HomeMy WebLinkAbout06 - Categorical Exclusion Order CE-5-NPB-16-1TO:
FROM:
CITY OF
NEWPORT BEACH
City Council Staff Report
March 14, 2017
Agenda Item No. 6
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
Kimberly Brandt, Community Development Director - 949-644-3232,
kbrandt@newportbeachca.gov
PREPARED BY: Patrick J. Alford, Planning Program Manager,
PAlford@newportbeachca.gov
PHONE: 949-644-3235
TITLE: Resolution to Accept and Agree to the Terms and Conditions of
Categorical Exclusion Order CE-5-NPB-16-1
ABSTRACT:
The City Council will consider accepting and agreeing to the terms of Categorical
Exclusion Order CE-5-NPB-16-1, which excludes the demolition and/or construction of
single -unit and two -unit dwelling units and their appurtenant facilities in the R-1, R -BI, and
R-2 Zoning Districts from the permit requirements of the Coastal Act.
RECOMMENDATION:
a) Find that City acceptance and agreement to the terms and conditions of Categorical
Exclusion Order CE-5-NPB-16-1 is part of the certification of the Local Coastal
Program and is therefore statutorily exempt from California Environmental Quality Act
(CEQA) pursuant to Section 15265(x)(1) of the California Code of Regulations, Title
14, and Chapter 3 of the Coastal Act; and
b) Adopt Resolution No. 2017-17, A Resolution of the City Council of the City of Newport
Beach, California, Accepting and Agreeing to the Terms of and Conditions of
Categorical Exclusion Order CE-5-NPB- 16- 1.
FUNDING REQUIREMENTS:
There is no fiscal impact related to this item.
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Categorical Exclusion Order CE-5-NPB-16-1
March 14, 2017
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DISCUSSION:
Background
The State Coastal Act allows the Coastal Commission to create categorical exclusion
orders, which exempt specific categories of development that do not have the potential
to create a significant adverse effect on coastal resources or on public access from
coastal development permit (CDP) requirements.
In 1977, the Coastal Commission granted the City Categorical Exclusion Order E-77-5
that excludes single -unit and two -unit projects from CDP requirements. Specifically, the
order applies to the R-1, R-1.5 (now R -BI) and R-2 Zoning Districts with the exception of
the first row of lots adjacent to the beach, bay, or wetlands, major undeveloped residential
sites, Planned Community Districts, and gated communities. Since 1988, this exclusion
order has allowed over 2,700 residential development projects to go forward without
obtaining a CDP, which saves the property owner both time and money in obtaining all
necessary permits needed for construction and/or demolition.
Pursuant to the Coastal Act, any existing categorical exclusion order expires upon
Coastal Commission final certification of a Local Coastal Program (LCP). Therefore, on
November 15, 2015, the City Council directed staff to submit an application to request to
extend the terms and conditions of Categorical Exclusion Order E-77-5 after the
certification of the City's new LCP.
On November 4, 2016, the Coastal Commission approved Categorical Exclusion Order
CE-5-NPB-16-1 with conditions, which are substantially consistent with the City's 1977
order.
On November 22, 2016, the City Council adopted Ordinance No. 2016-19, which adopted
the LCP Implementation Plan with the suggested modifications set forth in the Coastal
Commission's certification order.
On January 13, 2017, the Coastal Commission gave unanimous concurrence with the
Coastal Commission Executive Director's determination that the City properly adopted
the LCP Implementation Plan with the suggested modifications and the LCP was
effectively certified with the subsequent filing of a notice for certification with the California
Natural Resources Agency.
Analysis
Similar to the City's previous order, the new order excludes from the CDP requirement
the demolition and/or construction of single -unit and two -unit dwelling units and their
appurtenant facilities in the R-1, R -BI, and R-2 Zoning Districts within the coastal zone
areas of Balboa Island, Balboa Peninsula, Cameo Highlands, Cameo Shores, Corona del
Mar, Corona Highlands, Irvine Terrace, Lido Isle, Shorecliffs, Upper Newport Bay, and
West Newport. The order does not include:
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Categorical Exclusion Order CE-5-NPB-16-1
March 14, 2017
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• The first row of lots adjacent to the beach, bay, or wetlands
• Major undeveloped residential sites
• Planned Community Districts
• Gated Communities
• Lands subject to the public trust
Development excluded by the order is also subject to the following conditions:
1. Lot Coverage. Structures subject to this exclusion shall be designed so that the gross
structural area, including storage, parking, and stairways, does not exceed 1.5 times
the buildable area on non -conforming lots (4,000 square feet or less) and in areas
where a majority of the lots are nonconforming.
2. Parking. A minimum of two parking spaces shall be provided for each residential unit.
3. Density. Duplexes shall only be permitted on lots 2,400 square feet or greater.
The conditions of Categorical Exclusion Order CE-5-NPB-16-1 are the same as those of
Categorical Exclusion Order E-77-5, with one exception: excluded development must
conform to the policies and regulations of the City's newly adopted LCP; under
Categorical Exclusion Order E-77-5, the Zoning Code as it existed in 1977 was the
regulation standard.
