HomeMy WebLinkAbout03_20 Balboa Coves LLC Residence CDP_PA2023-0077CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 13, 2023
Agenda Item No. 3
SUBJECT: 20 Balboa Coves, LLC Residence (PA2023-0077)
▪Coastal Development Permit
SITE LOCATION: 20 Balboa Coves
APPLICANT: Craig Hampton
OWNER: 20 Balboa Coves, LLC
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221 mwhelan@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 (0.0-5.9 DU/AC)
(RSD-A)
•Coastal Zoning District: Single-Unit Residential (R-1)
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of an existing single-family
residence and to construct a 4,232-square-foot, 3-story, single-unit residence including
an attached 477-square-foot, 2-car garage. The project includes landscape, hardscape,
and subsurface drainage facilities all within the confines of private property. The project
also includes a reinforced bulkhead with a cap for coastal hazards protection. The project
complies with all applicable development standards and no deviations are requested.
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 the Coastal
Development Permit (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 with the City’s Coastal Land
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 in the Coastal Commission Appeal Area.
• The property currently consists of one legal lot developed with a single-unit
residence. The neighborhood is predominantly developed with two- and three-
story, single-unit residences. The proposed design, bulk, and scale of the
development are consistent with the existing neighborhood pattern of development
and expected future development consistent with applicable development
standards.
• The proposed single-unit 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 (street) 5 feet 5 feet
Sides 3 feet 3 feet
Second Frontage (water) 15 feet 15 feet
Allowable Floor Area (max.) 4,950 square feet 4,232 square feet
Allowable 3rd Floor Area (max.) 371 square feet 370 square feet
Allowable 3rd Floor Area &
Covered (max.)
1,237square feet 583 square feet
Open Space (min.) 372 square feet 685 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 6, 2023, for the project. The maximum bay water
elevation is 7.7 feet NAVD 88 (North American Vertical Datum of 1988 (NAVD 88)
and may exceed the current top of bulkhead elevation of 10.6 feet (NAVD 88)
during high tide or storm events. The report analyzes future sea level rise
scenarios assuming a 3-foot increase in the maximum water level over the next 75
years (i.e., the life of the structure). Therefore, the sea level is estimated to reach
approximately 10.8 feet NAVD 88 (the likely range for sea level rise over the 75-
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year design life of the structure based on low-risk aversion estimates for sea level
rise provided by the State of California, Sea Level Rise Guidance: 2018 Update).
• On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential
Facilities. The guidelines require that any structure permitted within the years 2021
through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD 88)
with a design for adaptability elevation of 14.4 feet (NAVD 88). The project has
been conditioned to raise the bulkhead to an elevation of 10.9 feet (NAVD 88).
PMA Consulting, Inc. has confirmed the bulkhead can be raised up to 14.4 feet
NAVD88 if needed and in compliance with the updated guidelines.
• Once the existing seawall/bulkhead is raised per the report’s recommendations,
flooding, wave run-up, and erosion will not significantly impact this property over
the proposed 75-year economic life of the development. Flood shields (sandbags
and other barriers) can be deployed across the openings to protect and prevent
flooding to the structure. The report concludes that the proposed project will be
safe from flooding hazards for the next 75 years with the raised bulkhead.
Therefore, the project has been conditioned to raise/cap the bulkhead up to 10.9
feet (NAVD 88).
• The finished floor elevation of the proposed single-family residence is 11.18 feet
(NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation
standard.
• 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 before 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 before building permit issuance.
• Under NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline
Protection), the property owner will be required to agree 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 Waiver of Future Protection is included as a
condition of approval that will need to be satisfied before the final building inspection.
• 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) (General Site Planning
and Development Standards). The Acknowledgement of Coastal Hazards is included
as a condition of approval that will need to be satisfied before the issuance of building
permits.
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Water Quality
• Under Municipal Code Section 21.35.050 (Water Quality Management Plan), due to
the proximity of the development to the shoreline and the development containing
more than 75 percent of impervious surface area, a preliminary Water Quality and
Hydrology Plan (WQHP) is required. A preliminary WQMP has been prepared for the
project by Thomas M. Ruiz dated, March 30, 2023. The WQHP includes a polluted
runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a
LID approach to retain the design storm runoff volume on-site, and documentation of
the expected effectiveness of the proposed BMPs. Construction plans will be
reviewed for compliance with the approved WQHP before building permit issuance.
