial architectural treatment and visual interest, in-keeping
with the design guidelines of the Zoning Code. The new structure would comply with
required setbacks. Lastly, the design includes modulation of volume throughout the
structure and utilization of low walls that prevent the appearance of the site being
walled off from the boardwalk. Therefore, the project does not have the potential to
degrade the visual quality of the Coastal Zone or result in significant adverse impacts
to existing public views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no
potential to have a significant effect on the environment.
Class 3 exempts the demolition of up to three single-family residences and additions of up
to 10,000 square feet to existing structures. The proposed project consists of the demolition
of a single-unit residence and the construction of a new 2,640-square-foot, single-unit
residence.
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
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
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Prepared by:
MS/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2021-022 FOR THE
DEMOLITION OF AN EXISTING SINGLE-UNIT DWELLING AND
THE CONSTRUCTION OF A NEW THREE (3)-STORY, SINGLE-
UNIT DWELLING INCLUDING A TWO (2)-CAR GARAGE
LOCATED AT 114 EAST OCEAN FRONT (PA2021-112)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Azizi Architects Inc., with respect to property located at 114
East Ocean Front, and legally described as Lot 20 in Block 11 of the East Newport Tract
requesting approval of a Coastal Development Permit.
2. The applicant proposes the demolition of an existing single-unit residence and the
construction of a new three (3)-story, 2,640-square-foot, single-unit residence including a
364-square-foot, attached two (2)-car garage.
3. The subject property is designated Single-Unit Detached (RS-D) by the General Plan Land
Use Element and is located within the Single-Unit Residential (R-1) Zoning District.
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single-Unit Residential Detached 20.0-29.9 DU/AC (RSD-D) and it is located
within the Single-Unit Residential (R-1) Coastal Zone District.
5. A public hearing was held online on September 16, 2021,
Executive Orders N-08-21 and N-29-20 related to COVID-19. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect on
the environment.
2. Class 3 exempts the construction of limited numbers of new, small structures, including
one (1) single-unit residence. The proposed project is a new single-unit residence
located in the R-1 Coastal Zoning District.
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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.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 of the Newport Beach Municipal Code, the following
findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1.The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 2,640 square feet and the proposed floor
area is 2,640 square feet.
b. The proposed development complies with the required setbacks, which are 10
feet adjacent the ocean-front boardwalk, 3 feet along each side property line, and
5 feet rear adjacent the East Ocean Front alley.
c. The highest guardrail/parapet is below 24 feet from established grade and the
highest ridge is 29 feet from established grade. The proposed development
complies with all height requirements.
d. The proposed development provides a two (2)-car garage, providing the
minimum garage requirement for a single-unit residence.
e. The proposed development has a finished floor of 12.70 feet North American
Vertical Datum of 1988 (NAVD 88), which complies with the minimum 9.0-foot
NAVD 88 top of slab elevation requirement for interior living areas of new
structures.
2. The neighborhood is predominantly developed with two (2)- and three (3)-story single-
unit residences. The proposed three (3)-design, bulk, and scale is
consistent with the existing neighborhood pattern of development and expected future
development.
3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc., dated June 13, 2021 for the project. The project site is separated from
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the water by the public boardwalk and over a 500-foot-wide sandy beach. The report
concludes that the highest high tide elevation (currently 7.7 feet North American Vertical
Datum of 1988 [NAVD 88]) will not exceed 10.9 feet (NAVD 88) using the low-risk
aversion projected sea level rise (3.2-foot increase) over the 75-year design life of the
structure based on estimates for sea level rise provided by the State of California Sea-
Level Rise Guidance 2018. The report concludes that the proposed project is reasonably
safe from the shoreline erosion due to lack of wave or wakes that can erode sand from
the beach. The finished floor elevation of the first floor of the proposed structure is 12.7
feet (NAVD 88), which complies with the minimum 9.0-foot (NAVD 88) elevation
standard for new structures and exceeds the minimum requirements for sea level rise
(10.9 feet NAVD 88).
