HomeMy WebLinkAbout05_Fletcher Residence CDP_PA2023-0044CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 10, 2023
Agenda Item No. 5
SUBJECT: Fletcher Residence (PA2023-0044)
▪Coastal Development Permit
SITE LOCATION: 439 Harbor Island Drive
APPLICANT: Caitlin Smith, Brandon Architects
OWNER: Michael Fletcher
PLANNER: Liz Westmoreland, Senior Planner
949-644-3234, lwestmoreland@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
•Zoning District: R-1 (Single-Unit Residential)
•Coastal Land Use Plan Category: RSD-A (Single Unit Residential Detached) - (0.0
–5.9 DU/AC)
•Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of an existing 2,286-square
foot, one (1)-story, single-unit dwelling with an attached 600-square-foot, two (2)-car
garage and construction of a new 6,186-square-foot, three (3)-story, single-unit dwelling
with an attached 849-square-foot, three (3)-car garage. The project includes landscape,
hardscape, drainage, and accessory structures all within the confines of the property. The
project includes raising the height of the existing bulkhead. The project complies with all
development standards and no deviations are requested. All improvements authorized
by this CDP will be located on private property.
The subject property is bisected by the coastal permit jurisdiction boundary, resulting in
the dock and boat slip within California Coastal Commission’s permit jurisdiction. This
coastal development permit is intended to cover portions of the project within the City’s
permit authority as designated in the Local Coastal Program (Title 21 of the Newport
Beach Municipal Code).
RECOMMENDATION
1)Conduct a public hearing;
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Zoning Administrator, August 10, 2023
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2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the
environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit (Attachment No. ZA 1).
DISCUSSION
Land Use and Development Standards
•The subject property is 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 located in the Coastal Commission Appeal Area.
•The property currently consists of one legal lot developed with a single-unit dwelling,
bulkhead, dock, and boat slip. As can be seen in the aerial map provided as
Attachment No. ZA 2 Vicinity Map, the neighborhood is predominantly developed
with two-story single-unit dwellings with scattered one- and three-story single-unit
dwellings. The proposed design, bulk, and scale of the development is consistent
with the existing neighborhood pattern of development.
•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 (Attachment No. ZA 3) and illustrated in
Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (Street) 10 feet 10 feet
2nd Front (Water) 20 feet 20 feet
Sides 4 feet 4 feet
Allowable Floor Area (max.) 10,516 sq. ft. 7,036 sq. ft.
Allowable 3rd Floor Area (max.) 789 sq. ft. 570 sq. ft.
Allowable 3rd Floor Area &
Covered (max.)
2,629 sq. ft. 1,303 sq. ft.
Open Space (min.) 789 sq. ft. 2,522 sq. ft.
Parking (min.) 3-car garage 3-car garage
Height (max.) 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
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Hazards
• The development fronts the Newport Harbor and is protected by a bulkhead. A
bulkhead conditions report was prepared by PMA Consulting, Inc. dated January 20,
2023. The report concluded that while the bulkhead is in good condition with minor
repairable cracks, it should be reinforced through the installation of new tiebacks and
new deadmen. The installation of the tiebacks and deadmen will occur after the
demolition of the existing home is complete and prior to the construction of the new
home. Once the bulkhead is reinforced in accordance with the report, no repair or
replacement of the bulkhead is anticipated within the next 75 years.
• A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. on January 20, 2023. The current maximum bay water elevation
is 7.7 feet (NAVD88) and may exceed the existing top of bulkhead elevation of
9.16 feet during high tide or storm events. The report analyzes future sea level rise
scenarios assuming a 3.2-foot increase in the maximum water level over the next
75 years (i.e., the life of the structure). The sea level is estimated to reach
approximately 10.9 feet (NAVD88) - (the likely range for sea level rise over 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). Once
the existing bulkhead is reinforced and capped 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.
• 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
(NAVD88) 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) per the proposed plans. PMA Consulting, Inc. has confirmed the bulkhead design
can be raised up to 14.4 feet (NAVD88) if needed and in compliance with the updated
guidelines.
• The finished floor elevation of the proposed single-unit dwelling is at a minimum
elevation of 9.24 feet NAVD88, which complies with the minimum 9.0-foot NAVD88
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 prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans
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Fletcher Residence (PA2023-0044)
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are reviewed for compliance with approved investigations and CBC prior to
building permit issuance.