• The property is adjacent to 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 runoff and minor rain event runoff on-site. Any water not retained on-site is
directed to the City’s storm drain system.
Public Access and Views
• The project site is located between the nearest public road and the sea or shoreline.
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 and the project’s impact and be
proportional to the impact. In this case, the project replaces an existing single-unit
residence located on a standard R-1 lot with a new single-unit residence. Therefore,
the project does not involve a change in land use, density, or intensity that will result
in increased demand for 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.
• The project site is located within the existing gated community of Balboa Coves and
does not provide nor inhibit public coastal access opportunities. The project is
designed and sited so as not block or impede existing public access opportunities
and occurs within the confines of private property. Existing coastal access conditions
will not be affected by the project. The nearest vertical coastal access opportunity is
currently provided by Channel Place Park and beach to the west, approximately 500
feet away from the subject site.
• 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 on Channel Place Park approximately 500 square feet to the west and
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Sunset View Park approximately 900 feet north of the site across West Coast
Highway. Both are not visible from the site. Due to the distance of the proposed
development from the public viewpoints and the project’s compliance with height and
setbacks, the project will not impact coastal views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) under 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 of one single-family residence and the construction of a new 4,232-square-
foot single-unit residence with an attached 477-square-foot, 2-car garage and therefore
qualifies within this exemption. There are no known exceptions listed in CEQA Guidelines
Section 15300.2 that would invalidate the use of this exemption. 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.
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 by the provisions of Title 21 (Local Coastal Program [LCP]
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) of the City’s certified LCP and Title 14 California Code of
Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For
additional information on filing an appeal, contact the Planning Division at 949-644-3200.
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Prepared by:
CC/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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01-10-2023
RESOLUTION NO. ZA2023-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN
EXISTING SINGLE-UNIT RESIDENCE AND CONSTRUCT A NEW
THREE (3)-STORY SINGLE-UNIT RESIDENCE AND ATTACHED
TWO (2)-CAR GARAGE LOCATED AT 20 BALBOA COVES
(PA2023-0077)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Craig Hampton, Architect concerning property located at 20
Balboa Coves, requesting approval of a coastal development permit.
2. The lot at 20 Balboa Coves is legally described as Lot 20 of Tract 01011.
3. The applicant proposes coastal development permit (CDP) to allow the demolition of an
existing single-unit residence and construct a 4,232-square-foot, 3-story, single-unit
residence including an attached 477-square-foot 2-car garage. The project includes
landscape, hardscape, and subsurface drainage facilities all within the confines of private
property. The project also includes a reinforced bulkhead with a cap for coastal hazards
protection. The project complies with all development standards and no deviations are
requested.
4. The subject property is designated RS-D (Single-Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single-Unit Residential)
Zoning District.
5. The Coastal Land Use Plan category is RSD-A (Single Unit Residential Detached) (0.0 -
5.9 DU/AC) and it is located within the R-1 (Single-Unit Residential) Coastal Zone District.
6. A public hearing was held on July 13, 2023, online via Zoom. A notice of the time, place,
and purpose of the hearing was given by 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.
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01-10-2023
2. Class 3 exempts the demolition of up to three (3) single-unit residences and additions
of up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one (1) single-unit residence and the construction of a new 4,232-square-
foot, single-unit residence, including an attached 477-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.
By Section 21.52.015 (Coastal Development Permits, Findings, and Decision) of the Newport
Beach Municipal Code, the following findings, and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The 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 4,950 square feet and the proposed floor area
is 4,232 square feet.
b. The proposed development provides the minimum required setbacks, which are 5
feet along the front property line abutting Balboa Coves, 3 feet along each side
property line, and 15 feet along the second front property line abutting the water.
c. The highest guardrail is less than 24 feet from the established grade (10.89 feet
NAVD88) and the highest ridge is no more than 29 feet from the established grade,
which complies 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-unit residences with
less than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with two (2)- and three (3)-story, single-
unit residences. The proposed design, bulk, and scale of the development are consistent
with the existing neighborhood pattern of development.
