HomeMy WebLinkAbout06_OC Luxury Development Condominiums Coastal Development Permit and Tentative Parcel Map_PA2018-110
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 13, 2018
Agenda Item No. 6
SUBJECT: OC Luxury Development Condominiums (PA2018-110)
Coastal Development Permit No. CD2018-049
Tentative Parcel Map No. NP2018-015
County Tentative Parcel Map No. 2017-165
SITE LOCATION: 211 32nd Street
APPLICANT/OWNER: OC Luxury Development, LLC
PLANNER: David S. Lee, Assistant Planner
949-644-3225, dlee@newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
General Plan: RT (Two-Unit Residential)
Zoning District : R-2 (Two-Unit Residential)
Coastal Land Use Category: RT-E (Two-Unit Residential - 30.0 - 39.9 DU/AC)
Coastal Zoning District: R-2 (Two-Unit Residential)
PROJECT SUMMARY
The applicant requests a coastal development permit (CDP) and a tentative parcel map
to demolish an existing duplex and construct a new three-story, 4,629-square-foot, two-
unit residential condominium, including two attached garages and two carports. The
proposed development also includes additional appurtenances such as walls, fences,
patios, hardscape, drainage devices, and landscaping. The design complies with all
applicable development standards and no deviations are requested. The Tentative Parcel
Map will allow each unit to be sold individually.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) and Section 15315 under Class 15 (Minor Land Divisions) 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 No. CD2018-049 and Tentative Parcel Map No. NP2018-015 (Attachment No.
ZA 1).
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DISCUSSION
Land Use and Development Standards
The 4,629-square-foot project site is located in the R-2 Zoning District, which allows
a maximum of two residential dwelling units on a single legal lot containing a
minimum of 2,000 square feet in area. The project is consistent with the City’s
Coastal Land Use Plan, General Plan, and Zoning Code.
The property consists of one legal lot containing an existing duplex. The
neighborhood is predominantly developed with one- and two-story residential
structures, of which some are condominiums. Newer structures typically include a
roof deck and partial third story. The design, bulk, and scale of the proposed
development is consistent with the anticipated neighborhood development pattern.
The proposed two-unit development and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below:
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (32nd Street) 5 feet 5 feet
Sides 3 feet 3 feet
Rear 5 feet 5 feet
Floor Area 5,440 4,629
Open Volume Area (min.) 407 sq. ft. 1,024 sq. ft.
Third Floor Area (max.) 408 sq. ft. 405 sq. ft.
Parking (min.) 2 per unit, one
garage/one covered
2 per unit, including one
garage/one carport
Height (max.) 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Approval and recordation of the Tentative Parcel Map will allow each unit to be
sold individually as condominiums.
The property is designated for two-unit residential use by the General Plan and
Zoning Code. The new two-unit dwelling is consistent with this designation and a
tentative parcel map for condominiums does not change the allowed use or density
on the property.
The new condominium project will conform to current Newport Beach Municipal
Code requirements and meet all Title 19 standards.
Public improvements will be required of the applicant per the Municipal Code and
Subdivision Map Act.
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Hazards
The project site is located approximately 830 feet from the mean high water line of
the beach and is separated from the water by other developed residential lots and
Balboa Boulevard.
The finished first floor elevation of the proposed development is 9.00 feet North
American Vertical Datum of 1988 (NAVD88), which meets the minimum required
9.00-foot (NAVD88) elevation standard.
The property is located in an area known for the potential of seismic activity and
liquefaction. A project-specific Geotechnical Investigation prepared by Norcal
Engineering, dated January 12, 2018, provides recommendations relative to grading,
drainage and foundation design. 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 building permits. Permit issuance is
also contingent on the inclusion of design mitigation identified in the investigations.
Construction plans are reviewed for compliance with approved investigations and
CBC prior to building permit issuance.