•The property owner will 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 Newport Beach Municipal Code (NBMC) Section
21.30.015(D)(3)(c) – (Waterfront - Development Standards). The Acknowledgement
of Coastal Hazards is included as a condition of approval that will need to be recorded
prior to the issuance of building permits.
•Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) - (Natural Landform and Shoreline
Protection), the property owner will be required to enter into an agreement with the
City waiving any potential right to protection to address situations in the future in
which the development is threatened with damage or destruction by coastal hazards
(e.g., waves, erosion, and sea level rise). The Waiver of Future Protection is included
as a condition of approval that will need to be recorded prior to final building
inspection.
Water Quality
•The property is located adjacent to coastal waters. Pursuant to Section 21.35.030
(Construction Pollution Prevention Plan) of the NBMC, a Construction Pollution
Prevention Plan (CPPP) is required 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. A CPPP has been provided and construction plans and activities will
be required to adhere to the CPPP.
•Pursuant to NBMC 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 Management
Plan (WQMP) is required. The preliminary WQMP was prepared by Forkert
Engineering & Surveying, Inc. dated February 1, 2023. The WQMP includes a
polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use
of an 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 prior to building
permit issuance.
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
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Fletcher Residence (PA2023-0044)
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proportional to the impact. In this case, the project replaces an existing single-unit
dwelling located on a standard R-1 lot with a new single-unit dwelling. Therefore,
the project does not involve a change in land use, density or intensity that will result
in increased demand on public access and recreation opportunities. Furthermore,
the project is designed and sited (appropriate height, setbacks, etc.) so as not to
block or impede existing public access opportunities.
• 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 approximately 200 feet northeast of the property near the intersection of
Harbor Island Drive and Bayside Drive. Similarly, the nearest coastal view road
segment is located along Bayside Drive. These areas offer localized, limited views of
the harbor and several dwellings. Views are oriented to the bay and properties along
the southeast side of the street, where the row of residences impedes visibility to the
subject property.
• The proposed three (3)-story design is consistent with the existing neighborhood
pattern of development containing one (1)-, two (2)-, and some scattered three (3)-
story dwellings, and will not affect the existing, limited views afforded from the small
viewing areas. The project will replace an existing single-unit dwelling with a new
single-dwelling unit that complies with all applicable development standards,
including the third-story setbacks that provide additional fifteen (15)-foot setbacks
along the bay and street property lines (as measured from the setback lines). There
are also two (2)-foot third floor setbacks from the side setback lines. The project
presents the opportunity to enhance views by updating an older structure with a new
building with an updated design. All structures within the front setback area along
the bay would be limited to 42 inches in height, ensuring that the bay does not appear
to be walled off. 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 nearest lateral access is located less than 200 feet east of the property near the
intersection of Harbor Island Drive and Bayside Drive. Harbor Island Drive does not
contain an outlet. Public access points with lateral access are also provided to the
south parallel to Beacon Bay, where there is a public beach along the Bay. The
project would not impact access along these routes.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no
potential to have a significant effect on the environment.
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The Class 3 exempts the demolition and construction of up to three (3) single-family
residences in urbanized areas. The proposed project consists of the demolition of an existing
2,286-square foot, one (1)-story, single-unit dwelling with an attached 600-square-foot, two
(2)-car garage and construction of a new 6,186-square-foot, three (3)-story, single-unit
dwelling with an attached 849-square-foot, three (3)-car garage. There are no known
exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use of these
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 in accordance with 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.
Prepared by:
______________________________
Liz Westmoreland, Senior Planner
LW/aa
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
7
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 DWELLING AND CONSTRUCT A NEW
THREE (3)-STORY SINGLE-UNIT DWELLING AND ATTACHED
THREE (3)-CAR GARAGE LOCATED AT 439 HARBOR ISLAND
DRIVE (PA2023-0044)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Caitlin Smith with Brandon Architects on behalf of the owner
Michael Fletcher with respect to property located at 439 Harbor Island Drive, and legally
described as Lot 7 of Tract 3283, requesting approval of a Coastal Development Permit.