3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated June 6, 2023, for the project. The maximum bay water elevation
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01-10-2023
is 7.7 feet NAVD 88 (North American Vertical Datum of 1988 (NAVD 88) and may
exceed the current top of bulkhead elevation of 10.6 feet (NAVD 88) during high tide or
storm events. The report analyzes future sea level rise scenarios assuming a 3-foot
increase in the maximum water level over the next 75 years (i.e., the life of the structure).
Therefore, the sea level is estimated to reach approximately 10.8 feet NAVD 88 (the
likely range for sea level rise over the 75-year design life of the structure based on low-
risk aversion estimates for sea level rise provided by the State of California, Sea Level
Rise Guidance: 2018 Update).
4. On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities.
The guidelines require that any bulkhead structure permitted within the years 2021
through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD 88) with a
design for adaptability elevation of 14.4 feet (NAVD 88). The project has been
conditioned to raise the bulkhead to an elevation of 10.9 feet (NAVD 88). PMA
Consulting, Inc. has confirmed the bulkhead design can be raised up to 14.4 feet (NAVD
88) if needed and in compliance with the updated guidelines.
5. Once the existing seawall/bulkhead is raised per the report’s recommendations,
flooding, wave runup, and erosion will not significantly impact this property over the
proposed 75-year economic life of the development. Flood shields (sandbags and other
barriers) can be deployed across the openings to protect and prevent flooding to the
structure. The report concludes that the proposed project will be safe from flooding
hazards for the next 75 years with the capped bulkhead. Therefore, the project has been
conditioned to raise or cap the bulkhead and include a curb structure up to 10.9 feet
(NAVD88).
6. The finished floor elevation of the proposed single-unit residence is 11.18 feet
(NAVD88), which complies with the minimum 9.00 feet (NAVD88) elevation standard.
The Coastal Hazard Report concludes that the bay water elevation (currently 7.7 feet
NAVD88) will not exceed the finished floor elevation of the single-unit residence at 11.18
feet (NAVD88 datum) for the anticipated 75-year life of the structure.
7. Under NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection),
the property owner will be required to agree 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). This
requirement is included as a condition of approval that will need to be satisfied before the
final building permit inspection, respectively.
8. 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) (General Site Planning and
Development Standards). This requirement is included as a condition of approval that will
need to be satisfied before the issuance of building permits, respectively.
9. 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
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Division standards and policies. Geotechnical investigations specifically addressing
liquefaction are required to be reviewed and approved before 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 before building permit issuance.
10. The property is located adjacent to 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 from 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-site is directed to the City’s storm drain
system.
11. Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the
proximity of the development to the shoreline and the development containing more than
75 percent of impervious surface area, a Water Quality Management Plan (WQMP) is
required. A preliminary WQMP has been prepared for the project by Thomas M. Ruiz
dated, March 30, 2023. The WQMP includes a polluted runoff and hydrologic site
characterization, a sizing standard for BMPs, the use of a LID approach to retain the design
storm runoff volume on-site, and documentation of the expected effectiveness of the
proposed BMPs.
12. Proposed landscaping complies with Implementation Plan Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant
species. Before the issuance of building permits, the final landscape plans will be
reviewed to verify invasive species are not planted.
13. 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 on Channel Place Park approximately 500 square feet to the west and Sunset
View Park approximately 900 feet north of the site across West Coast Highway. Both are
not visible from the site. Due to the distance of the proposed development from the public
viewpoints and the project’s compliance with height and setbacks, the project will not
impact coastal 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.
Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation
Impacts) requires that the provision of public access bear a reasonable relationship
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01-10-2023
between the requirement and the project’s impact, and be proportional to the impact. In
this case, the project replaces an existing single-unit residence located on a standard R-1
lot with a new single-unit residence. Therefore, the project does not involve a change in
land use, density, or intensity that will result in increased demand for 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. The project site is located within the existing gated community of Balboa Coves and does
not provide nor inhibit public coastal access opportunities. The project is designed and
sited so as not block or impede existing public access opportunities and occurs within the
confines of private property. Existing coastal access conditions will not be affected by the
project. The nearest vertical coastal access opportunity is currently provided by Channel
Place Park and beach to the west, approximately 500 feet away from the subject site.
