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HomeMy WebLinkAbout06_Longman Residence CDP_PA2021-307 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT March 24, 2022 Agenda Item No. 6 SUBJECT: Longman Residence (PA2021-307) Coastal Development Permit No. CD2021-082 SITE LOCATION: 2571 Vista Drive APPLICANT: William Guidero OWNER: Neil Longman PLANNER: Patrick Achis, Assistant Planner 949-644-3237, pachis@newportbeachca.gov LAND USE AND ZONING General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D) Zoning District: Single-Unit Residential (R-1) Coastal Land Use Plan Category: Single Unit Residential Detached (RSD-B) (6.0 - 9.9 DU/AC) Coastal Zoning District: Single-Unit Residential (R-1) PROJECT SUMMARY A coastal development permit to allow the demolition of an existing single-family residence and the construction of a new three-story, 3,442-square-foot, single-family residence with attached 656-square-foot, two-car garage. The project also includes additional appurtenances such as site walls, fences, patios, spa, drainage devices, and landscaping. The design complies with all applicable development standards, including height, setbacks, and floor area limit, and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant 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 the exceptions to this exemption do not apply; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2021-082 (Attachment No. ZA 1). 1 Longman Residence (PA2021-307) Zoning Administrator, March 24, 2022 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 with 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 one- and two-story, single-family residences. To the east, directly abutting the subject property is a three-story single-family residence. 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. Reference Attachment No. ZA 2 for Vicinity Map and Pictometry Map. 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. Table 1 Development Standards Development Standard Standard Proposed Setbacks (min.) Front 10 feet 10 feet Side 3 feet 3 feet Rear 10 feet 10 feet Allowable Floor Area (max.) 5,508 square feet 4,098 square feet Allowable 3rd Floor Area (max.) 413 square feet 71 square feet Open Space (min.) 413 square feet 930 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 Vehicular access is provided at the rear of the property via a 20-foot-wide City easement. A 10-foot portion of the easement is located on the subject property (and the other 10 feet is located on the property to the north). The access easement is utilized as an alley and no above grade structures are permitted to allow unobstructed vehicle access. 2 Longman Residence (PA2021-307) Zoning Administrator, March 24, 2022 Page 3 Tmplt: 07/25/19 Hazards The property is not located on the shoreline. The finish floor elevation of 13.25 feet based on the North American Vertical Datum of 1988 (NAVD88) exceeds the minimum 9-foot (NAVD88) standard by more than 4 feet. Impacts from sea level rise are not anticipated at this time for the 75-year life of the proposed improvements. The property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction 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 CBC prior to building permit issuance. Water Quality The property is not located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather run-off and minor rain event run-off on-site. Any water not retained on- Public Access and Views Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement replaces an existing single-family residence located on a coastal 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 so as not to block or impede existing public access opportunities. The project site is located between the nearest public road and the sea or shoreline in the private community of Bay Shores. Developed in 1941, Bay Shores is a 258-lot single-family gated community located on the Lido Channel southwest of Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The community is accessible from Coast Highway via 3 Longman Residence (PA2021-307) Zoning Administrator, March 24, 2022 Page 4 Tmplt: 07/25/19 Bay Shores Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. The project site is not located adjacent to a coastal view road, public access way, or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is at Lower Castaways Park, approximately 1,200 feet northeast, and the project cannot be seen from this vantage point. Portions of Coast Highway are Coastal View Road segments; however, the segment of Coast Highway adjacent to the Bayshores Community is not an identified Coastal View Road. The project will replace an existing single-family residence with a new single-family 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. 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. The residential lot does not currently provide nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available approximately 750 feet east of the property at a Bay Shores community beach. Additionally, the Bay Shores community at the Balboa Bay Club is approximately 950 feet from the subject property. Public access points to the shore can be found along Coast Highway and Castaways Park. 