Water Quality
The property is not located on the shoreline nor is it located within 200 feet of coastal
waters. The project design addresses water quality with a construction erosion
control plan and a post construction drainage system that includes drainage and
percolation features designed to retain dry weather and minor rain event runoff on-
site. Any water not retained on-site is directed to the City’s storm drain system.
Public Access
The project site is not located between the nearest public road and the sea or
shoreline, and the project will not affect the public’s ability to gain access to, use,
and/or view the coast and nearby recreational facilities.
The residential lot does not currently provide nor does it inhibit public coastal access.
The nearest public beach access point is located at the intersection of 32nd Street
and West Ocean Front, across Balboa Boulevard and approximately 575 feet south
of the project site.
The project site is not located adjacent to a coastal view road, public viewpoint, public
park or beach, or public accessway, as identified in the Coastal Land Use Plan.
Furthermore, an investigation of the project site and surrounding area did not identify
any other public view opportunities. The project site may be located within the
viewshed of distant public viewing areas. However, the project is located on a coastal
lot and will replace an existing duplex with a new two-unit condominium that complies
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with all applicable Local Coastal Program development standards and maintains a
building envelope consistent with the existing neighborhood pattern of
development. 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.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Sections 15303 and 15315, under Class 3 (New Construction or Conversion of Small
Structures) and Class 15 (Minor Land Divisions) 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.
Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including a duplex or similar multi-family residential structures totaling no
more than four dwelling units in a residential zone. The proposed project consists of the
demolition of an existing duplex and the construction of a new 4,629 square-foot, two-unit
condominium with two attached garages and two carports in the R-2 Zoning District.
Class 15 allows the division of property in urbanized areas zoned for residential,
commercial, or industrial use into four or fewer parcels when the division is in
conformance with the General Plan and zoning, no variances or exceptions are required,
all services and access to the proposed parcels are available, the parcel was not involved
in a division of a larger parcel within the previous two years, and the parcel does not have
an average slope greater than 20 percent. The Tentative Parcel Map is for condominium
purposes and is consistent with all of the requirements of the Class 15 exemption.
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 Newport Beach Muncipal 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
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 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
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Prepared by:
__________________________
David S. Lee, Assistant Planner
JM/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
ZA 4 County Tentative Parcel Map No. 2017-165
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2018-049 AND TENTATIVE
PARCEL MAP NO. NP2018-015 TO DEMOLISH AN EXISTING
DUPLEX AND CONSTRUCT A NEW THREE-STORY, TWO-UNIT
CONDOMINIUM WITH TWO ATTACHED GARAGES AND TWO
CARPORTS AT 211 32ND STREET (PA2018-110)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. Applications were filed by OC Luxury Development LLC, with respect to property located
at 211 32nd Street, requesting approval of a coastal development permit for a new two-unit
residential development and a tentative parcel map for condominium purposes.
2. The property is legally described as Lot 18 and a portion of Lot 19, Block 132, of Tract
418.
3. The Applicant proposes to demolish an existing duplex and to construct a new three-
story, 4,629-square-foot, two-unit condominium, including two attached garages and two
carports. The proposed development also includes additional appurtenances such as
walls, fences, patios, hardscape, drainage devices, and landscaping. The design complies
with all applicable development standards and no deviations are requested. The
Tentative Parcel Map will allow each unit to be sold individually.
4. The subject property is designated RT (Two-Unit Residential) by the General Plan Land
Use Element and is located within the R-2 (Two-Unit Residential) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RT-E (Two-Unit Residential, 30.0 – 39.9 DU/AC) and it is located within the R-
2 (Two-Unit Residential) Coastal Zone District.
6. A public hearing was held on December 13, 2018, in the Corona del Mar Conference
Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Sections 15303 and 15315, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New
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Construction or Conversion of Small Structures) and Class 15 (Minor Land Divisions),
because it has no potential to have a significant effect on the environment.
2. Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including a duplex or similar multi-family residential structures totaling no
more than four dwelling units in a residential zone. The proposed project consists of the
demolition of an existing duplex and construction of a new three-story, 4,629-square-
foot, two-unit condominium, including two attached garages and two carports in the R-2
Zoning District.
3. Class 15 allows the division of property in urbanized areas zoned for residential,
commercial, or industrial use into four or fewer parcels when the division is in
conformance with the General Plan and zoning, no variances or exceptions are required,
all services and access to the proposed parcels are available, the parcel was not
involved in a division of a larger parcel within the previous two years, and the parcel
does not have an average slope greater than 20 percent. The Tentative Parcel Map is
for condominium purposes and is consistent with all of the requirements of the Class 15
exemption.
SECTION 3. REQUIRED FINDINGS.
Coastal Development Permit
The Zoning Administrator determined in this case that the proposed project is consistent with
the legislative intent of Title 21 (Local Coastal Program Implementation Plan) of the Newport
Beach Municipal Code (NBMC) and approves the CDP based on the following findings per
NBMC Section 21.52.015 (Coastal Development Permits, Findings and Decision):
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The Tentative Parcel Map is for residential condominium purposes, on an existing inland
lot within a developed neighborhood, located approximately 830 feet from the mean high
water line of the ocean. The proposed development meets all of the requirements of the
Local Coastal Program, including NBMC Section 21.30.025 (Coastal Subdivisions), as
discussed in the subsequent facts.
2. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The total proposed floor area, including the residences and enclosed parking, is
4,629 square feet, which complies with the maximum allowable floor area limit of
5,440 square feet.
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b. The proposed development will provide the minimum required setbacks, which are
ten feet along the front property line abutting 32nd Street, five feet along the rear
property line abutting the alley, and three feet along each side property line.
c. The highest guardrail is less than 24 feet from the established grade of 9.00 feet
North American Vertical Datum of 1988 (NAVD88) and the highest ridge is no more
than 29 feet from established grade, which complies with the maximum height
limitation.
d. The project includes one enclosed garage parking space and one covered carport
for each unit, in compliance with the minimum parking requirement for two-unit
residential development.
3. The property consists of one legal lot containing an existing duplex. The neighborhood is
predominantly developed with one- and two-story residences, some of which are
condominiums. The proposed design, bulk, and scale of the development will be
consistent with the anticipated neighborhood development pattern.
4. The project site is located approximately 830 feet from the mean high water line of the
beach and is separated from the water by other developed residential lots and Balboa
Boulevard. The finished first floor elevation of the proposed development is 9.00 feet
(NAVD88), which meets the minimum required 9.00-foot (NAVD88) elevation standard.
5. The property is not located on the shoreline nor is it located within 200 feet of coastal
waters. The project design addresses water quality with a construction erosion control plan
and a post construction drainage system that includes drainage and percolation features
designed to retain dry weather and minor rain event runoff on-site. Any water not retained
on-site is directed to the City’s storm drain system.
6. New landscaping will be verified for compliance with NBMC Section 21.30.075
(Landscaping). Condition of Approval No. 11 is included to require drought-tolerant, and
prohibits invasive, species. Prior to issuance of the building permits, the final landscape
plans will be reviewed to verify invasive species are not planted.
7. The property is not located near designated public viewpoints or coastal view roads and
will not impact public coastal views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone .
Fact in Support of Finding:
1. The project site is not located between the nearest public road and the sea or shoreline,
and the project will not affect the public’s ability to gain access to, use, and/or view the
coast and nearby recreational facilities.
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2. The residential lot does not currently provide nor does it inhibit public coastal access. The
nearest public beach access point is located at the intersection of 32nd Street and West
Ocean Front, across Balboa Boulevard and approximately 575 feet south of the project
site.
3. The project site is not located adjacent to a coastal view road, public viewpoint, public park
or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore,
an investigation of the project site and surrounding area did not identify any other public
view opportunities. The project site may be located within the viewshed of distant public
viewing areas. However, the project is located on a coastal lot and will replace an existing
duplex with a new two-unit condominium that complies with all applicable Local Coastal
Program development standards and maintains a building envelope consistent with the
existing neighborhood pattern of development. 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.