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 under 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.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit, subject to the conditions outlined 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 by the provisions of Title 21 Local Coastal Program
(LCP) 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) of the City’s certified LCP and Title 14
California Code of Regulations, Sections 13111 through 13120, and Section 30603 of
the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 13TH DAY OF JULY 2023.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Before the final building permits, the existing seawall shall be reinforced and capped to
10.90 feet (NAVD 88) and capable to be raised up to 14.4 feet (NAVD 88), in compliance
with the City of Newport Beach Waterfront Project Guidelines and Standards, Harbor
Design Criteria Commercial & Residential Facilities
3. The existing seawall shall be capped and raised by the recommendations provided in
the Coastal Hazards Report and Sea Level Rise Analysis prepared by PMA Consulting,
Inc. dated June 6, 2023.
4. Before the 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 including the
repair and maintenance, enhancement, reinforcement, or any other activity affecting the
bulkhead, that results in any encroachment seaward of the authorized footprint of the
bulkhead or other shoreline protective device. The agreement shall be binding against
the property owners and successors and assigns.
5. Before 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
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 development. This letter shall be scanned into the plan set before building permit
issuance.
6. This approval does not authorize any new or existing improvements (including
landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches,
or the public right-of-way. Any improvements located on tidelands, submerged lands,
and/or lands that may be subject to the public trust shall require a coastal development
permit (CDP) approved by the California Coastal Commission (Coastal Commission).
Before the issuance of building permits, the applicant shall provide a copy of said coastal
development permit or CDP waiver or documentation from the Coastal Commission that
subject improvements are not subject to the permit requirements of the Coastal Act
and/or not located within the permit jurisdiction of the Coastal Commission.
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7. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter the sensitive habitat, receiving waters, or storm
drains or result in impacts to environmentally sensitive habitat areas, streams, the
beach, wetlands or their buffers. No demolition or construction materials shall be stored
on public property.
8. This Coastal Development Permit does not authorize any development seaward of the
private property.
9. 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 under 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 or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
10. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented before and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
11. 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.
12. 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.
13. Trash and debris shall be disposed of in proper trash and recycling receptacles at the
end of each construction day. Solid waste, including excess concrete, shall be disposed
of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
14
Zoning Administrator Resolution No. ZA2023-###
Page 8 of 9
01-10-2023
14. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
15. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
16. The applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be caused by the revocation of this
Coastal Development Permit.
17. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained are detrimental to the public health, and welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained to constitute a public nuisance.
18. Before the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
19. Before the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
20. Before issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
21. Before issuance of building permits, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. The implementation shall comply with the approved
CPPP and WQHP/WQMP and any changes could require separate review and approval
by the Building Division.
22. Before 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.
23. All landscape materials and irrigation systems shall be maintained by 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.
24. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday.
15
Zoning Administrator Resolution No. ZA2023-###
Page 9 of 9
01-10-2023
Noise-generating construction activities are not allowed on Saturdays, Sundays, or
Holidays.
25. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified periods unless the ambient noise level is higher:
Between the hours of 7:00 AM
and 10:00 PM
Between the hours of 10:00
PM and 7:00 AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
26. Before the issuance of the building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
27. 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.
28. This Coastal Development Permit 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.
29. 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 20 Balboa Coves, LLC including but not limited to,
Coastal Development Permit (PA2023-0077). This indemnification shall include, but not
be limited to, damages awarded against the City, if any, costs of suit, attorney’s 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 the City's costs, attorneys'
fees, and damages, which the City incurs in enforcing the indemnification provisions
outlined in this condition. The applicant shall pay to the City upon demand any amount
owed to the City under the indemnification requirements prescribed in this condition.
16
Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Coastal Development Permit
PA2023-0077
20 Balboa Coves
Subject Property
Subject Property
18
Attachment No. ZA 3
Project Plans
19
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Scale: 1/8" = 1'-0"
Date: 6/9/23
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6/9/23
N 74°54'30" E 219.78'
N78°03'40"E214.80'
(10.