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, Division 6, 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 an existing single-family residence and the construction of a new three-story, 3,442- square-foot, single-family residence with attached 656-square-foot, two-car garage. The project also includes additional appurtenances such as site walls, fences, patios, spa, drainage devices, and landscaping. The design complies with all applicable development standards, including height, setbacks, and floor area limit, and no deviations are requested. 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 4 Longman Residence (PA2021-307) Zoning Administrator, March 24, 2022 Page 5 Tmplt: 07/25/19 state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. 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 (Appeal to the Coastal Commission) 4 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: BMZ/pda Attachments: ZA 1 Draft Resolution ZA 2 Vicinity and Pictometry Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 6 05-14-19 RESOLUTION NO. ZA2022-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2021-082 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW TWO (2)-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED TWO (2)-CAR GARAGE LOCATED AT 2571 VISTA DRIVE (PA2021-307) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by William Guidero (Applicant), with respect to property located at 2571 Vista Drive, requesting approval of a coastal development permit. 2. The lot at 2571 Vista Drive is legally described as Lot 50 in Tract 1102. 3. The Applicant proposes a coastal development permit to allow the demolition of an existing single-family residence and the construction of a new three (3)-story, 3,442- square-foot, single-family residence with attached 656-square-foot, two (2)-car garage. The project also includes additional appurtenances such as site walls, fences, patios, spa, drainage devices, and landscaping. The design complies with all applicable development standards, including height, setbacks, and floor area limit, and no deviations are requested. 4. The subject property is categorized Single Unit Residential Detached (RS-D) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District. 5. The subject property is within the coastal zone. The Coastal Land Use Plan category is Single Unit Residential Detached (RSD-B) (6.0 9.9 DU/AC) and it is located within the Single-Unit Residential (R-1) Coastal Zone District. 6. A public hearing was held on March 24, 2022, online via Zoom. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. 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. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of 7 Zoning Administrator Resolution No. ZA2022-### Page 2 of 8 02-03-2020 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. 2. Class 3 exempts the demolition of up to three (3) single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one (1) single-family residence and the construction of a new approximately 3,442-square-foot, single-family residence, including an attached 656-square-foot two (2)- car garage. 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 (Coastal Development Permits, Findings and Decision) of the NBMC, 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 5,808 square feet and the proposed floor area is 4,098 square feet. b. The proposed development provides the minimum required setbacks, which are 10 feet along the front property line abutting Vista Drive, 3 feet along the sides and 10 feet along the rear property line abutting the alley. c. The highest guardrail is less than 24 feet from established grade (12.72 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for a total of two (2) vehicles, complying with the minimum two (2)-car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 8 Zoning Administrator Resolution No. ZA2022-### Page 3 of 8 02-03-2020 2. The neighborhood is predominantly developed with one (1)- and (2)-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. 3. The development is located approximately 750 feet from the bay in a developed area. The project site is separated from the bay (the nearest body of water) by one (1) row of residences and Bay Shore Drive. The finished floor elevation of the first floor of the proposed structure is 13.25 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.0-foot (NAVD88) elevation standard for new structures. The identified distances from the coastal hazard areas coupled with the 13.25-foot NAVD88 finish floor elevation will help to ensure the project is reasonably safe for the economic life of the structure. 4. The property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction 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 CBC prior to building permit issuance. 5. The property is located within 750 feet of coastal waters. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post-construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on- system. 6. Proposed landscaping complies with Implementation Plan Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted 7. The project site is not located adjacent to a coastal view road, public access way, or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is at Lower Castaways Park, approximately 1,200 feet northeast, and the project cannot be seen from this vantage point. Portions of Coast Highway are Coastal View Road segments; however, the segment of Coast Highway adjacent to the Bayshores Community is not an identified Coastal View Road. The project will replace an existing single-family residence with a new single-family 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. 