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HomeMy WebLinkAboutPA2022-0233 ECDP Action Letter Park Newport COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658- 8915 949-644-3200 www.newportbeachca.gov COMMUNITY DEVELOPMENT DIRECTOR ACTION LETTER Subject: Park Newport Rockfall Mitigation Project (PA2022-0233) ▪ Emergency Coastal Development Permit Site Location 5000 Park Newport Drive (APN 440 132 52) Applicant Shawna Schaffner Property Owner Park Newport Land LTD On October 14, 2022, the Community Development Director approved Emergency Coastal Development Permit No. PA2022-0233. This approval is based on the following findings and is subject to the following conditions. I. AUTHORIZED DEVELOPMENT This emergency CDP authorizes emergency actions to mitigate the imminent risk of rocks and debris from further eroding and falling onto Back Bay Drive to protect public safety. The project consists of the installation of tarps at three locations secured with similar color sandbags as depicted in the attached Map (Attachment No. CD 3). II. CEQA DETERMINATION The proposed operation is exempt from the California Environmental Quality Act (CEQA) according to Section 15269 (c) (the activity is necessary to prevent or mitigate an emergency) and Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3. Section 15269 allows specific actions necessary to prevent or mitigate an emergency. The development is necessary to mitigate and reduce the immediate risks associated with rock, soil, or other debris from falling onto Back Bay Drive during a potential rain event. The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of these exemptions. FINDINGS 1. An emergency exists that requires action more quickly than permitted by the procedures for regular permits administered according to the provisions of Newport Beach Municipal Code Chapter 21.50 (Permit Application Filing and Processing), Park Newport Rockfall Mitigation Project (PA2022-0233) October 14, 2022 Page 2 Tmplt: 05/22/2020 and the work can and will be completed within thirty (30) days unless otherwise specified by the terms of the permit. Facts in Support of Finding a. The subject site has been subject to numerous landslides since the construction of the Park Newport Development in 1969. b. On June 26, 2020, a landslide occurred at the subject property, which resulted in the temporary closure of Back Bay Drive to vehicular traffic. The property owners retained Hetherington Engineering, Inc. a professionally licensed Engineering and Geology firm to assess the risk of further slope failure and assist with remediating the landslide area. An Emergency Coastal Development Permit No. CD2021-001 (PA2021-008) was issued by the Community Development Director on January 22, 2021, to allow the installation of steel mesh with wire rope and epoxy anchoring and the placement of concrete k-rail at the toe of the slope to keep landslide debris off the roadway. The authorized improvements were recommended by the accompanying Geotechnical opinion letter from Hetherington Engineering Inc, dated January 6, 2021. c. On October 22, 2021, Hetherington Engineering issued a second geotechnical opinion letter that concluded there is an imminent risk of future landslides during significant rain events and recommended the immediate installation of temporary tarps along selected portions of the property during the 2021-2022 rainy season. On October 26, 2021, an Emergency Coastal Development Permit No. CD2021-066 (PA2021-256) was issued by the Community Development Director to allow the installation of tarps. d. Consistent with the conditions of approval of emergency coastal development permits, the owner submitted a coastal development permit application (PA2021-099) on April 22, 2021, requesting permanent authorization of the work completed under the two emergency coastal development permits as well as future installation of soldier piles to protect two existing principal structures and temporary tarping at select locations. Although the Coastal Development Permit was approved by the Planning Commission on April 21, 2022, the permit was appealed to the California Coastal Commission (CCC). Coastal Commission staff has indicated that they will not be able to act on the permit before the 2022-2023 rainy season. Commission staff further directed the applicant to submit another request for an emergency coastal development permit to the City should the installation of tarps be necessary before the 2022- 2023 rainy season. e. On October 12, 2022, the applicant submitted a request for an emergency coastal development permit (PA2021-256) to allow the installation of erosion protection tarps for the 2022-2023 rainy season based upon the direction of Coastal Commission staff. A Temporary Tarp Placement letter was prepared Park Newport Rockfall Mitigation Project (PA2022-0233) October 14, 2022 Page 3 Tmplt: 05/22/2020 by Rock Solid Geotechnical, Inc. dated October 11, 2022, that concludes that there is an increased risk of impacts to Back Bay Drive and the public if the slope protection tarps are not installed before significant rainfall. The letter recommends that plastic erosion control tarps be installed as soon as possible to reduce the risk to the public and Back Bay Drive. Weather reports indicate the potential for an imminent rainfall event within the next day or two and time is of the essence. 