9
5
)
(10.91)
(10.73)
(10.95)
EXISTINGRESIDENCE
EXISTING
RESIDENCE
FIREPIT
EXIST SEAWALLPROTECT
PLACE CAP ONEXIST SEAWALL
BBQ REF
10.90 T.CAP
EXIST WALLPROTECT
EXISTWALL
PROTECT
10.90TW
TURF
PA
PA
12.70T
W
12.71
T
W
16.63TW
16.6
5
T
W
16.69TW
16.83TW
13.6
4
TW
12.65TW
17.93TW17.85
T
W
17.86TW
13.89T
W
11.6NG
13.21TW
N
3'-1
"
BLD
G
.
3'-1"
BLDG.
15'-1"
B
L
DG.
5'-1"BLDG.
5'-1"BLDG.
ELEVATOR
GARAGECLG. 82
ENTRYCLG. 82
POWDERCLG. 90
LIVINGCLG. 90
DININGCLG. 90
KITCHENCLG. 90
BAR
PORCHCLG. 82
AVERAGE GRADE CALCULATION PER NBZCEXISTING GRADES:10.95+10.95+10.73+10.91 (DIVIDE BY 4) = 10.89
19'-0" DEEP X 10'-0" WIDEPARKING AREA
19'-0" DEEP X 10'-0" WIDEPARKING AREA
WATERHEATER
NEWHARDSCAPEONTOPOFEXISTWALLWITHNEWCAPEXISTCONCSTEPSPROTECTINPLACE
10.85 T.DECKOVER CONCRETE
SHEET INDEX
ID
1
2
3
4
5
6
7
8
9
C2
C4
L-00
L-01
L02
L03
L04
L05
Name
SITE PLAN
LOWER LEVEL FLOOR PLAN
UPPER LEVEL FLOOR PLAN
THIRD LEVEL FLOOR PLAN
ROOF PLAN
FRONT/REAR & LEFT SIDE EXTERIOR ELEVATIONS
RIGHT SIDE EXTERIOR ELEVATION
FRONT/REAR & LEFT SIDE EXTERIOR ELEVATIONS
TOPOGRAPHIC SURVEY
PRECISE GRADING PLAN
PRECISE GRADING PLAN
LANDSCAPE COVER SHEET
LANDSCAPE CONSTRUCTION PLAN
LANDSCAPE CONSTRUCTION DETAILS
LANDSCAPE IRRIGATION PLAN
LANDSCAPE LIGHTING PLAN
LANDSCAPE PLANTING PLAN
SCALE: 1/8" = 1'-0"
SITE PLAN
PROJECT INFORMATION
CUSTOM RESIDENCE FOR1010 Kings LLC3419 Via Lido #323Newport Beach, CA 92663 (714) 931-3287
JOB ADDRESS
20 Balboa CovesNewport Beach, CA 92663
LEGAL
Lot 20
Tract 1011Block N/AZoning R-1APN: 423 031 21
SITE
Lot Area 3,710 sq. ft.Buildable Lot Area 2,475 sq. ft.Project Buildable Area (1.71x) 4,232 sq. ft.Min. Open Volume Req'd. (15% of BA) 371 sq. ft.
Project Open Volume (27.7%) 685 sq. ft.
Max. Third Floor Area (15%) 371 sq. ft.
Project Third Floor Area (14.9%) 370 sq. ft.
RESIDENCE (4 bedrooms) NBZC MARKET
Lower Level Floor Area 1,506 sq. ft. 1,506 sq. ft.
Upper Level Floor Area 1,879 sq. ft. 2,029 sq. ftThird Level Floor Area 370 sq. ft. 520 sq. ftTotal Floor Area 3,755 sq. ft. 4,055 sq. ftGarage Area 477 sq. ft.
Covered Front Porch 87 sq. ft.
Upper Master Deck 135 sq. ft.
Roof Deck 707 sq. ft.
Covered Cabana 213 sq. ft.