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. 9 Zoning Administrator Resolution No. ZA2022-### Page 4 of 8 02-03-2020 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. Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline in the private community of Bayshores. Developed in 1941, Bayshores is a 258-lot single-family gated community located on the Lido Channel southwest of the Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located adjacent the community. The community is accessible from Coast Highway via Bay Shores Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two (2) small sandy beaches. Public access points to the shore can be found along Coast Highway and Castaways Park. 2. The residential lot does not currently provide nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available approximately 750 feet east of the property at a Bay Shores community beach. Additionally, the Bay Shores community at the Balboa Bay Club is approximately 950 feet from the subject property. Public access points to the shore can be found along Coast Highway and Castaways Park. 3. Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the re proportional to the impact. In this case, the project replaces an existing single-family residence located on a coastal 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 so as not to block or impede existing public access opportunities. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this Project exempt from the California Environmental Quality Act 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. 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. 10 Zoning Administrator Resolution No. ZA2022-### Page 5 of 8 02-03-2020 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2021-082, 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 (Appeal to the Coastal Commission) California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF MARCH, 2022. _______________________________ Jaime Murillo, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2022-### Page 6 of 8 02-03-2020 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. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one (1) or two (2) short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 3. 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. 4. 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 run-off. 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. 5. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 6. 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. 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 12 Zoning Administrator Resolution No. ZA2022-### Page 7 of 8 02-03-2020 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. The Applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 10. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 11. 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. 12. 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. 13. Prior to issuance of a building permit, a copy of the Resolution, including conditions of plans 14. 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. 15. 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. 16. 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. 17. 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. 18. 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 13 Zoning Administrator Resolution No. ZA2022-### Page 8 of 8 02-03-2020 property owner or agent. 19. 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. 20. This Coastal Development Permit No. CD2021-082 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. 21. 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 approval of Longman Residence including, but not limited to, Coastal Development Permit No. CD2021-082 (PA2021-307). 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. 14 Attachment No. ZA 2 Vicinity and Pictometry Map 15 VICINITY MAP PICTOMETRY MAP Coastal Development Permit No. CD2021-082 PA2022-307 2571 Vista Drive Subject property Subject Property 16 Attachment No. ZA 3 Project Plans 17 18 19 20 21 22 23 24 25 LOT 50TRACT NO. 1102M.M. 35/36LOT 49LOT 54L=23.57'HUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMAUDOMIRAF RFESSONALLANDURVEYOGRAPHIC SCALEVICINITY MAP26 STOPSIGNTVTVWMLAWNLAWNLAWNLAWNLAWNPODOPODOPODOASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPASPAAAAAAAAAAWWWWWWWWWWJJJJJJJJSXSXSXSXSXSXSXSXSXSXSXSXSXSXSXSXSXSXSXSX181818182' 24" FRONT YARD SETBACK (LAWN)Cisus antarcticaKangaroo Treebine5 gal.15 gal.5 gal.Ficus nitida (columns)Indian Laurel15 gal.Podocarpus 'Icee Blue'Icee Blue Yellow Wood15 gal. PLANTING LEGENDSizePlant NameQuantityMaturity5236"1730"12Hedge @ 9' tall38'1030"Agave attenuataFox Tail Agave5 gal.Asparagus meyeriiFoxtail Fern5 gal.2630"5 gal.8Arbutus 'Marina' STD.Strawberry Tree48" Box125' - 35'Hymenosporum flavumSweetshade Tree48" Box240'Seslaria autumnalisAutumn Moor Grass1 gal.20AASXPODOASPOlea europaea 'Montra'Little Ollie Dwarf OliveOWWestringia'Smokey'Coast RosemaryBuxus microphylla var. japonicaJapanese Boxwood Globe18" dia.JN/A12"TOP-MT300 TRANSFORMER300 LIGHTING LEGENDWATTSMODELQuantity1TOP-UL-148-MBR LED3.55TOP-PL-304-MBR LED1.8418TTOP-IG-148-MBR LED3.53PLANTING NOTESCoordinate placement of all trees and shrubs with sprinkler locations.When trees and specimens have been planted, a berm must beprepared which is no longer than the size of the original root ball inorder that applied