ENVIRONMENTAL REVIEW:
Pursuant to the authority and criteria contained in the CEQA, the proposal is statutorily
exempt from CEQA pursuant to Section 15265(a) (1) of the California Code of
Regulations, Title 14, and Chapter 3 of the Coastal Act.
NOTICING:
The agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the City Council considers the item).
ATTACHMENT:
Attachment A — Draft Resolution
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Attachment A
Draft Resolution
RESOLUTION NO. 2017-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, ACCEPTING AND
AGREEING TO THE TERMS AND CONDITIONS OF
CATEGORICAL EXCLUSION ORDER CE-5-NPB-16-1
WHEREAS, the California Coastal Act (Public Resources Code Section 30610(e))
authorizes the California Coastal Commission (Coastal Commission) to exclude from the
permit requirements of the California Coastal Act, any category of development within a
specifically defined geographic area if the exclusion will not result in a potential for any
significant adverse effect, either individually or cumulatively, on coastal resources or on
public access to, or along, the coast;
WHEREAS, in 1977, the Coastal Commission approved Categorical Exclusion
Order E-77-5, which excluded the demolition and/or construction of single -unit and two -
unit dwelling units and their appurtenant facilities in the R-1, R -BI, and R-2 Zoning Districts
in the geographic areas of Balboa Island, Balboa Peninsula, Cameo Highlands, Cameo
Shores, Corona del Mar, Corona Highlands, Irvine Terrace, Lido Isle, Shorecliffs, Upper
Newport Bay, and West Newport;
WHEREAS, Categorical Exclusion Order E-77-5 did not include the first row of lots
adjacent to the beach, bay, or wetlands; major undeveloped residential sites; Planned
Community Districts; and gated communities;
WHEREAS, any existing categorical exclusion order expires upon Coastal
Commission final certification of a Local Coastal Program (LCP);
WHEREAS, on November 15, 2015, the City Council of the City of Newport Beach
directed City staff to submit an application to extend the terms and conditions of
Categorical Exclusion Order E-77-5 after the certification of the City of Newport Beach
LCP;
WHEREAS, on November 4, 2016, the Coastal Commission approved Categorical
Exclusion Order CE-5-NPB-16-1 with conditions after a public hearing and a two-thirds
vote of its appointed members;
WHEREAS, on November 22, 2016, the City Council of the City of Newport Beach
adopted Ordinance No. 2016-19, which adopted the LCP Implementation Plan with the
suggested modifications set forth in the Coastal Commission's certification order;
WHEREAS, on January 13, 2017, the Coastal Commission gave unanimous
concurrence with the Coastal Commission Executive Director's determination that the
City properly adopted the LCP Implementation Plan with the suggested modifications and
the LCP was effectively certified with the subsequent filing of a notice for certification of
the LCP was filed with the California Natural Resources Agency; and
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Resolution No. 2017 -
Page 2 of 3
WHEREAS, pursuant to the Section 13244 of the California Code of Regulations,
Categorical Exclusion Order CE-5-NPB-16-1 will become effective until such time the City
Council of the City of Newport Beach, by resolution, accepts and agrees to the terms and
conditions to which the categorical exclusion order has been made subject.
NOW, THEREFORE, the City Council of the City of Newport Beach resolves as
follows:
Section 1: The City Council does hereby accept and agree to the terms and
conditions of Categorical Exclusion Order CE-5-NPB-16-1 as attached in Exhibit A, which
is incorporated herein by reference.
Section 2: The City Council authorizes City staff to forward this resolution to the
Executive Director of the Coastal Commission as evidence of the City of Newport Beach's
acceptance and agreement to the terms and conditions of Categorical Exclusion Order
CE-5-NPB-16-1.
Section 3: The recitals provided in this resolution are true and correct and are
incorporated into the operative part of this resolution.
Section 4: If any section, subsection, sentence, clause or phrase of this resolution
is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the
validity or constitutionality of the remaining portions of this resolution. The City Council
hereby declares that it would have passed this resolution, and each section, subsection,
sentence, clause or phrase hereof, irrespective of the fact that any one or more sections,
subsections, sentences, clauses or phrases be declared invalid or unconstitutional.
Section 5: The City Council finds that pursuant to the authority and criteria
contained in the California Environmental Quality Act (CEQA), the LCP and this related
action is statutorily exempt from CEQA, pursuant to Section 15265(a)(1) of the California
Code of Regulations, Title 14, and Chapter 3 of the Coastal Act, because CEQA does not
apply to a local government's preparation and adoption of a LCP.
MM
Resolution No. 2017 -
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Section 6: This resolution shall take effect immediately upon its adoption by the
City Council, and the City Clerk shall certify the vote adopting the resolution.
ADOPTED this 14t" day of March 2017.