OCCUPANCY: R-3, U
TYPE: V-B fire-sprinkled per NFPA 13D
DESCRIPTION OF WORK:NEW 3-STORY SINGLE FAMILY RESIDENCE WITH ATTACHED GARAGE
VICINITY MAP
20
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Date: 6/8/23
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78'-0"
56'-6"21'-6"
6"22'-0"16'-6"5'-6"12'-0"
3'-8"4'-2"4'-2"
28'
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3'-
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20"8'-6"2
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78'-0"
22'-6"22'-6"10'-10" 17'-2" 5'-0"
16'-6"6'-0"
3'-1
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26
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3'-
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6"22'-0"
2'-6
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21
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5'-1
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3'-0
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8'-1
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W/C
LA
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ELEVATOR
UP
GARAGECLG. 82
ENTRYCLG. 82
POWDER
CLG. 90
LIVINGCLG. 90
DININGCLG. 90
KITCHEN
CLG. 90
SHELVES
SH
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19'-0" DEEP X 10'-0" WIDEPARKING AREA
19'-0" DEEP X 10'-0" WIDE
PARKING AREA
FR
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UP 5"
UP 5"UP 5"
RANGE
WATERHEATER
SHOWER
62" F.P.
DWMICROSINK
SCALE: 1/4" = 1'-0"
LOWER LEVEL FLOOR PLAN
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7'-10"3'-6"5'-8"3'-8"4'-2"4'-2"5'-8"13'-6"
28'
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12" 2'-8"
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26
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LAV LAV
TUB
BEDROOM 4SLOPED CLG.
6:12 SLOPE
SHELF & POLE
BATH 3CLG. 80
SHOWER
BE
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BEDROOM 3SLOPED CLG.
LAVLAV
SHOWER
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UP DN.
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BEDROOM 2
CLG. 80 6:12 SLOPE
BATH 2CLG. 80
MASTERCLOSET
CLG. 80
MASTER
BATHCLG. 80
LAUNDRYCLG. 80
SIN
K
OPEN
MASTERBEDROOMCLG. 90
DECK
SKYLIGHTABOVE
SKYLIGHT
ABOVE
+42" GLASS RAILING
DECK DRAIN
DECK DRAIN
DECK DRAIN
2% SLOPE
2% SLOPE
VENT
+42" RAILING
+42" GLASS RAILING
+42
"
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A12
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F12 F12
28'
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3'-
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5'-7
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21
'
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24"
5'-6"75'-8"
56'-6"19'-2"
5'-6"75'-8"
16'-0"40'-6"13'-6" 24" 3'-8"
17'-0"23'-6"
3'-1
"
29'
-
7
"
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"
21
'
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6
"
2'-6
"
16'-6"16'-6"23'-6"
4'-7"6'-4"5'-7"6'-2"5'-4"12'-0"
6"
24"
6
"
6"
2
4
"
DN.
UP
UP
UP
ELEVATORLA
V
SHOWER BE
N
C
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W/C
O P E NT OB E L O W
BONUS ROOM
DECK
DECK
DECK
CABANA
SLOPED CLG.
3:1
2
S
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3:1
2
S
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3:1
2
S
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P
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3:1
2
S
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3:12 SLOPE
3:12 SLOPE
3:12 SLOPE
36" FIREPLACE
BATH 4
CLG. 80
SKYLIGHTABOVE
+42" RAILING
DECK DRAIN
2% SLOPE
DECK DRAIN
DECK DRAIN DECK DRAIN
DECK DRAIN
DECK DRAIN DECK DRAIN
DECK DRAIN
DECK DRAIN
DECK DRAIN DECK DRAIN
2% SLOPE
2%
SLOPE
2% S
LOPE
+42" RAILING
+42" RAILING
+42
"
R
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HEATPUMP
+42" RAILING
+42
"
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THIRD LEVEL FLOOR PLAN
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Scale: 1/4" = 1'-0"
Date: 6/8/23
Drawn: CSH
5
OF
SHEET
SHEETS17
Job:20 BALBOA COVES
CD
P
S
U
B
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SLO
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%
RIDGE
VA
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RIDGE
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RIDG
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3:123:12
3:123:12
3:1
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SLOPE 2
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3'-0"
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1
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2
