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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). 1 Newport Homes LLC Residence (PA2021-112) Zoning Administrator, September 16, 2021 Page 2 Tmplt: 07/25/19 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 2 Newport Homes LLC Residence (PA2021-112) Zoning Administrator, September 16, 2021 Page 3 Tmplt: 07/25/19 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 3 Newport Homes LLC Residence (PA2021-112) Zoning Administrator, September 16, 2021 Page 4 Tmplt: 07/25/19 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. 4 Newport Homes LLC Residence (PA2021-112) Zoning Administrator, September 16, 2021 Page 5 Tmplt: 07/25/19 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. 5 Newport Homes LLC Residence (PA2021-112) Zoning Administrator, September 16, 2021 Page 6 Tmplt: 07/25/19 Prepared by: MS/msw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 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. 8 Zoning Administrator Resolution No. ZA2021-### Page 2 of 8 01-25-19 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 9 Zoning Administrator Resolution No. ZA2021-### Page 3 of 8 01-25-19 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. 10 Zoning Administrator Resolution No. ZA2021-### Page 4 of 8 01-25-19 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 11 Zoning Administrator Resolution No. ZA2021-### Page 5 of 8 01-25-19 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. 12 Zoning Administrator Resolution No. ZA2021-### Page 6 of 8 01-25-19 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 13 Zoning Administrator Resolution No. ZA2021-### Page 7 of 8 01-25-19 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, 14 Zoning Administrator Resolution No. ZA2021-### Page 8 of 8 01-25-19 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. 15 Attachment No. ZA 2 Vicinity Map 16 VICINITY MAP Coastal Development Permit No. CD2021-022 PA2021-112 114 East Ocean Front Subject Property 17 Attachment No. ZA 3 Project Plans 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32