2. The Applicant requests a coastal development permit (CDP) to allow the demolition of an
existing 2,286-square foot, one (1)-story, single-unit dwelling with an attached 600-square-
foot, two (2)-car garage and construction of a new 6,186-square-foot, three (3)-story,
single-unit dwelling with an attached 849-square-foot, three (3)-car garage. The project
includes landscape, hardscape, drainage, and accessory structures all within the confines
of the property. The project includes raising the height of the existing bulkhead. The project
complies with all development standards and no deviations are requested. All
improvements authorized by this CDP will be located on private property.
3. The subject property is bisected by the coastal permit jurisdiction boundary, resulting in the
dock and boat slip within California Coastal Commission’s permit jurisdiction. This coastal
development permit is intended to cover portions of the project within the City’s permit
authority as designated in the Local Coastal Program (Title 21 of the Newport Beach
Municipal Code).
4. The subject property is categorized 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 subject property is located within the coastal zone. 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 Zoning District.
6. A public hearing was held on August 10, 2023, 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.
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1.This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
2.Class 3 exempts the demolition and construction of up to three (3) single-family
residences in urbanized areas. The proposed project consists of the demolition of an
existing 2,286-square foot, one (1)-story, single-unit dwelling with an attached 600-
square-foot, two (2)-car garage and construction of a new 6,186-square-foot, three (3)-
story, single-unit dwelling with an attached 849-square-foot, three (3)-car garage.
3.There are no known exceptions listed in CEQA Guidelines Section 15300.2 (Exceptions)
that would invalidate the use of these 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.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015(F) (Coastal Development Permits, Findings and
Decision) of the Newport Beach Municipal Code (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 10,516 square feet and the proposed floor
area is 7,036 square feet.
b.The proposed development provides the minimum required setbacks, which are
ten (10) feet along the front property line along the street, four (4) feet along each
side property line, and 20 feet along the second front property line abutting the Bay.
c.The highest flat roof/guardrail is below 24 feet from established grade and the
highest ridge is no more than 29 feet from established grade. The proposed
development complies with all height requirements.
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Zoning Administrator Resolution No. ZA2023-###
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d. The proposed development provides a three (3)-car garage, meeting the minimum
three (3)-car garage requirement for a single-family residence with more than 4,000
square feet of habitable floor area.
e. The proposed finished floor elevation is 9.24 feet North American Vertical Datum
of 1988 (NAVD 88), which complies with the minimum 9.0-foot top of slab elevation
requirement for interior living areas of new structures.
2. The neighborhood is predominantly developed with two (2)-story single-unit dwellings
with scattered one (1)- and three (3)-story single-unit dwellings. The proposed design,
bulk, and scale of the development is consistent with the existing neighborhood pattern
of development.
3. The development fronts the Newport Harbor and is protected by a bulkhead. A bulkhead
conditions report was prepared by PMA Consulting, Inc. dated January 20, 2023. The
report concluded that while the bulkhead is in good condition with minor repairable
cracks, it should be reinforced through the installation of new tiebacks and new
deadmen. The installation of the tiebacks and deadmen will occur after the demolition
of the existing home is complete and prior to the construction of the new home. Once
the bulkhead is reinforced in accordance with the report, no repair or replacement of the
bulkhead is anticipated within the next 75 years.
4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. on January 20, 2023. The current maximum bay water elevation is 7.7
feet (NAVD88) and may exceed the existing top of bulkhead elevation of 9.16 feet during
high tide or storm events. The report analyzes future sea level rise scenarios assuming
a 3.2-foot increase in the maximum water level over the next 75 years (i.e., the life of
the structure). The sea level is estimated to reach approximately 10.9 feet (NAVD88) -
(the likely range for sea level rise over 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). Once the existing bulkhead is reinforced and capped 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.
5. 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 (NAVD88) 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) per the proposed plans. PMA
Consulting, Inc. has confirmed the bulkhead design can be raised up to 14.4 feet
(NAVD88) if needed and in compliance with the updated guidelines.
6. The finish floor elevation of the proposed single-unit dwelling is at a minimum elevation
of 9.24 feet NAVD88, which complies with the minimum 9.0-foot NAVD88 elevation
standard.
