HomeMy WebLinkAboutItem 3 - Proposed Dock and Pier Configuration - 109 Bayside PlaceCITY OF
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C9CF00.NP Harbor Commission Staff Report
TO: HARBOR COMMISSION
FROM: Public Works Department
Chris Miller, Harbor Manager
949 - 644 -3043, cmiller @newportbeachca.gov
PREPARED BY: Shannon Levin, Harbor Analyst
949 - 644 -3041, Shannon @newportbeachca.gov
Agenda Item No. 3
July 21, 2014
TITLE: Proposed Dock and Pier Configuration, 109 Bayside Place
ABSTRACT:
The applicant proposes to remove and replace the existing dock and pier at 109
Bayside Place. According to Council Policy H -1 and Newport Beach Municipal Code
Section 17.35.020(F), special permits shall be approved by Harbor Commission.
RECOMMENDATION:
1. Approve the proposed dock and pier configuration;
2. Approve the proposed dock and pier configuration with special conditions;
3. Deny the proposed dock and pier configuration.
FUNDING REQUIREMENTS:
There are no funding requirements.
DISCUSSION:
The applicant proposes to remove the existing dock and pier structure at 109 Bayside
Drive and replace it with a nearly identical configuration. Council Policy H -1, also called
the Harbor Permit Policy, requires permit approval from Harbor Commission for permits
at this Bulkhead Station. This property is located in Carnation Cove where property
lines converge on one another and piers are built further out into the water due to depth
(Attachment A).
The proposed project includes: Seven pairs of steel piles supporting the pier to be
removed and replaced with seven single piles; Existing pier to be replaced like for like;
Four existing steel piles supporting pier platform to be removed and replaced like for
like; Existing 18' gangway to be relocated and replaced with a 24' gangway; and a new
25' U -shape floating dock to replace the existing float like for like (Attachment B).
Due to the convergence of property lines the area in which to construct a pier is limited
so that the proposed structure is within the 5' setback. The northern edge of the float is
within 5' of the property line. The southern side of the float is proposed to encroach
approximately four feet (4) over the property line of 107 Bayside Place. According to
Newport Beach Municipal Code Section 17.35.020 (B)(1) all piers and slips for
Proposed Dock and Pier Configuration
109 Bayside Place
July 21, 2014
Page 2
residential properties shall be set back a minimum of five feet from the prolongation of
the property line.
The existing configuration was built with the same setback and encroachment
anomalies as the proposed configuration. NBMC 17.35.020(F)(4) requires Harbor
Commission approval of a new permit where existing piers and floats encroach in front
of abutting upland property owned by others when any destruction of the pier and float
in which over sixty (60) percent of the replacement value of the pier and float has been
destroyed.
Typically these kinds of inconsistencies with encroachment and setback requirements
would not be tolerated but may be approved by Harbor Commission in consideration of
the special conditions due to the location within Carnation Cove. Special consideration
should be given where conditions exist such as when property lines are not
approximately perpendicular to the Bulkhead Line or curves or angles exist in the
Bulkhead Line exist, NBMC 17.35.020(B)(3)(a),(b).
The applicant has sought support of the neighbors on either side of the subject property
who may be affected by the setback and encroachment issues, 107 and 111 Bayside
Place. Both neighbors have issued a letter of support for the proposed project
(Attachment C).
ENVIRONMENTAL REVIEW:
Staff recommends the Harbor Commission find this project exempt from the California
Environmental Quality Act ( "CEQA ") pursuant to Section 15301, Class 1, (Existing
Facilities) 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.
NOTICING:
This agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the Harbor Commission considers this item).
Submitted by:
Shannon Levin
Harbor Analyst
Attachments: A. Vicinity Map
B. Drawing of Proposed Configuration
C. Letters of Support
ATTACHMENT A
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NEWPORT BAY
FOR Al
ATTACHMENT B
March 26, 2014
Re: 109 Bayside Place
Corona del Mar, CA 92625
Harbor Commission,
I have reviewed the attached document that includes replacing the existing wood pier,
platform, floating dock, gangway and piles and approve the drawings.
111 Bayside Place
Corona del Mar, FA 92625
28 May 2014
Re: Moss Pier Replacement
109 Bayside Place
Corona del Mar, CA 92625
Harbor Commission,
I have reviewed the attached document, "Replacing the Existing Wood Pier,
Platform, Floating Dock Gangway and Piles" dated 05/02/2013, provided to us by
Mr. Jay Moss. I have no objections to the proposed dock, as long as the floating dock
serving 109 will remain or be replaced in substantially its present location, in
accordance with the Judgment in Orange County Superior Court Case Number
144942 dated July 18, 1967.
Sincerely,
4� N N w
anet McDonald
107 Bayside Place
Corona del Mar, CA 92625