Tentative Parcel Map
The Zoning Administrator determined in this case that the proposed project is consistent with
the legislative intent of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code
(NBMC) and is approved based on the following findings per Section 19.12.070 (Required
Findings for Action on Tentative Maps):
Finding:
C. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1. The Tentative Parcel Map is for two-unit residential condominium purposes. An existing
duplex will be demolished and is being replaced with a new two-unit condominium. The
proposed subdivision and improvements are consistent with the density of the R-2
Zoning District and the RT General Plan Land Use Designation.
2. The proposed project site is not located within any specific plan area.
Finding:
D. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The lot is physically suitable for two-unit development because it is generally rectangular
and topographically flat, which is typical of lots in this area.
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2. The proposed project will replace the existing duplex with a new two-unit condominium
that is compliant with all current code requirements.
3. The subject property is accessible from the alley at the rear and is adequately served
by existing utilities.
Finding:
E. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife
or their habitat. However, notwithstanding the foregoing, the decision making body may
nevertheless approve such a subdivision if an environmental impact report was
prepared for the project and a finding was made pursuant to Section 21081 of the
California Environmental Quality Act that specific economic, social, or other
considerations make infeasible the mitigation measures or project alternatives identified
in the environmental impact report.
Facts in Support of Finding:
1. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat. All proposed improvements are located within the confines of
private property.
2. The project is categorically exempt under Sections 15303 and 15315 (Article 19 of
Chapter 3), of the California Environmental Quality Act (CEQA) Guidelines – Class 3
(New Construction or Conversion of Small Structures) and Class 15 (Minor Land
Divisions).
Finding:
F. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Fact in Support of Finding:
1. The Tentative Parcel Map is for residential condominium purposes. All improvements
associated with the project will comply with all Building, Public Works, and Fire Codes,
which are in place to prevent serious public health problems. Public improvements will
be required of the developer per NBMC Section 19.28.010 (General Improvement
Requirements) and Section 66411 (Local agencies to regulate and control design of
subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions
of Approval will be complied with.
Finding:
G. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed subdivision. In this connection, the decision making body may approv e a
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map if it finds that alternate easements, for access or for use, will be provided and that
these easements will be substantially equivalent to ones previously acquired by the
public. This finding shall apply only to easements of record or to easements established
by judgment of a court of competent jurisdiction and no authority is hereby granted to
the City Council to determine that the public at large has acquired easements for access
through or use of property within a subdivision.
Fact in Support of Finding:
1. The design of the development will not conflict with easements acquired by the public
at large, for access through, or use of property within the proposed development,
because there are no public easements located on the property.
Finding:
H. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivis ion
of the land would not be too small to sustain their agricultural use or the subdivision will
result in residential development incidental to the commercial agricultural use of the
land.
Facts in Support of Finding:
1. The property is not subject to the Williamson Act because the subject property is not
designated as an agricultural preserve and is less than 100 acres in area.
2. The site is developed for residential use and is within the R-2 Zoning District, which
permits residential uses.
Finding:
I. That, in the case of a “land project” as defined in Section 11000.5 of the California
Business and Professions Code: (1) there is an adopted specific plan for the area to be
included within the land project; and (2) the decision making body finds that the
proposed land project is consistent with the specific plan for the area.
Facts in Support of Finding:
1. The property is not a “land project” as defined in Section 11000.5 of the California
Business and Professions Code because the existing subdivision does not contain 50
or more parcels.
2. The project is not located within a specific plan area.
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Finding:
J. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
1. The Tentative Parcel Map and any future improvements are subject to Title 24 of the
California Building Code that requires new construction to meet minimum heating and
cooling efficiency standards depending on location and climate. The Newport Beach
Building Division enforces Title 24 compliance through the plan check and inspection
process.