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7. 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 a building
permit. Permit issuance is also contingent on the inclusion of design mitigation identified in
the investigations. Construction plans are reviewed for compliance with approved
investigations and CBC prior to building permit issuance.
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 Newport Beach Municipal Code (NBMC) Section 21.30.015(D)(3)(c) –
(Waterfront - Development Standards). The Acknowledgement of Coastal Hazards is
included as a condition of approval that will need to be recorded prior to the issuance of
building permits.
9. Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv) -
(Natural Landform and Shoreline Protection), the property owner will be required to enter
into an agreement with the City waiving any potential right to protection to address
situations in the future in which the development is threatened with damage or
destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The Waiver of
Future Protection is included as a condition of approval that will need to be recorded
prior to a final building inspection.
10. The property is located adjacent to coastal waters. Pursuant to Section 21.35.030
(Construction Pollution Prevention Plan) of the Municipal Code, a Construction Pollution
Prevention Plan (CPPP) is required 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.
A CPPP has been provided and construction plans and activities will be required to adhere
to the CPPP.
11. Pursuant to NBMC 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 Management Plan
(WQMP) is required. The preliminary WQMP was prepared by Forkert Engineering &
Surveying, Inc. dated February 1, 2023. The WQMP includes a polluted runoff and
hydrologic site characterization, a sizing standard for BMPs, use of an 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 prior to building permit issuance.
12. Proposed landscaping complies with Implementation Plan Section 21.30.075. 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
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viewpoint is approximately 200 feet northeast of the property near the intersection of
Harbor Island Drive and Bayside Drive. Similarly, the nearest coastal view road segment
is located along Bayside Drive. These areas offer localized, limited views of the harbor and
several dwellings. Views are oriented to the bay and properties along the southeast side
of the street, where the row of residences impedes visibility to the subject property.
14. The proposed three (3)-story design is consistent with the existing neighborhood pattern
of development containing one (1)-, two (2)-, and some scattered three (3)-story dwellings,
and will not affect the existing, limited views afforded from the small viewing areas. The
project will replace an existing single-unit dwelling with a new single-dwelling unit that
complies with all applicable development standards, including the third-story setbacks that
provide additional fifteen (15)-foot setbacks along the bay and street property lines (as
measured from the setback lines). There are also two (2)-foot third floor setbacks from the
side setback lines. The project presents the opportunity to enhance views by updating an
older structure with a new building with an updated design. All structures within the front
setback area along the bay would be limited to 42 inches in height, ensuring that the bay
does not appear to be walled off. 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.
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. 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 includes
demolition and reconstruction of a single-unit dwelling on a R-1 zoned lot. Therefore, the
project does not involve a change in land use, density or intensity that will result in
increased demand on public access and recreation opportunities. Furthermore, the project
is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede
existing public access opportunities.
2. While Bayside Drive is the first public road paralleling the sea and the project site is located
between Bayside Drive and the Harbor, the project will not affect the public’s ability to gain
access to, use, and/or view the coast and nearby recreational facilities.
3. The nearest lateral access is located less than 200 feet east of the property near the
intersection of Harbor Island Drive and Bayside Drive. Harbor Island Drive does not contain
an outlet. Public access points with lateral access are also provided to the south parallel
to Beacon Bay, where there is a public beach along the Bay. The project would not impact
access along these routes.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15303 under Class 3 (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 the Coastal
Development Permit (PA2023-0044), 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 (NBMC). 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 10TH DAY OF AUGUST, 2023.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor plans,
and building elevations stamped and dated with the date of this approval (except as modified
by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this coastal development
permit or the processing of a new coastal development permit.
3. This coastal development permit does not authorize any development bayward of the
private property.
4. Coastal Development Permit No. PA2023-0044 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code (NBMC), unless an extension is otherwise
granted.
5. Prior to a final building permit inspection for the dwelling, the existing seawall shall be
reinforced and capped to 10.90 feet (NAVD88) and capable to be raised up to 14.4 feet
(NAVD88), in compliance with the City of Newport Beach Waterfront Project Guidelines
and Standards, Harbor Design Criteria Commercial & Residential Facilities.
6. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury or
damage from such hazards, unconditionally waiving any claims of damage against the City
from such hazards, and to indemnify and hold harmless City, its City Council, its boards
and commissions, officials, officers, employees, and agents from and against any and all
claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
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
development. The letter shall be scanned into the plan set prior to building permit issuance.