2. Public comment on the proposed emergency action has been reviewed if time allows. Facts in Support of Finding a. Based on the imminent threat of further rock fall and debris erosion that could be exacerbated by a rain event this winter and the recommendation of a licensed Geologist and Engineer that mitigation should be installed as soon as possible to protect public safety, public comment regarding this emergency action is not feasible. b. Public comments previously received regarding the aesthetic impacts of tarping during prior rainy seasons were considered and a condition of approval was incorporated into this permit to ensure the tarps and sandbags are compatible with the existing slope to the extent feasible. The tarps will be clear with jute or burlap secured on the top to mitigate visual impacts and will be attached to the earth with similarly colored sandbags. The use of bright contrasting colors such as orange or yellow shall be prohibited. c. The appellants of the Coastal Development Permit appeal, Juliette and Todd Worthe, were notified of the emergency coastal development permit action via telephone. The appellants expressed concerns regarding the visual impacts of the tarps but stated that the proposed use of tan tarps or burlap are preferable to the black tarps. 3. The work proposed would be consistent with the requirements of the certified Land Use Plan portion of the local government’s Local Coastal Program; and Facts in Support of Finding a. An emergency has occurred in which the risk of landslide and/or rockfalls has resulted in an unsafe condition that poses an imminent threat to public safety and the full use of adjacent development, Back Bay Drive, a public road providing public access to the upper Newport Ecological Preserve. b. The development authorized under this permit is temporary and necessary to mitigate an existing public safety hazard. Park Newport Rockfall Mitigation Project (PA2022-0233) October 14, 2022 Page 4 Tmplt: 05/22/2020 c. A coastal development permit application is currently under review by the CCC (on appeal) to authorize the development on a permanent basis. 4. The work proposed under the emergency permit shall be the minimum amount necessary to address the emergency. Fact in Support of Finding a. The scope of work for this project has been limited to mitigating only those areas that pose an imminent threat to public safety as identified by a licensed geologist. The tarps authorized under this permit will be confined to the steep slope ratio areas with exposed bedrock (Attachment CD 3). 5. Development authorized is not located in an area in which the California Coastal Commission retains direct permit review authority. Fact in Support of Finding a. The subject property is not located in an area in which the California Coastal Commission retains direct permit review authority under the City’s Post Local Coastal Program Certification Permit and Appeal Jurisdiction map dated July 23, 2018. III. CONDITIONS OF APPROVAL 1. Authorized development is limited to that which is specifically described in this permit and depicted in the attached plans, subject to all conditions of approval. Any changes will require a separate review and may necessitate separate authorization from the Director. 2. Any development or structures constructed or installed pursuant to this emergency coastal development permit shall be considered temporary until authorized by a follow-up regular coastal development permit and that the issuance of this emergency coastal development permit shall not constitute an entitlement for the development authorized by this emergency coastal development permit. 3. The tarps and sandbags shall be compatible with the existing slope to the extent feasible. The tarps will be clear with jute or burlap secured on top to mitigate visual impacts and will be attached to the earth with similarly colored sandbags. The use of bright contrasting colors such as orange or yellow shall be prohibited. Any changes to the tarp or sandbag materials shall be reviewed by the Community Development Department to verify compliance with this condition. 