Finding:
K. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City’s share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City’s residents and available fiscal and environmental
resources.
Fact in Support of Finding:
1. The proposed two-unit condominium is consistent with the R-2 Zoning District, which
allows two residential units on the property. Therefore, the Tentative Parcel Map for
condominium purposes will not affect the City in meeting its regional housing need.
Finding:
L. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Fact in Support of Finding:
1. The new development has been designed and will be constructed so that wastewater
discharge into the existing sewer system complies with the Regional Water Quality
Control Board (RWQCB) requirements.
Finding:
M. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
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Fact in Support of Finding:
1. The subject property is located within the Coastal Zone and a Coastal Development
Permit, including applicable findings of conformance and conditions of approval , is
required for the proposed development. See all Facts in Support of Findings A and B.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2018-049 and Tentative Parcel Map No. NP2018-015,
subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated
by reference.
2. 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. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 13TH DAY OF DECEMBER, 2018.
______________________________
Patrick J. Alford, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. 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 approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 19 (Subdivisions) and Title 21 (Local Coastal
Program Implementation Plan) of the Newport Beach Municipal Code.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. 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.
6. 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.
7. Best Management Practices (BMPs) and Good House keeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
8. Prior to 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.
9. Prior to issuance of a building permit, the Applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development Permit file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include architectural
sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall
accurately depict the elements approved by this Coastal Development Permit.
10. Prior to issuance of a building permit, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
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11. Prior to the issuance of a building permit, 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.
12. 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 irriga tion systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
13. 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.
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, wetland 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. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
19. 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 OC Luxury Development Condominiums including, but not limited to, Coastal
Development Permit No. CD2018-049 and Tentative Parcel Map No. NP2018-015
16
Zoning Administrator Resolution No. ZA2018-###
Page 11 of 12
(PA2018-110). 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
24. A parcel map shall be recorded. The Map shall be prepared on the California coordinate
system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the
Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic
file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The
Map to be submitted to the City of Newport Beach shall comply with the City’s
CADD Standards. Scanned images will not be accepted.
25. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Section s 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments
(one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved
by the Subdivision Engineer. Monuments shall be protected in place if installed prior to
completion of construction project.
26. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
27. All damaged sidewalk panels, curb, gutter and street along the 32nd Street property
frontage and any damaged concrete alley panels along the alley property frontage shall
be reconstructed as determined by the Public Works Department.
28. All existing overhead utilities shall be undergrounded.
29. All above ground improvements shall be prohibited within the 5-foot rear alley setback.
30. Each unit shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter and sewer cleanout shall be installed with a traffic -grade box and
cover.
31. An encroachment permit is required for all work activities within the public right-of-way.
32. All improvements shall comply with the City’s sight distance requirement. See City
Standard 110-L.
17
Zoning Administrator Resolution No. ZA2018-###
Page 12 of 12
33. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could be
required at the discretion of the Public Works Inspector.
18
Attachment No. ZA 2
Vicinity Map
19
VICINITY MAP
Coastal Development Permit No. CD2018-049
Tentative Parcel Map No. NP2018-015
PA2018-110
211 32nd Street
Subject Property
20
OC Luxury Development Condominiums (PA2018-110)
Zoning Administrator, December 13, 2018
Page 9
Attachment No. ZA 4
Project Plans
21
A R C H I T E C T
GEORGE BEHNAM
PLACENTIA, CA 92870
1150 E. ORANGETHORPE # 109
(714)572-2384 FAX(714)572-2385
PROJECT:OWNER:
NEWPORT BEACH, CA 92660
GE
O
RGEBEHNAM211 32nd ST.