Kevin Muldoon
Mayor
ATTEST:
Leilani I. Brown
City Clerk
APPROVED A5 TO FORM:
CITY ATT �'S OFFICE
44h
Aaron C. Harp
City Attorney
Attachments): Exhibit A — Resolution of Approval of the Categorical Exclusion Order
with Conditions
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Exhibit A
Resolution of Approval of the
Categorical Exclusion Order with Conditions.
STAFF RECOMMENDATION AND RESOLUTION ON CATEGORICAL
EXCLUSION ORDER NO. CE-5-NPB-16-1
Staff recommends that, following a public hearing, the Commission adopt the following resolution and
related findings.
A. APPROVAL OF THE CATEGORICAL EXCLUSION ORDER WITH CONDITIONS
Motion:
I move that the Commission adopt Categorical Exclusion CE-5-NPB-16-1 for the City of
Newport Beach subject to the conditions suggested in the staff report.
Staff Recommendation for Certification of Categorical Exclusion:
Staff recommends a YES vote. Passage of this motion will result in the adoption of the order of
categorical exclusion as conditioned. Public Resources Code Section 30610(e) requires an affirmative
vote by two-thirds of the appointed Commissioners to adopt a Categorical Exclusion.
Order:
The Commission by two-thirds vote of its appointed members, hereby adopts this Order as
conditioned as consistent with the requirements of 30610(e) and 30610.5(b) of the Coastal Act
to exclude the category of development detailed in the findings, from the permit requirements of
the Coastal Act. Development subject to this Exclusion Order is limited to demolition and/or
construction of single -unit and two -unit dwelling units and their appurtenant facilities in the R-
1, R -BI, and R-2 Zoning Districts within the geographic areas shown on Exhibit #1. The
exclusion does not apply to any development located on the first row of lots adjacent to the
beach, bay, and wetlands; major undeveloped residential sites; Planned Community Districts;
gated communities; and to tidelands or submerged lands, beaches, any lands or water subject
to or potentially subject to the public trust, or to uncertified segments where the City does not
have coastal permit issuing responsibility. Pursuant to the findings herein, the excluded
development does not have the potential for any significant adverse impacts, either individually
or cumulatively, on public access or coastal resources. This Categorical Exclusion, as
conditioned, will assure that no significant change in density, height, or nature of uses
excluded by the Order will occur without further proceedings under the Coastal Act or certified
.Local Coastal Program, if applicable.
B. SPECIAL CONDITIONS
This Categorical Exemption Order is granted subject to the following conditions:
1. Lot Coverage. Structures subject to this exclusion shall be designed so that the gross structural
area, including storage, parking, and stairways, does not exceed 1.5 times the buildable area on
non -conforming lots (4,000 square feet or less) and in areas where a majority of the lots are non-
conforming.
2. Parking. A minimum of two parking spaces shall be provided for each residential unit, regardless
of size. To the maximum extent practicable, parking shall be provided on the alley side of the lot
and in no case shall parking be permitted in the required front setback.
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3. Density. Duplexes shall only be permitted on lots 2,400 square feet or greater.
4. Applicable Zoning. Development pursuant to this exclusion shall conform, unless otherwise
limited by this order, to the policies and regulations of the City of Newport Beach Local Coastal
Program as certified by the Commission.
5. Implementation. The City of Newport Beach shall, at an appropriate stage in the local approval
process for development subject to this exclusion, distribute to the applicant for such local approval
a form provided by the Executive Director of the Coastal Commission. After final local
governmental approval, the City shall send the completed form to the Coastal Commission. The
completed form shall include a certification by the City that the approved development conforms to
the terms and conditions of this order. The form shall be provided to the Coastal Commission and
to any person who has requested such notice within five (5) working days of issuance.
Additionally, per Section 13244(c) of the California Code of Regulations, this categorical
exclusion shall become effective twenty (20) working days following Coastal Commission receipt
of notification unless the Executive Director objects to the exclusion. The determination of
whether a development is categorically excluded for purposes of notice procedures shall be made
in reference to this Categorical Exclusion Order. Where an applicant, interested person, or City has
a question, or the City is challenged on the determination as to the appropriate designation for the
development, the City shall notify the Commission by telephone of the dispute/question and shall
request an Executive Director opinion on the City's determination per dispute resolution
procedures in the Implementation Plan Section 21.50.050(B),
6. Public Trust. In the event that any competent agency or court determines that any lands excluded
by this order are subject to the public trust, this exclusion shall immediately become void as to
those lands and any development undertaken on those lands shall be subject to the full permit
requirements of the Coastal Act of 1976.
7. Effectiveness. This Categorical Exclusion Order shall not become effective until final certification
of the Local Coastal Program (LCP) by the Commission.