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12"
31
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2'-6"ROOF
6'-6
"
24"24"
24
"
24"
24"
24"
UP
UP
DECK
T.O.W. 34.89
T.O.W. 34.89
T.O.W.33.89
T.O.W. 33.89 T.O.W. 33.89
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DECK DRAIN DECK DRAIN
DECK DRAIN DECK DRAIN
DECK DRAIN
DECK DRAIN
SCALE: 1/4" = 1'-0"
ROOF PLAN
24
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Scale: 1/4" = 1'-0"
Date: 6/8/23
Drawn: CSH
6
OF
SHEET
SHEETS17
Job:20 BALBOA COVES
CD
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6/8/23
9'-
1
"
9'-1
"
29
'
-
0
"
10
"
8'-
3
"
RIDGE 39.89
F.F. 11.18
3
6
14
AVG. GRADE 10.89
ENTRY F.F. 12.01
1
13
2
12
13
3
6
9 9
8
1
12
6
10
14
9'-
1
"
9'-1
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29
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0
"
8'-
1
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7'-
1
"
24
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-
0
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R
A
I
L
I
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G
RIDGE 39.89
F.F. 11.18
AVG. GRADE 10.89
T.O.W. 34.89
3
6
14 1
12
6
10
3
11
11
12
1
2
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1
"
9'-
1
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29
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0
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8'-
1
"
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1
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24
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0
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A
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L
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RIDGE 39.89
F.F. 11.18
AVG. GRADE 10.89
T.O.W. 34.89
3
6
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12
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SCALE: 1/4" = 1'-0"
REAR EXTERIOR ELEVATION
SCALE: 1/4" = 1'-0"
LEFT SIDE EXTERIOR ELEVATION
COLORS & MATERIALS
25
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Date: 6/8/23
Drawn: CSH
7
OF
SHEET
SHEETS17
Job:20 BALBOA COVES
CD
P
S
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B
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T
A
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A
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6/8
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6/8/23
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1
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24
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0
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R
A
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L
I
N
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RIDGE 39.89
F.F. 11.18
AVG. GRADE 10.89
T.O.W. 34.89
3
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RIGHT SIDE EXTERIOR ELEVATION
COLORS & MATERIALS
26
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Date: 6/8/23
Drawn: CSH
8
OF
SHEET
SHEETS17
Job:20 BALBOA COVES
CD
P
S
U
B
M
I
T
T
A
L
P
A
C
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6/8
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6/8/23
27
JOB: DATE: 7/7/2022 949 422-1869 CELL
949 858-2924 OFFICE
LAGUNA HILLS, CA 92653
23016 LAKE FOREST DR. #409
RdM SURVEYING INC.
RON MIEDEMA L.S. 4653
RDMSURVEYING@COX.NET
DESCRIPTION
LEGEND
OWNER:TOPOGRAPHIC SURVEY LEGAL DESCRIPTION:BENCH MARK:ADDRESS OF PROJECT:
BEFORE STARTING GRADING.
MONUMENT PROPERTY CORNERS OR OFFSETS
SURVEYOR OR ENGINEER SHALL PERMANENTLY
XX
123.45
P.P.
WM
F.F.
G.F.
CONC.
F.S.
M.H.
P
A.C.
T.G.
MEAS. ELEVATIONS
TOP-GRATE
ASPHALT
PLANTER
MAN-HOLE
FINISH SURFACE
CONCRETE
GARAGE FLOOR
FINISH FLOOR
WATER METER
POWER POLE
FENCE
PROPERTY LINE
BUILDING
WALL
DECK
BRICK
REC. BRG. & DIST.
NATURAL GRADEN.G.
BENCH MARK SCALE 1"=8’
0’ 8’ 16’
N A L D E S N E C I L R O Y E V R U S D
L I F O R N I A S T A T E O F C A
RON
MIEDEMA
No. 4653
20 BALBOA COVES
NEWPORT BEACH
EASEMENT NOTE: THE PLAT FOR THIS SURVEY WAS PREPARED
WITHOUT A TITLE REPORT. UNPLOTTED EASEMENTS MAY EXIST
ON THE SUBJECT PROPERTY.
N 74
5
4
’
3
0
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2
1
9
.
7
8
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W
R
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N 80
3
3
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0
"
W
R
A
D
.
L = 4 . 2 9 ’
R = 1 1 0 . 0 0 ’
D = 2 1 4 ’ 0 4 "
LOT 20
LOT 21
LOT 19
LOT 18
LOT 17
RESIDENCE
RESIDENCE
RESIDENCE
RESIDENCE
BA
L
B
O
A
C
O
V
E
S
10.83
11.00
11.0
2
ST.LIGHT 10.78
10.