4. The tarps shall avoid all existing vegetation on the bluff and no vegetation shall be impacted by the tarping. Park Newport Rockfall Mitigation Project (PA2022-0233) October 14, 2022 Page 5 Tmplt: 05/22/2020 5. Emergency Coastal Development Permit (PA2022-0233) is valid for sixty (60) days from the date of issuance and said permit shall expire after December 13, 2022. The Director may extend an emergency permit for up to an additional sixty (60) days for good cause including but not limited to that a coastal development permit application is on file. 6. The applicant or property owner shall continue to process the coastal development permit with the CCC consistent with the requirements of the Newport Beach Local Coastal Program. 7. Development authorized by this emergency coastal development permit shall be removed unless a regular permit from the CCC is authorized. If a regular coastal development permit authorizing permanent retention of the development is denied, development authorized by this emergency coastal development, or the denied portion of the development, shall be removed and the site shall be restored. 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 Emergency Coastal Development Permit. 10. The applicant is required to obtain all applicable permits from the City’s Community Development Department, Building Division, and Public Works Department. 11. The Director’s determination shall be reported to the California Coastal Commission and the Planning Commission. 12. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of the Park Newport Rockfall Mitigation Project including but not limited to, Emergency Coastal Development Permit (PA2022-0233). 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 the applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of the 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. Park Newport Rockfall Mitigation Project (PA2022-0233) October 14, 2022 Page 6 Tmplt: 05/22/2020 For Seimone Jurjis, Community Development Director Attachments: CD 1 Emergency CDP Request dated October 12, 2022 CD 2 Temporary Tarp Placement letter dated October 11, 2022 CD 3 Project Site Plan/Map Applicant and Permit Recipient Acknowledgement and Agreement I hereby acknowledge that I have received a copy of this permit and that I have read and understand the permit and all conditions. I hereby agree to implement and maintain the authorized development consistent with this permit including the project description, approved site plan diagram, findings, and all conditions of approval. This is an approved and executed permit and it constitutes a contract between the City and Permittee for all purposes. Ken Dressel, on behalf of Park Newport Land LTD Signature Date Attachment No. CD 1 Emergency CDP Request dated October 12, 2022 From: Shawna Schaffner <sschaffner@caaplanning.com> Sent: October 12, 2022 11:17 AM To: Campbell, Jim Cc: Westmoreland, Liz; Pua Whitford Subject: Emergency Permit Request for Park Newport Slope Protection - Placement for 2022-2023 Rainy Season Attachments: GIS Bluff Map.pdf; Geotchnical Memo for Temporary Tarping 2022-2023 Rainy Season.pdf Follow Up Flag: Follow up Flag Status: Flagged [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Liz and Jim – CAA Planning submits this emergency CDP request on behalf of Park Newport Apartments. As you are aware, there is an existing escalating threat to public safety due to the recent failures of a bluff face below the housing development known as Park Newport. The first rains of the season began yesterday evening. While rainfall was not in the forecast, rain fell last night and this morning. Rainfall results in the potential for continued rockfall onto Backbay Drive, which could be a threat to public safety. The rockfall potential, taken with winter rain events, is considered an imminent risk to public safety because Back Bay Drive is a popular roadway in Newport Beach providing public access to runners, cyclists, and nature enthusiasts, as well as for vehicular traffic. The tarp locations are anticipated to be placed in the areas denoted within the blue boxes on the attached pdf. These locations are steep, heavily denuded of vegetation, and present the most imminent risk of rockfall. All existing vegetation will be avoided and protected in place. The purpose of this emergency effort is intended to be limited to the minimum required to minimize impacts to the Back Bay Drive public right-of‐way. This emergency CDP request to allow emergency actions for the purpose of protecting public safety is submitted consistent with the City’s Certified LCP Implementation Plan Section 21.52.025. The project geotechnical engineer has prepared a letter report for the City’s review, which is attached. We request authorization for the tarp placement to minimize the current imminent risk to