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City of Newport Beach
Categorical Exclusion Order CE-5-NPB-16-1
The Commission by a two-thirds vote of its appointed members hereby adopts, by regulation, an order,
pursuant to Public Resources Code Sections 30610(e), categorically excluding from the permit
requirements of the California Coastal Act of 1976 the category of development within the specifically
defined geographic areas below:
A. CATEGORY OF DEVELOPMENT AND GEOGRAPHIC AREA
This order categorically excludes the demolition and/or construction of single -unit and two -unit
dwelling units and their appurtenant facilities in the R-1, R -BI, and R-2 Zoning Districts within the
Coastal Zone in the geographic area depicted on the Categorical Exclusion Map included as
Exhibit #Y. The Categorical Exclusion Order does not include the first row of lots adjacent to the
beach, bay, wetlands, major undeveloped residential sites, Planned Community Districts, and gated
communities.
B. FINDINGS
The Commission hereby finds, for the reasons set forth in the attached staff report, that this
exclusion, as conditioned, presents no potential for any significant adverse effect, either
individually or cumulatively, on coastal resources or on public access to, or along the coast, and
that this exclusion will not impair the ability of local government to prepare a local coastal
program.
C. CONDITIONS
In order to assure that the adoption of the exclusion will cause no significant change in density,
height, or nature of uses in the excluded area and to implement the exclusion, this order is subject
to the conditions above in Section ILB and the regulations regarding rescission and revocation in
Section IILD below.
D. RESCISSION AND REVOCATION
Pursuant to Title 14 of the California Code of Regulations Section 13243(e), the Commission
hereby declares that the order granting this exclusion may be rescinded in whole or in part at any
time if, after public hearing by a majority vote of its appointed membership, the Commission finds
that the terms and conditions of the exclusion order no longer support the findings specified in
Public Resources Code, Section 30610(e). Further pursuant to Section 13243(e), the Commission
declares that this order may be revoked at any time that the terms and conditions of the order are
violated as provided in Public Resources Code, Section 30610.5.
FINDINGS IN SUPPORT OF APPROVAL WITH CONDITIONS
The following findings support the Commission's approval of Categorical Exclusion Order CE-5-
NPB-16-1 for the City of Newport Beach with the conditions outlined in Section ILB above, The
Commission hereby finds and declares the following:
Background
In 1977 the Commission approved Categorical Exclusion Order E-77-5 for the City of Newport Beach.
In its approval of the Categorical Exclusion Order in 1977, the Commission found that, for the
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proposed types of development within the exclusion areas involved, development did not have the
potential to negatively impact coastal resources due to the scope and location of the development. No
amendments were ever made to E-77-5 and it has been in effect for almost 40 years.
The Land Use Plan (LUP) for the City of Newport Beach was effectively certified on May 19, 1982,
and subsequently amended multiple times. The City underwent a comprehensive LUP update
approved by the Commission on October 13, 2005, in preparation for an Implementation Plan (IP)
submittal, another update in 2009, and numerous project specific amendments in the past ten years.
The Implementation Plan (except for one area of deferred certification) was approved by the
Commission at its September 8, 2016 meeting and will be submitted back to the City for acceptance of
the Commission's modifications. Final certification of the LCP has not yet occurred. Categorical
Exclusion Order E-77-5 will expire upon final LCP certification by the Commission. With the goal of
preventing a lapse in the Categorical Exclusion, in a letter to the Coastal Commission dated February
8, 2016, the City has requested a new Categorical Exclusion that includes the same categories of
development that were excluded from coastal development permit requirements within the same
geographic areas as are in the 1977 Categorical Exclusion Order. The Commission supports granting
continuation of the Categorical Exclusion after LCP certification with (1) amendments to Special
Condition 4 in order to require that development pursuant to this exclusion shall conform to the
regulations set forth in the certified Local Coastal Program and to Special Condition 5 regarding
implementation of the Categorical Exclusion and (2) addition of Special Condition 7 to ensure that
this Categorical Exclusion Order shall not become effective until final certification of the LCP by the
Commission.
Existing Conditions and Future Trends
Approximately all residentially zoned lots within the coastal zone in the City of Newport Beach are
built out. The trend in Newport Beach in the last forty years has. been in -fill development with the
replacement of residential structures in presently developed areas. As proposed, the Categorical
Exclusion would exclude the demolition and/or construction of single -unit and two -unit dwelling units
and their appurtenant structures and facilities in the R-1, R -BI, and R-2 Coastal Zoning Districts from
coastal development permit requirements.
Impacts to Coastal Resources
The Commission must determine that the development categories proposed for exclusion within the
defined geographic areas of Newport Beach will not have, either individually or cumulatively, a
potential for any significant adverse effect on coastal resources or on -public access to, or along, the
coast.
Previously, the 1977 Categorical Exclusion required development pursuant to the exclusion to conform
to the zoning in effect on the date the order was adopted by the Commission. This 2016 renewed
Categorical Exclusion amends that condition to instead require development pursuant to this
Categorical Exclusion to conform to all applicable policies and regulations of the certified Newport
Beach Local Coastal Program (Special Condition 4). A new condition would delay the effective date
of the new Categorical Exclusion Order until final certification of the LCP by the Commission (Special
Condition 7).