NEWPORT BEACH, CA 92663
12 CORPORATE PLAZA # 250 1 OF 8 TSABBREVIATIONS &TITLE SHEETZoning R-2Property Area3,800 S.F.NO. OF UNIT ALLOWED : 2 UNITSNO. OF UNIT PROPOSED : 2 UNITSBUILDABLE AREA2,713 S.F.TOTAL ALLOWABLE AREA 2,720 X 2 = 5,440 S.F. REQUIRED OPEN VOLUME 2,720 X 0.15 = 408 S.F.(7'-6"HI. MIN.)PROVIDED OPEN VOLUMECAR PORTS (170+170+112)= 452 S.F.COVERED DECK UNIT # A133 S.F.COVERED DECK UNIT # B (192+225+ 22) = 439 S.F.PROVIDED OPEN VOLUME (452+133+439) = 1,024 S.F. >407 OK.THIRD FLOOR LIMITATION 15% OF TOTAL BUILDABLE AREA = 2,720 S.F. X 15 % = 408 S.F.PROPOSED THIRD FLOOR = 405 S.F. UNIT -A1- FIRST FLOOR LIVING1,083 S.F.2- SECOND FLOOR LIVING 954 S.F.3- THIRD FLOOR LIVING (21+10) 31 S.F.4- 1-CAR GARAGE 200 S.F.5- STORAGE 25 S.F.6- UNIT-A BUILDABLE AREA 2,293 S.F.7- 1-CAR PORT 170 S.F.8- ROOF DECK-UNCOVERED 514 S.F.UNIT-B9- FIRST FLOOR LIVING 431 S.F.10- SECOND FLOOR LIVING1,306 S.F.11- THIRD FLOOR LIVING 374 S.F.12- 1- CAR GARAGE 200 S.F.13- STORAGE 25 S.F.14- UNIT-B BUILDABLE AREA 2,336 S.F.15- CAR PORT 170 S.F.16- ROOF DECK-UNCOVERED 347 S.F.PROPOSED FLOOR AREA : (6 +14) = 4,629 S.F. < 5,440 S.F. OK.A- COVERED OUTDOOR LIVING 99+133+225+192= 649 S.F.B- BALCONY 47+51= 98 S.F.C- GOLF CARTS CAR PORT 112 S.F.17- THIRD FLOOR 3+11 = 31 S.F+374 S.F. = 405 S.F < 408 S.F OK18- FOOTPRINT = 2,713 S.F.19- LOT COVERAGE = 2,713 / 3800 = 71 %LANDSCAPE40+60+50+40+3 = 193 S.F.1150 E. ORANGETHORPE AVE. # 109PLACENTIA, CA 92870TEL 714-572-2384FAX 714-572-2385NEW 3 STORY DUPLEX FAMILY HOME211 32ND ST.NEWPORT BEACH, CA 92625A.P.N. 423-353-16SITE STATISTICSTS TITLE SHEETSHEET NO. SHEET TITLE FIRST FLOOR PLAN A-1 SP SITE PLAN AND DEMO PLAN A-4 ELEVATIONS12346A-5 SECTIONS78A-2 SECOND FLOOR PLAN ROOF PLAN AND KEY PLAN A-6 NOT TO SCALEVICINITY MAPNEWPORT BLVD.3
2
n
d
.
S
T
.W. BALBOA BLVD.55 FWY.A-3 THIRD FLOOR PLAN 5P:\NetDisk\Projects\Projects\2017\170703-Josef-32st-NP\211-32 st\CD\CD\Coastal comm\Costal Comm 09-20-2018.dwg, 10/19/2018 12:22:55 PM, George, DWG To PDF.pc3
22
A R C H I T E C T
GEORGE BEHNAM
PLACENTIA, CA 92870
1150 E. ORANGETHORPE # 109
(714)572-2384 FAX(714)572-2385
PROJECT:OWNER:
NEWPORT BEACH, CA 92660
GE
O
RGEBEHNAM211 32nd ST.