7. Prior to a final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded waiving
rights to the construction of future shoreline protection devices to address the threat of
damage or destruction from waves, erosion, storm conditions, landslides, seismic activity,
bluff retreat, sea level rise, or other natural hazards that may affect the property, or
development of the property, today or in the future. The agreement shall be binding against
the property owners and successors and assigns.
8. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. Implementation shall comply with the approved CPPP
14
Zoning Administrator Resolution No. ZA2023-###
Page 8 of 10
and WQHP/WQMP and any changes could require separate review and approval by the
Building Division.
9. Prior to the issuance of a building permit, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
10. Prior to the issuance of a building permit, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building Division.
11. Prior to the 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.
12. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
13. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
14. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or
result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands
or their buffers.
15. 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.
16. Debris from demolition shall be removed from work areas each day and removed from the
project site within 24 hours of the completion of the project. Stock-piles and construction
materials shall be covered, enclosed on all sites, not stored in contact with the soil, and
located as far away as possible from drain inlets and any waterway.
17. 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.
18. 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.
19. 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
15
Zoning Administrator Resolution No. ZA2023-###
Page 9 of 10
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
20. 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,
and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not
allowed on Saturdays, Sundays or holidays.
21. 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 time
periods unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
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
22. 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.
23. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
16
Zoning Administrator Resolution No. ZA2023-###
Page 10 of 10
24. 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.
25. 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.
26. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the current
business owner, property owner, or the leasing agent.
27. 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
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 Fletcher Residence including, but not limited to, Coastal Development
Permit (PA2023-0044). 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.
Public Works Department
28. Prior to issuance of a building permit, a Construction Management Plan (CMP) shall be
submitted for review and approved by the City Traffic Engineer and Community Development
Director.
17
Attachment No. ZA 2
Vicinity Map
18
VICINITY MAP
Coastal Development Permit
PA2023-0044
439 Harbor Island Drive
Subject Property
Subject Property
19
Attachment No. ZA 3
Project Plans
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TRACT NO. 3283
M.M. 101/33-34
LOT 7
LOT 8
CL
N88°40'51"E 104.00'N88°40'51"E 122.00'
PARCEL 1
PARCEL 2
N86°22'06"W 122.00'
N86°22'06"W 104.00'
Δ=04°57'03"R=810.00'L=69.99'
Δ=04°57'03
"R=584.00'L=50.46'
BENCHMARK INFORMATION
BENCHMARK NO: NB4-39-77
DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCSALUMINUM BENCHMARK DISK STAMPED "NB4-39-77",SET IN THE NORTHEAST CORNER OF A 4.3 FT.BY 4.8 FT. CONCRETE CATCH BASIN. MONUMENT ISLOCATED IN THE SOUTHEAST CORNER OF THEINTERSECTION OF BAYSIDE DRIVE AND HARBORISLAND DRIVE, 64.6 FT. EASTERLY OF THECENTERLINE OF HARBOR ISLAND DRIVE AND 38 FT.SOUTHERLY OF THE CENTERLINE OF BAYSIDEDRIVE. MONUMENT IS SET LEVEL WITH THESIDEWALK.
ELEVATION: 10.859 FEET (NAVD88), YEAR LEVELED 2011
LEGAL DESCRIPTION
REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
PARCEL 1:
LOT 7 OF TRACT NO. 3283, AS SHOWN ON A MAP RECORDED IN BOOK101, PAGES 33 AND 34 OF MISCELLANEOUS MAPS, IN THE OFFICE OFTHE COUNTY RECORDER OF SAID COUNTY.
PARCEL 2:
THAT PORTION OF IRVINE'S SUBDIVISION, AS SHOWN ON A MAPRECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS MAPS, RECORDSOF ORANGE COUNTY, ADJOINING SAID TRACT NO. 3283, BOUNDED ASFOLLOWS:
ON THE NORTH BY THE WESTERLY PROLONGATION OF THENORTHERLY LINE OF LOT 7, SAID TRACT NO. 3283; ON THE WEST BY ALINE THAT IS PARALLEL WITH AND 104.00 FEET EASTERLY FROM THEEASTERLY LINE OF TRACT NO. 4003 AS SHOWN ON A MAP THEREOFRECORDED IN BOOK 188, PAGES 13 THROUGH 19 OF MISCELLANEOUSMAPS, RECORDS OF ORANGE COUNTY; ON THE SOUTH BY THEWESTERLY PROLONGATION OF SOUTHERLY LINE OF SAID LOT 7; ONTHE EAST BY THE WESTERLY LINE OF SAID LOT.