In order to qualify for a Categorical Exclusion, development within the Categorical Exclusion Zone
(per the Maps included as Exhibit #1) in the form of demolition and construction of single -unit and
two -unit structures and their appurtenant structures would be required to meet all the requirements and
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development standards of the certified LCP. Implementation Plan Chapter 21.18 — Residential Coastal
Zoning Districts R -A, R-1, R -BI, R-2, and RM) contains the applicable specific development standards
regarding lot area, density/intensity, setbacks, height, fencing, landscaping, and parking. In addition to
these development standards, the demolition and construction of new structures must be in compliance
with all the development standards in Part 3 of the Implementation Plan which include Chapter 21.30 -
Property Development Standards, Chapter 21.30A — Public Access and Recreation, Chapter 21.30B —
Habitat Protection, Chapter 21. 34 — Conversion or Demolition of Affordable Housing, Chapter 21.38
— Nonconforming Uses and Structures, Chapter 21.40 — Off Street Parking, Chapter 21.44 —
Transportation and Circulation. Only development which meets all applicable policies and regulations
of the Newport Beach Local Coastal Program, including the certified Land Use Plan and
Implementation Plan, would be excluded. Applications for a Categorical Exclusion from CDP
requirements which are not consistent with the certified LCP would remain subject to the coastal
development permit requirements of the LCP.
In addition, any exclusion granted shall be subject to terms and conditions to assure that no significant
change in density, height, or nature of uses will occur without further proceedings under this division,
and an order granting an exclusion under subdivision (e) of Section 30610 may be revoked at any time
by the Commission, if the conditions of the exclusion are violated.
Only the demolition and construction of single -unit and two -unit structures and their appurtenant
structures is proposed for exclusion under the Categorical Exclusion Order; no other type of
development is proposed to be excluded from CDP requirements in this Categorical Exclusion Order.
Moreover, these exclusions will not apply to the Banning Ranch area of deferred certification, to the
Irvine Coast segment of Newport Beach which has a certified Local Coastal Program administered by
the County of Orange, or to development upon any lands and waters subject to or potentially subject to
the public trust, such as tidelands or submerged lands, beaches and the first row of lots immediately
adjacent to the inland extent of a beach, or the mean high tide line where there is no beach.
Public Access
Section 30210 of the Coastal Act states:
In carrying out the requirement of Section 4 of Article X of the California Constitution,
maximum access, which shall be conspicuously posted, and recreational opportunities shall be
provided for all people consistent with public safety needs and the need to protect public rights,
rights ofprivate property owners, and natural resource areas from overuse.
Section 30252 of the Coastal Act states in relevant part:
The location and amount of new development should maintain and enhance public access to the
coast by (1) facilitating the provision or extension of transit service... (4) providing adequate
parking facilities or providing substitute means of serving the development with public
transportation...
Demolition and construction of single -unit and two -unit structures in gated communities or planned
communities where issues of public access to the beach may exist and are not yet resolved are not
included in this Categorical Exclusion Order. Therefore, the exclusion will not foreclose the ability for
these public coastal access issues to be addressed through the CDP process.
Per Categorical Exclusion Order Special Condition H4, an application requesting an exclusion from
CDP requirements for the demolition and/or construction of single -unit and two -unit structures must
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conform to the all applicable policies and regulations of the Newport Beach Local Coastal Program.
Implementation Plan Chapter 21.30 contains the development standards for new development in the
coastal zone, including the minimum parking requirement of two parking spaces for each unit
regardless of size. Furthermore, Categorical Exclusion Order Special Condition #2 requires a
minimum of two parking spaces shall be provided for each residential unit, regardless of size and that
to the maximum extent practicable, parking shall be provided on the alley side of the lot and in no case
shall parking be permitted in the required front setback. Thus, as conditioned, the Categorical
Exclusion Order presents no potential for any significant adverse effect, either individually or
cumulatively on public access to, or along the coast.
Coastal Dependent Development
Section 30255 of the Coastal Act states:
Coastal -dependent developments shall have priority over other developments on or near the
shoreline. Except as provided elsewhere in this division, coastal -dependent developments shall
not be sited in a wetland. When appropriate, coastal -related developments should be
accommodated within reasonable proximity to the coastal -dependent uses they support.
In its certification of the City's Land Use Plan, the Commission identified, through the designation of
land uses, those areas where coastal -related and coastal -dependent developments would be appropriate.
As proposed, the Categorical Exclusion Order does not exclude development proposed in commercial
or mixed use coastal zoning districts (appropriate for visitor -serving facilities) or development along
the first row of lots adjacent to the beach, bay and wetlands, and thus, will not result in any possible
adverse impact to coastal dependent or coastal related development or visitor -serving facilities.