NEWPORT BEACH, CA 92663
12 CORPORATE PLAZA # 250 2 OF 8 SP SITE PLANP:\NetDisk\Projects\Projects\2017\170703-Josef-32st-NP\211-32 st\CD\CD\Coastal comm\Costal Comm 09-20-2018.dwg, 10/19/2018 12:23:00 PM, George, DWG To PDF.pc3
23
A R C H I T E C T
GEORGE BEHNAM
PLACENTIA, CA 92870
1150 E. ORANGETHORPE # 109
(714)572-2384 FAX(714)572-2385
PROJECT:OWNER:
NEWPORT BEACH, CA 92660
GE
O
RGEBEHNAM211 32nd ST.
NEWPORT BEACH, CA 92663
12 CORPORATE PLAZA # 250 3 OF 8 A-1PLAN FIRST FLOORP:\NetDisk\Projects\Projects\2017\170703-Josef-32st-NP\211-32 st\CD\CD\Coastal comm\Costal Comm 09-20-2018.dwg, 10/19/2018 12:23:03 PM, George, DWG To PDF.pc3
24
A R C H I T E C T
GEORGE BEHNAM
PLACENTIA, CA 92870
1150 E. ORANGETHORPE # 109
(714)572-2384 FAX(714)572-2385
PROJECT:OWNER:
NEWPORT BEACH, CA 92660
GE
O
RGEBEHNAM211 32nd ST.
NEWPORT BEACH, CA 92663
12 CORPORATE PLAZA # 250 4 OF 8 A-2PLAN 2ND FLOORP:\NetDisk\Projects\Projects\2017\170703-Josef-32st-NP\211-32 st\CD\CD\Coastal comm\Costal Comm 09-20-2018.dwg, 10/19/2018 12:23:05 PM, George, DWG To PDF.pc3
25
A R C H I T E C T
GEORGE BEHNAM
PLACENTIA, CA 92870
1150 E. ORANGETHORPE # 109
(714)572-2384 FAX(714)572-2385
PROJECT:OWNER:
NEWPORT BEACH, CA 92660
GE
O
RGEBEHNAM211 32nd ST.
NEWPORT BEACH, CA 92663
12 CORPORATE PLAZA # 250 5 OF 8 A-3PLAN 3RD FLOORP:\NetDisk\Projects\Projects\2017\170703-Josef-32st-NP\211-32 st\CD\CD\Coastal comm\Costal Comm 09-20-2018.dwg, 10/19/2018 12:23:06 PM, George, DWG To PDF.pc3
26
A R C H I T E C T
GEORGE BEHNAM
PLACENTIA, CA 92870
1150 E. ORANGETHORPE # 109
(714)572-2384 FAX(714)572-2385
PROJECT:OWNER:
NEWPORT BEACH, CA 92660
GE
O
RGEBEHNAM211 32nd ST.
NEWPORT BEACH, CA 92663
12 CORPORATE PLAZA # 250 6 OF 8 A-4& STATISTICS ROOF PLAN8" MIN.HIGH PARAPET WALL DETAILN.T.S.SCALESYSTEMMB/BUR1. MASONRY WALLS TO BEPRIMED PRIOR TO FLASHING.WOOD WALLS REQUIRE BASESHEET NAILED TO WALL 8"O.C. ALONG TOP AND LAPSAND 8" O.C. THROUGHOUTTHE FIELD OF THE BASESHEET ON THE WALL.2. REFER TO DETAIL MB / BUR7 FOR ALTERNATE WALLFLASHING METHOD.3. FASTEN BASE FLASHINGAPPROXIMATELY 8" O.C. FORHEIGHTS UP TO 12" AND 4"O.C. FOR HEIGHT UP TO 24".S4. FOR WALL FLASHINGS INEXCESS OF 4' CONTACT GAFTECHNICAL SERVICES AT1-800-ROOF-411.5. BASE FLASHING ON ALL 15AND 20 YEAR GUARANTEESYSTEMS MUST HAVE A BASEPLY. REFER TO FLASHINGMEMBRANE APPLICATION ANDFLASHING SPECIFICATIONPLATES.www.gaf.comRRCONTINUOUS CLEATWITH 1" MINIMUM LEGTAPERED BLOCKING TOPROVIDE SLOPEFASTENERSAPPROX. 