water in the basin will enter through the root ball.All watering applications to prevent any possible staining.All vines to be removed from the stakes, trained, and affixed to fencesand/or wall unless otherwise noted. All turf areas to be borderedbetween planting areas with 2"x4" wood-flex lawn border (staked @5'-0" O.C.) or 1"x4" wood-flex lawn border (staked @ 5'-0" O.C.) asrequired by design.All 24" box & 15 gallon trees must be staked with a single 2" diameterlodge pole and tied in 2 places with rubber cinch ties. Larger treesmust be staked or guy wired underneath the direction of the landscapedesigner.The Landscape designer assumes no guarantee or responsibility for thehealth or viability of specified plant material due to the undetermined orunknown soil or geological conditions.Landscape contractor shall guarantee all plant material for healthdefects upon delivery, for 90 days. 24" box or larger are guaranteedupon delivery for a year.SHEET 2OF 2SHEETSREVISIONSPLANTING PLAN1010 WEST 17TH STREETCOSTA MESA, CA 92627949/673-5646LONGMAN RESIDENCE2571 VISTA DRIVENEWPORT BEACH, CADESIGN BY: KEVIN CAMPBELLDATE: NOVEMBER 2021SCALE: 1/4" = 1'-0"27 STOPSIGN6'-0" HIGH WOOD FENCE6'-0" HIGHWOOD GATE (SEE DETAIL)6'-0" HIGHWOOD GATE (SEE DETAIL)TVTVWMLAWNLAWNLAWNLAWNLAWN FIREPLACE (REFER TOARCHITECURAL DRAWINGS) NATURAL LIMESTONE STEPPING PADS W/ GRASS SEAMS (RUNNING BOND PATTERN) VINE POCKETS COLORED CONCRETE SIDEYARD: DESERT BUFF COLOR W/ KNOCK OFF FINISH SAWCUT EXPANSION JOINTS NATURAL LIMESTONE PATIO (RUNNING BOND PATTERN) NA CONCRETE STEPPERS: DESERT BUFF COLOR W/ KNOCK OFF FINISHP/AP/AP/AP/AP/AP/AP/AP/AP/ASTONE MAILBOX(SEE DETAIL) NATURAL GRAY CONCRETE DRIVEWAY: W/ KNOCK OFF FINISH SAWCUT EXPANSION JOINTS2' 24" FRONT YARD SETBACK (LAWN)36"18"COPPER MAILBOXSTONE VENEER TOMATCH HOUSESTONE MAILBOX DETAILRESIDENCE2" X 4" JAMBWOOD GATE DETAIL6'1" X 4" TRIMWOOD P.L FENCE1" X 6" T & G1" X 6" BOTTOMNOTE:WOOD TO BE S4S PAINTEDTO MATCH TRIMCONSTRUCTION NOTESThe intent of these drawings is to produce intendedresults under recognized standard even if not actuallyshown but is reasonably inferable therefrom.The designer shall not be responsible for part of orany of this project if any changes, additions, revisions,or substitutions are made in these drawings orspecifications of in the actual construction of thisproject without the consent of the designer.Dimensions take prefernce over scaled drawings.Large scale details take preference over small scaleplans or elevations.The contractors shall thoroughly verify all conditions,dimensions, etc. before proceeding with any work.Contractor shall verify with owner in writing all workthat is not to be part of this contract.All materials & construction to conform to applicablegoverning codes & ordinances.All construction to be plumb & true, unless otherwisenoted. Allow for adjoining construction.Masonry units shall be 'A' conforming to A.S.T.M. 690& manufactured in accordance with Concrete MasonryAssociation standards.Grout all cells with steel solid; if retaining grout allcells solid.All walls retaining soil are to have waterproofpolyguard membrane.GRADING & DRAINAGE NOTESHold finish grade to a minimum 1" to maximum3" below finish surface unless otherwise noted.Hold finish grade to a minimum 3" to maximum6" below top soft retaining walls.Hold finish grade to minimum 6" below finishfloor elevation.Slope all planting area toward drains @ 1%minimum.Slope all finish surfaces away from building @1% mimiumum.All stamped/patterned concrete, brick, tile, orstone paving to drain @ 2% minimum.Slope all drain lines @ 12% minimum.Maximum slope on the mowed turf to be 3:1.Grading and/or landscaping contractor shallgrade all planting/lawn & concrete areas todrain and shall exercise care in construction ofmounds and swales so ponding does not occur.Connect all downspouts to drain system asnecessary.SHEET 1OF 2SHEETSREVISIONSCONSTRUCTION PLAN1010 WEST 17TH STREETCOSTA MESA, CA 92627949/673-5646LONGMAN RESIDENCE2571 VISTA DRIVENEWPORT BEACH, CADESIGN BY: KEVIN CAMPBELLDATE: NOVEMBER 2021SCALE: 1/4" = 1'-0"28 From: Greg Eberhardt <greg.eberhardt@yahoo.com> Sent: March 21, 2022 1:21 PM To: Achis, Patrick <PAchis@newportbeachca.gov> Subject: Public Hearing Schedule for March 24, 2022 - Response from Resident [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Dear Patrick, I am responding to a notice i received regarding a permit to demolish and build a new three-story home located at 2571 Vista. The Project File Number is PA 2021-307. I am a resident and the homeowner that lives within the community of Bayshores where the subject home is located. I live on the next block at 2561 Circle Drive. I see the proposed home is three stories. I oppose the permit and design due to the fact that the community of Bayshores has a set of Architectural Guidelines that, while permitting structures up to 29 feet in height, does not allow three story homes. The community has established and approved the Architectural Guidelines and I feel that the City of Newport Beach should take these community guidelines into consideration when approving new construction. My wife and I therefore strongly oppose the permit for anything other than a one or two story residence. Regards, Greg and Camdon Eberhardt 2561 Circle Drive Newport Beach, CA 92663 818 636-7817 Zoning Administrator - March 24, 2022 Item No. 6a Additional Materials Received Longman Residence CDP_PA2021-307