Scenic and Visual Qualities
Section 30251 of the Coastal Act states:
The scenic and visual qualities of coastal areas shall be considered and protected as a
resource ofpublic importance. Permitted development shall be sited and designed to protect
views to and along the ocean and scenic coastal areas, to minimize the alteration of natural
land forms, to be visually compatible with the character of surrounding areas, and, where
feasible, to restore and enhance visual quality in visually degraded areas. New development in
highly scenic areas such as those designated in the California Coastline Preservation and
Recreation Plan prepared by the Department of Parks and Recreation and by local government
shall be subordinate to the character of its setting.
The proposed Categorical Exclusion Order would require development projects consisting of the
demolition and/or construction of single -unit and two -unit structures to conform to the all applicable
policies and regulations of the Newport Beach Local Coastal Program. The City's certified Land Use
Plan contains policies requiring the protection of the scenic and visual qualities of the City's coastal
zone. Among those policies are requirements related to the maximum height of new development.
Implementation Plan Chapter 21.18 contains the development standards for new development in the
coastal zone, including lot coverage, density, and height limits for structures in R1 and R2 coastal
zoning districts. Height restrictions for R1, R -BI and R2 structures are 24 -ft, for a flat roof and 29 -ft.
for a sloped roof. Implementation Plan Section 21.30.060(C)(2) allows for the height of a structure to
be increased by 4 -ft. A structure with a flat roof may be increased up to a maximum of 28 -ft. and a
structure with a sloped rooftop to 33 -ft. However, these increases are only allowable through a CDP if
certain findings can be made. No increase in height would be allowable with a Categorical Exclusion
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from CDP requirements. If a proposed development in the Categorical Exclusion Zone sought a height
exception, then it would need to go through the CDP process.
Habitat
Section 30240 of the Coastal Act states:
(a) Environmentally sensitive habitat areas shall be protected against any significant
disruption of habitat values, and only uses dependent on those resources shall be
allowed within those areas.
(b) Development in areas adjacent to environmentally sensitive habitat areas and parks
and recreation areas shall be sited and designed to prevent impacts which would
significantly degrade those areas, and shall be compatible with the continuance of those
habitat and recreation areas.
The majority of the geographic area covered by this Categorical Exclusion is built out and urbanized.
Residential lots either abut other residential lots or streets. However, the residential lots along Buck
Gully and Morning Canyon which are included in this Categorical Exclusion go down into the canyon
in to open space/habitat, The certified Land Use Plan (LUP) identifies both canyons as Environmental
Study Areas. These are relatively large, undeveloped areas that contain natural habitat that may be
capable of supporting sensitive biological resources. Portions of the Environmental Study Areas are
known to contain habitat that constitutes Environmentally Sensitive Habitat Area (ESHA). The natural
communities/habitats found within Buck Gully and Morning Canyon are presumed to be ESHA, unless
there is compelling site-specific evidence to the contrary.
Buck Gully is a-74 acre Environmental Study Area dominated mostly by Diegan coastal sage scrub and
southern mixed chaparral along the canyon slopes, with southern willow scrub, annual grassland, and
coastal freshwater marsh at the canyon bottom supported by a creek that flows along the canyon
bottom the length of the gully. The lower portion of Buck Gully is isolated from the upper Buck Gully
by Coast Hwy and is closely confined by residential development on the south and north canyon
slopes. The central section of the canyon immediately northeast of Coast Hwy is also closely confined
by residential development on the canyon slopes. Chaparral and coastal sage scrub in these areas is
impacted by the adjacent residential development, disturbed due to vegetation clearance for fire
prevention by the homeowners and invasive ornamental plant species. The upper portion of Buck
Gully is a broad, open, relatively undisturbed canyon, however, much of the native vegetation near the
rim of the canyon is also cleared for fire prevention. It is highly probable that some habitat areas of
Buck Gully may be considered ESHA.
Morning Canyon is an 11 acre Environmental Study Area and is characterized by disturbed southern
mixed chaparral along the canyon slopes and bottom. The lower southwestern section of Morning
Canyon is separated from the upper section by Coast Hwy. The entire canyon is highly disturbed as
many of native plant communities have been displaced by non-native, ornamental, and invasive plant
species that have invaded the canyon from adjacent residential areas. There is less probability that
habitat areas of Morning Canyon may be considered ESHA.
Both the policies of the LUP regarding Environmental Study Areas and the standards and regulations
of the Implementation Plan (IP) provide protection of sensitive biological resources. IP Chapter
2130B -- Habitat Protection requires an initial site resource survey to identify the presence or the
potential for wetlands or sensitive habitat, vegetation, and wildlife species on the site for proposed
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development that is located within or within 100 feet of an Environmental Study Area. Furthermore,
this IP Chapter requires establishment of certain buffers from wetlands and other sensitive habitats,
and requires mitigation and monitoring programs for allowable impacts to sensitive resources that
cannot be avoided through the implementation of project alternatives that would avoid impacts. The .