24" O.C.RUBEROID WALLFLASHING - MIN 6"OVERLAP OF BASEFLASHINGFASTENERS MAXIMUM8" O.C. FOR HEIGHTSUP TO 12" AND 4" O.C.FOR HEIGHTS ABOVE12"ENERGYGUARD CANTSTRIP - SET IN BITUMENRUBEROID BASEFLASHINGRUBEROID MEMBRANEBASE/PLY SHEETSENERGYGUARD ROOFINSULATION (OPTIONAL)DECKCAST ALUMINUMCAST ALUMINUMRUBEROID / GAFGLAS RUBEROID / GAFGLAS BASE SHEETENERGYGUARD ROOFDECK20 1/2" FLASHINGGRAVEL GUARDSTRAINER CAP14 1/4" ALUMINUM FLANGE8 3/8" O.D. DRAIN BOWLFLEXIBLECOUPLINGEXISTING DRAINLEADERALUMINUM FLANGEFLASHINGMEMBRANE1. DRAIN TO BE LOCATED IN SUMP.NOTE:RTMRRINSULATIONMDRAIN FLASHING DETAILwww.gaf.comN.T.S.SCALESYSTEMMB/BURRRROOF SPECIFICATIONSROOF MATERIAL SHALL COMPLY WITH CBC CH. 15 - ICC-ESR 1274 / ULR1306 MANUFACTURED BY "GAF" TYPE GAFMC RUBEROID TORCHAPPLIED AS PER MANUFACTURER'S RECOMMENDATIONS INCLUDINGALL FLASHING MATERIALS, BITUMEN / ADHESIVES / PLATES ANDFASTENERS ACCESSORIESSEE SHEET "PF" FOR SPECIFICATIONS AND INSPECTIONREQUIREMENTS.P:\NetDisk\Projects\Projects\2017\170703-Josef-32st-NP\211-32 st\CD\CD\Coastal comm\Costal Comm 09-20-2018.dwg, 10/19/2018 12:23:09 PM, George, DWG To PDF.pc3
27
A R C H I T E C T
GEORGE BEHNAM
PLACENTIA, CA 92870
1150 E. ORANGETHORPE # 109
(714)572-2384 FAX(714)572-2385
PROJECT:OWNER:
NEWPORT BEACH, CA 92660
GE
O
RGEBEHNAM211 32nd ST.
NEWPORT BEACH, CA 92663
12 CORPORATE PLAZA # 250 7 OF 8 A-5ELEVATIONSP:\NetDisk\Projects\Projects\2017\170703-Josef-32st-NP\211-32 st\CD\CD\Coastal comm\Costal Comm 09-20-2018.dwg, 10/19/2018 12:23:15 PM, George, DWG To PDF.pc3
28
A R C H I T E C T
GEORGE BEHNAM
PLACENTIA, CA 92870
1150 E. ORANGETHORPE # 109
(714)572-2384 FAX(714)572-2385
PROJECT:OWNER:
NEWPORT BEACH, CA 92660
GE
O
RGEBEHNAM211 32nd ST.
NEWPORT BEACH, CA 92663
12 CORPORATE PLAZA # 250 8 OF 8 A-6SECTIONSP:\NetDisk\Projects\Projects\2017\170703-Josef-32st-NP\211-32 st\CD\CD\Coastal comm\Costal Comm 09-20-2018.dwg, 10/19/2018 12:23:18 PM, George, DWG To PDF.pc3
29
30
31
OC Luxury Development Condominiums (PA2018-110)
Zoning Administrator, December 13, 2018
Page 10
Attachment No. ZA 5
Tentative Parcel Map No. 2017-165
32
33