public safety. The tarps will be clear with jute or burlap secured on top to mitigate visual impacts, and will be attached to the earth with similarly colored sandbags (anticipated to be a tan color). Due to the time‐sensitivity of the need for emergency actions, a formal application is not included. Please let me know if you have any questions or if you need additional information in support of this emergency application. Thank you, Shawna Schaffner Attachment No. CD 2 Temporary Tarp Placement Letter dated October 11, 2022 October 11, 2022 Project No. 121.1 Log No. 1063 Gerson Bakar and Associates c/o Park Newport Apartments One Park Newport Drive Newport Beach, California 92660 Attention: Ken Dressel Subject: TEMPORARY TARP PLACEMENT Coastal Bluff – Park Newport Apartments One Park Newport Drive Newport Beach, California References: Attached Dear Mr. Dressel: In accordance with the request of Ms. Shawna Schaffner of CAA Planning, Rock Solid Geotechnical, Inc. has prepared this letter regarding temporary tarp placement on selected portions of the coastal bluff at the subject site. We understand Park Newport Apartments intends to place slope erosion protection tarps for the 2022-2023 rainy season. The subject natural slope is a coastal bluff that descends to Back Bay Drive along the eastern edge of Upper Newport Bay in Newport Beach, California. The slope descends at slope ratios of 0.5:1 to 1.5:1 (horizontal to vertical) to locally vertical with a maximum height of approximately 90-feet. This coastal bluff was left in a natural condition at the time of grading/construction of Park Newport Apartments in 1969. The slope exposes 10 to 15-feet of Quaternary terrace deposits over Miocene Monterey Formation bedrock. Numerous older landslides that exist on this slope were identified by LeRoy Crandall and Associates, and since construction in 1969, the slope has been subjected to on-going erosion, surficial instability, rockfalls, and landslides. Due to the height, steep slope ratio, existing landslides, and poor quality bedrock exposed on the coastal bluff, factors of safety for gross and surficial slope stability are less than 1.5. The coastal bluff slope is considered grossly and surficially unstable from an engineering geologic and geotechnical engineering perspective. OCKSOLIDGEOTECHNICAL 949.558.9776 jamie@rocksolidgeotechnical.com www.rocksolidgeotechnical.com 333 Third Street, Suite 2 Laguna Beach, CA 92651 TEMPORARY TARP PLACEMENT Project No. 121.1 Log No. 1063 October 11, 2022 Page 2 There is an increased risk of impacts to Back Bay Drive and the public, if the slope protection is not installed prior to significant rainfall. From a geotechnical perspective, plastic erosion control tarps should be installed as soon as possible to reduce the risk to the public and Back Bay Drive. This opportunity to be of service is appreciated. If you have any questions, please contact our office. Sincerely, ROCK SOLID GEOTECHNICAL, INC. Jamie K. Fink President Professional Geologist 7626 Certified Engineering Geologist 2636 Expires 10.31.23 Sean P. Prenovost Senior Associate Engineer Professional Engineer 94193 Expires 12.31.2022 Distribution: 1-via e-mail Ken Dressel (Kdressel@gb-a.com) 1-via e-mail Shawna Schaffner (sschaffner@caaplanning.com) 1-via e-mail Ryan Dean (rdean@gb-a.com) 1-via e-mail Andy Dodge (adodge@gb-a.com) 333 Third Street, Suite 2Laguna Beach, CA 92651 REFERENCES Project No. 121.1 Log No. 1063 1. “Findings and Conditions of Approval for Coastal Development Permit No CD2021-001 (PA2021-099) 1 Park Newport”, by City of Newport Beach Public Works Department, dated May 17, 2021. 2. “Project Review Request, Community Development Department, Planning Division, Park Newport Slope Stabilization, 1 Park Newport”, notes by Tonee Thai, dated May 18, 2021. 3. “Notice of Incomplete Filing, Application No. Coastal Development Permit 2021- 001(PA2021-099), Park Newport” by City of Newport Beach Community Development Department, Planning Division, dated May 20,2021. 4. “Project Review Request, Community Development Department, Planning Division, Park Newport”, notes by Sergio Gutierrez, dated May 24, 2021. 5. “Response to Coastal Development Permit Comment, One Park Newport Drive, Newport Beach, California, CDP-2021-001 (PA2021-099)”, by Hetherington Engineering, Inc., dated June 8, 2021. 6. “Temporary Tarp Placement, Coastal Bluff – Park Newport Apartments, One Park Newport Drive, Newport Beach, California,” by Hetherington Engineering, Inc., dated October 22, 2021 7. “Bluff Stabilization Options, Coastal Bluff – Park Newport Apartments, One Park Newport Drive, Newport Beach, California,” by Rock Solid Geotechnical, Inc., dated August 19, 2022. 333 Third Street, Suite 2Laguna Beach, CA 92651 Attachment No. CD 3 Project Site Plan/Map