certified LUP contains Policy 4.4.3-18 establishing canyon development setbacks based on the
predominant line of existing development for Buck Gully and Morning Canyon; specifically,
development is not permitted to extend beyond the predominant line of existing development by
establishing a development stringline where a line is drawn between nearest adjacent corners of
existing structures on either side of the subject property for both principal structures and accessory
improvements and Policy 4.1.3-1 that, among other things, requires a strict control to encroachments
into natural habitats of Environmental Study Areas to prevent impacts that would significantly degrade
the habitat. Proposed residential development in Morning Canyon and Buck Gully would be required
to meet these requirements of the certified LCP in order to be granted a Categorical Exclusion from
CDP requirements. If the proposed development is not able to meet the LCP requirements, for
example, if the required buffer from sensitive resources is not provided, then the proposed
development could not be granted a Categorical Exclusion. A CDP would instead be required to ensure
that development in areas adjacent to environmentally sensitive habitat areas is sited and designed to
prevent impacts which would significantly degrade those areas, and is compatible with the continuance
of those habitat areas.
Geologic Hazards
Section 30253 of the Coastal Act states:
New development shall do all of the following:
(1) Minimize risks to life and property in areas of high geologic, flood, and fire hazard.
(2) Assure stability and structural integrity, and neither create nor contribute significantly to
erosion, geologic instability, or destruction of the site or surrounding area or in any way
require the construction ofprotective devices that would substantially alter natural landforms
along bluffs and cliffs.
The geographic area proposed to be excluded from CDP requirements for the demolition and
construction of residential structures include coastal canyon areas that may be considered areas of high
geologic risk. These include Buck Gully, Morning Canyon and coastal bluffs not subject to marine
erosion with Bayside Drive at the toe of the bluff and along Cliff Drive. Per policies in the certified
LUP, principal and accessory structures (i.e., decks, patios, walkways) on residential lots along Buck
Gully, Morning Canyon and coastal bluffs not subject to marine erosion are required to be setback
from the canyon or bluff edge in accordance with the predominant line of existing development in the
subject area. Furthermore, LUP policies require accessory structures on coastal bluffs not subject to
marine erosion to be removed or relocated landward when threatened by erosion, instability or other
hazards. These lots are all mostly built out and frequently re -develop. The Commission has
consistently found that development on coastal canyon slopes or in areas of geologic risk such as along
bluffs raises the potential for adverse impacts. The proposed Categorical Exclusion Order does not
include the first row of lots adjacent to the beach, bay or wetlands, thus bluffs subject to marine
erosion usually considered areas of high geologic risk are not included in this Categorical Exclusion
Order.
Page 8 of 11
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According to the Implementation Plan regulations and standards, only development that does not raise
even the potential for adverse impacts may be categorically excluded from coastal development permit
requirements. In the case of these coastal canyon lots, proposed development that would result in the
demolition of 50% or more of exterior walls, or full demolition and/or construction of a single -unit or
two -unit structure and appurtenant structures must demonstrate that individual projects will not result
in adverse impacts, and such a finding must be made in a geotechnical report before the project may be
considered for exclusion from CDP requirements.
Archeological/Paleontological Resources
Section 30244 of the Coastal Act states:
Where new development would adversely impact archaeological or paleontological resources
identified by the State Historic Preservation Officer, reasonable mitigation measures shall be
required.
All lots subject to the proposed categorical exclusion order have been previously developed. Thus, the
likelihood of exposing archeological or paleontological resources in conjunction with a redevelopment
project is low. Nonetheless, any development requesting a Categorical Exclusion from CDP
requirements on sites known to contain or are suspected of containing archaeological/paleontological
cultural resources must meet the regulations established in the Implementation Plan Chapter 21.30105
-- Cultural Resource Protection. The IP's regulation provides for the determination of the nature and
extent of on-site archaeological/paleontological cultural resources during the early stages of planning
for the development of the site, thereby allowing for a full range of mitigation options. Therefore, if
the proposed development involves grading or excavation and it is determined that the site has a high
potential for the presence of archaeological/paleontological cultural resources, then a CDP would be
required to ensure the protection of those cultural resources.
Protection of Marine Environment/Water Quality
Section 30230 of the Coastal'Act states, in pertinent part:
Marine resources shall be maintained, enhanced, and where feasible, restored. Special
protection shall be given to areas and species of special biological or economic significance.
Uses of the marine environment shall be carried out in a manner that will sustain the biological
productivity of coastal waters and that will maintain healthy populations of all species of
marine organisms adequate for long-term commercial, recreational, scientific, and educational
purposes.
Section 30231 of the Coastal Act states:
The biological productivity and the quality of coastal waters, streams, wetlands, estuaries, and
lakes appropriate to maintain optimum populations of marine organisms and for the protection
of human health shall be maintained and, where feasible, restored through, among other
means, minimizing adverse effects of waste water discharges and entrainment, controlling
runoff, preventing depletion of ground water supplies and substantial interference with surface
water flow, encouraging waste water reclamation, maintaining natural vegetation buffer areas
that protect riparian habitats, and minimizing alteration of natural streams.