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and the CBC prior to building permit issuance.
5. The project site is located adjacent to the public boardwalk accessway, as identified in the
Coastal Land Use Plan. The project site is also located adjacent to a public beach and is
visible from the beach. The project may be located within the viewshed of other distant
public viewing areas. Site evaluation revealed that the proposed three (3)-story design is
consistent with the existing neighborhood pattern of development and will not affect the
existing views afforded on the boardwalk or street ends. The project will replace an existing
single-unit residence with a new single-unit residence that complies with all applicable
Local Coastal Program (LCP) development standards and maintains a building envelope
consistent with the existing neighborhood pattern of development. There are no views
currently through the project site, as it is developed with an existing two-story, single-family
dwelling. Therefore, the project does not have the potential to degrade the visual quality of
the Coastal Zone or result in significant adverse impacts to public views.
6. The front and side of the proposed residence, which are visible from the public boardwalk,
contain substantial architectural treatment and visual interest, in-keeping with the design
guidelines of the Zoning Code. The new structure would comply with required setbacks.
Lastly, the design includes modulation of volume throughout the structure and utilization of
low walls that prevent the appearance of the site being walled off from the boardwalk.
Therefore, the project does not have the potential to degrade the visual quality of the
Coastal Zone or result in significant adverse impacts to existing public views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
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Facts in Support of Finding:
1. The project site is located on the Balboa Peninsula 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
existing single-family residence located on standard R-1 lot with a new single-family
residence. Therefore, the project does not involve a change in land use, density or intensity
that will result in increased demand on public access and recreation opportunities.
Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as
not to block or impede existing public access opportunities.
2. Vertical access to the beach is located approximately 150 feet from Medina Way street-
end, which is identified as a public beach and public boardwalk access location. Lateral
access is provided on the beach and public boardwalk adjacent to the site along East
Ocean Front. The project is behind the public beach boardwalk and does 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
15303 under Class 3 (Conversion or Construction of Small Structures) 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.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2021-022, 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
13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 16
th DAY OF SEPTEMBER 2021.
_____________________________________
Jaime Murillo, Zoning Administrator
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CONDITIONS OF APPROVAL
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
3. Coastal Development Permit No. CD2021-022 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 (NBMC), unless an extension is
otherwise granted.
4. Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
5. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
nd court costs) of every kind and nature whatsoever which
development.
6. 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.
7. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way. As provided
on the approved plans, remove the existing block wall that encroaches past the front
property line along the boardwalk. The new wall shall be completely inside the property
with no encroachment onto the boardwalk.
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8. All proposed accessory structures located within setback areas shall comply with
applicable height limits consistent with Zoning Code Section 20.30.040 (Fences,
Hedges, Walls, and Retaining Walls).
9. At such time as directed by the City or the California Coastal Commission, the applicant
shall agree to and cooperate with both agencies for: 1) the removal of any unpermitted
development located seaward of the property and within the prolongation of the side
property lines of the subject property, and 2) the restoration of the affected area consistent
with a restoration plan approved by the City and Coastal Commission.
10. 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.
11. 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.
12. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
13. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
14. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
15. 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
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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.
16. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
17. 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.
18. 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.
19. 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.
20. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner, or the leasing agent.
21. Prior to issuance of the building permits, a copy of the Resolution, including conditions
Building Division and field sets of
plans.
22. 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
whatso
approval of Newport Homes LLC Residence including, but not limited to, Coastal
Development Permit No. CD2021-022 (PA2021-112). 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,
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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
23.Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. Implementation shall be in compliance with the
WQHP/WQMP and any changes could require separate review and approval by the
Building Division.
24. 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.
25. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Coastal Development Permit No. CD2021-022
PA2021-112
114 East Ocean Front
Subject Property
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Attachment No. ZA 3
Project Plans
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