8
1
10.77
2"I.P. 10.77
10.7210.74
10.32FL
10.27FL
10.68 10.77
PK 10.5
5
WM
12.74TW 10.75FS
12.73TW
16.67TW 10.91FS EAV
E
19.5
2
16.5
8
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10.90FS
10.91
10.74
10.68
CATV16.57TW
12.65TW
1"I.P
.
10.7
5
10.75 10.87 10.70
10.66
10.72
EDISON
10.06FL
10.96GF
EAVE 31.73
10.16FL
10.86 16.
6
3
T
W
GM
10.89
10.95
17.9
3
T
W
EAVE 31.80
10.90
EAVE 31.72
11.19FS 17.85TW 17.8
6
T
W
10.82
10.83
17.8
5
T
W
13.89TW
EAVE 31.74
11.5
N
G
10.91 10.81
11.6
N
G
13.64TW 10.73FS
13.21TW 12.5
7
T
W
10.49FS
11.0
9
10.98
12.51TW 11.
8
7
T
W
11.87
T
W
10.27
11.25
T
W
7.96
11.18TW
6.2NG 10.50TW
7.8NG 10.53TW
10.35
8.0NG
10.56TW 10.34
EAVE 19.31
11.23FF
10.86
8.6NG
10.56TW
10.48FS
10.62TW
10.60TW7.95FS 10.62TW
8.00 7.94 10.69
11.36TW7.93FS
11.3
4
T
W
12.69T
W
11.60FS
11.37TW
8.2NG
12.70TW 12.71TW 16.63TW
11.77FS
16.65TW
10.95
11.
2
8 10.9
3 11.
0
7 10.9
6
16.69TW
11.6NG
10.9 10.95
16.83TW 16.88TW 10.91F
S
11.2NG 11.0NG
16.8
6
T
W
10.91GF
11.07
10.98
11.11FF
10.95FS
10.35FL
10.39FL
N 44
3
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3
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N 64
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0
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0
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R = 1 1 0 . 0 0 ’
D = 3 1 1 5 ’ 0 7 "
N 65
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N 46
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FD. PIPE, LS 4653
LINE OF WATERWAY
TOP RAILING27.97
TOP
R
A
I
L
I
N
G
28.0
2
TOP RAILING 27.94
TOP RAILING 27.97
TOP RAILING 28.01
TOP
R
A
I
L
I
N
G
28.2
5
TOP RAILING 28.21
TOP RAILING28.22
GUTTER
GUTTER
GUTTER
GUTTER
GUTTER
GUTTER
CONC. AC
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC AC
AC
AC
AC
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.CONC.CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.CONC.
CONC.
CONC.CONC.CONC.CONC.CONC.CONC.
WATER
WATER
WATER
WATER
WATER
WATER
WATER
WATER WATER
WATER
P P P
P
P
P
PPPP
X X
LOT 20
TRACT NO. 1011
M.M. 36/37-40
COVERED AREA
2.1 2.8
4.0
4.4
2.6
3.5
2.6
4.1 3.3 3.1
10.55CP,
40.50RIDGE,40.50RIDGE,40.50RIDGE,
39.00RIDGE,38.97RIDGE,
28.30RIDGE,
30.72RIDGE,
30.43RIDGE,
26.20RIDGE,
28.28RIDGE,
30.43RIDGE,
30.40RIDGE,
21.55RIDGE,22.18RIDGE,
10.94CP,
7.60NG,4.94NG,
4.55NG,
4.62NG,
4.96NG,
10.56FS,
10.88FS,
10.98FS,10.93CP,
21.84RIDGE,
38.99RIDGE,
39.05RIDGE,
8.52LT LS 4653,
5.591"IP LS6902,
6.37LT LS6902,
6.11LT ,
-77.01BLDG.LN.,
CONC.
P
20 Balboa Coves LLC
Brian Liberto
County of Orange Bench Mark
NB 2 7 77 Eievation = 8.56
9OF
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SHEETS17
29
C4
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SHEETS17
30
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