PAUL D. CRAFT, P.L.S. 8516 DATE
NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.
LICENSE RENEWAL DATE 12/31/22
PAUL DOMINICK
CRAFTPROFESSIONALLANDSURVEYOR
TITLE REPORT/EASEMENT NOTES
NO TITLE REPORT PROVIDED.
CONCRETE SURFACE
LEGEND
EXISTING ELEVATION( )
AC ASPHALT PAVEMENT
BLOCK WALL
LC CENTERLINE
GM GAS METER
FS
FL
FINISHED SURFACE
FLOWLINE
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SEWER MANHOLESMH
SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.
PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.
SURVEYOR'S NOTES
FFG FINISH FLOOR GARAGE
NG NATURAL GROUND
TOP OF CURBTC
SEARCHED, FOUND NOTHING; SETNOTHING
EBX ELECTRICAL BOXEGEDGE OF GUTTER
STREET LIGHT PULL BOXSLPB
WATER METERWMWROUGHT IRON FENCEWIF
WROUGHT IRON FENCE (WIF)
CATV CABLE TV BOX
VICINITY MAP
STREET LIGHTSL
BBQ BARBEQUE
FF FINISH FLOOR
TOP OF STEPTSTOP OF DRIVEWAY XTX
FOUND LEAD & TAG STAMPEDLS 8294
BRICK SURFACE
TOP OF DECKTD
WATER
LEGAL DESCRIPTION (CON'T)
PARCEL 3:
AN APPURTENANT NON-EXCLUSIVE EASEMENT, 98.00 FEET WIDE, FORFISHING NAVIGATION, COMMERCE AND ACCESS, OVER THAT PORTIONOF IRVINE'S SUBDIVISION, AS SHOWN ON A MAP THEREOF RECORDEDIN BOOK 1, PAGE 88 OF MISCELLANEOUS MAPS, RECORDS OF SAIDORANGE COUNTY, ADJOINING SAID TRACT NO. 3283, LYING 49.00 FEETON EACH SIDE OF THE FOLLOWING DESCRIBED CENTER LINE:
COMMENCING AT THE SOUTHWEST CORNER OF TRACT NO. 4003, ASSHOWN ON A MAP THEREOF RECORDED IN BOOK 188, PAGES 13THROUGH 19 OF MISCELLANEOUS MAPS, RECORDS OF ORANGECOUNTY; THENCE SOUTH 71°54'00 EAST 104.00 FEET ALONG THEORDINARY HIGH TIDE LINE, AS DESCRIBED IN THE FINAL DECREEENTERED IN CASE NO. 20436, SUPERIOR COURT OF SAID COUNTY, TOTHE TRUE POINT OF BEGINNING; THENCE LEAVING SAID LINE, NORTH18°06'00" EAST 527.49 FEET TO THE BEGINNING OF A CURVE CONCAVEWESTERLY, HAVING A RADIUS OF 584.00 FEET; THENCE NORTHERLY441.86 FEET ALONG SAID CURVE, THROUGH AN ANGLE OF 43°20'00";THENCE NORTH 28°14'00" WEST 98.41 FEET TO THE SOUTHERLY LINEOF LOT J, SAID TRACT NO. 4003.
TEMPORARY BENCHMARKTBMSET ON A SEWER MANHOLE RIM (SMH)ELEVATION = 11.26 FEET
COLUMN
PA PLANTER AREA
PARCEL 3
BASIS OF BEARINGS
THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OFHARBOR ISLAND DRIVE HAVING A BEARING OF N18°03'45"W PER TRACT NO. 3283,M.M. 101/33-34.
GRAPHIC SCALE
UL D. CRAFT, P.LR.S. 85ENSE RENEWAL DAWT
8/10/2022
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