Development consisting of demolition and construction of any structure has the potential for adverse
water quality or hydrologic impacts to coastal waters. Any proposed development requesting a
Categorical Exclusion from CDP requirements would be required to meet the requirements of
Page 9 of 11
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Implementation Plan Chapter 21.35 — Water Quality Control requiring both construction phase and
post -development plans for water quality protection in order to qualify for a Categorical Exclusion
from CDP requirements.
Conclusion
Section 30610(e) of the Coastal Act allows the exclusion of certain categories of development from the
requirement to obtain coastal development permits if the exclusion has no potential for significant
adverse impacts to coastal resources or public access, and if the exclusion will not prejudice the local
government's ability to prepare a Local Coastal Program. As conditioned, proposed Categorical
Exclusion CE-5-NPB-16-1 would have no potential for significant adverse impacts to coastal resources
or public access.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The Commission finds that the adoption of the categorical exclusion with the conditions identified in
Part Il of these findings, is exempt from CEQA. Section 21080(b)(9) of CEQA exempts classes of
project designated pursuant to Section 21084. The CEQA Guidelines at California Code of
Regulations, Title 14, Sections 15300 to 15329 designate classes of development that do not have a
significant effect on the environment and are therefore exempt from CEQA, pursuant to CEQA Section
21084 (so-called "Categorical Exemptions"). The City is proposing to exclude one type of
development, i.e., the demolition and/or construction of single -unit and two -unit dwelling units and
their appurtenant facilities on a legal parcel in specified geographic areas, from the requirement to
obtain a coastal development permit. The exclusion of such development in these areas from coastal
development permitting requirements falls under various CEQA Categorical Exemptions:
Permitting the demolition of a single -unit or two -unit dwelling is categorically exempt from the
requirements of CEQA pursuant to Section 15301 of the CEQA Guidelines (Class 1 Categorical
Exemption for existing facilities) which exempts the following class of activities associated with
existing facilities:
Class I consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor
alteration of existing public or private structures, facilities, mechanical equipment, or
topographical features, involving negligible or no expansion of use beyond that existing at the
time of the lead agency's determination. The types of "existing facilities" itemized below are not
intended to be all-inclusive of the types of projects which might fall within Class I. The key
consideration is whether the project involves negligible or no expansion of an existing use.
Examples include but are not limited to.-
q)
o.
(1) Demolition and removal of individual small structures listed in this subdivision;
(I) One single-family residence. In urbanized areas, up to three single-family
residences may be demolished under this exemption.
(2),4 duplex or similar multifamily residential structure. In urbanized areas, this
exemption applies to duplexes and similar structures where not more than six dwelling
units will be demolished.
Similarly, Section 15303(a) of Title 14 of the California Code of Regulations (Class 3 Categorical
Exemption for new construction of small structures) identifies the permitting of construction of a
Page 10 of 11
6-18
single family residence in a residential zone as a category of development that is exempt from CEQA.
And also Section 15303(b) of Title 14 of the California Code of Regulations (Class 3 Categorical
Exemption for new construction of small structures) covers two -unit dwellings as well. The LCP's
Implementation flan Chapter 21.18 -- Residential Coastal Zoning Districts (R-1, R -BI, and R-2)
contain limitations on the number. of residences allowed per lot. R-1 coastal zoning districts are
limited to a one -unit residential structure per lot, and R -BI and R-2 coastal zoning districts are limited
to two -unit residential structures per lot. Thus, the permitting of the demolition and/or construction of a
single family residence, one -unit and two -unit residential structures exempt from CEQA.
Section 15302 of Title 14 of the California Code of Regulations (Class 2 Categorical Exemption for
replacement or construction) exempts from CEQA compliance "replacement or reconstruction of
existing structures and facilities where the new structure will be located on the same site as the
structure replaced and will have substantially the same purpose and capacity as the structure replaced."
Thus, Section 15302 exempts from CEQA residential demolitions and rebuilds that "have substantially
the same purpose and capacity" such as those that fall within the scope of this Categorical Exclusion
Order.
Finally, Section 15332 of Title 14 of the California Code of Regulations (Class 32 Categorical
Exemption for in -fill development projects) exempts from CEQA "in -fill" development meeting the
following conditions:
a. The project is consistent with the applicable general plan designation and all applicable general
plan policies as well as with applicable zoning designation and regulations.
b. The proposed development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses.
c. The project site has no value as habitat for endangered, rare or threatened species.
d. Approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
e. The site can be adequately served by all required utilities and public services.
The type of development activities within the geographic areas covered by this Categorical Exclusion
Order satisfy the conditions specified in Section 15332 applicable to in -fill development. No lots
greater than an acre are depicted in the geographic areas covered by this Categorical Exclusion Order
as shown on Exhibit #2 of this report.
Therefore, the Commission's adoption of a categorical exclusion that exempts the demolition and
construction of single -unit and two -unit dwellings from the requirement to obtain a coastal
development permit within specified geographic areas does not require any further actions by the
Commission to satisfy the requirements of CEQA.
Page 11 of I1
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