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HomeMy WebLinkAbout03_Perkins Residence Coastal Development Permit_PA2019-116CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 12, 2019 Agenda Item No. 3 SUBJECT: Perkins Residence (PA2019-116) ■ Coastal Development Permit No. CD2019-028 SITE LOCATION: 2532 Crestview Drive APPLICANT: Craig S. Hampton OWNER: Scott and Heather Perkins PLANNER: Patrick Achis, Planning Technician 949-644-3237, pachisCa)newportbeachca.aov LAND USE AND ZONING • General Plan Land Use Plan Category: Single -Unit Residential Detached — (6.0 - 9.9 DU/AC) (RSD-B) • Zoning District : Single -Unit Residential (R-1) • Coastal Land Use Plan Category: Single -Unit Residential Detached (RS-D) • Coastal Zoning District: Single -Unit Residential (R-1) PROJECT SUMMARY A coastal development permit to allow the demolition of an existing single-family residence and the construction of a new three-story, 4,681-sqaure-foot, single-family residence, including an attached 3-car garage. The project also includes additional appurtenances such as walls, fences, patios, drainage devices, and landscaping. The design complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section15303 Under Class 3 (New Construction or Conversion of Small Structures, 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. CD2019-028 (Attachment No. ZA 1). 07/25/19 2 Perkins Residence (PA2019-116) Zoning Administrator, September 12, 2019 Page 2 DISCUSSION Land Use and Development Standards The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for De Minimis Development because the property is located in the Coastal Commission Appeal Area. The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with one- and two-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. The proposed single-family dwelling and accessory structures conform to al 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 10 feet 10 feet Sides 3 feet 3 feet Rear 10 feet 10 feet Allowable Floor Area max. 5,440 square feet 4,681 square feet Allowable 3b Floor Area(max.)_408 square feet 404 square feet Open Space (min.) 408 square feet 716 square feet Parkin min. 3-car ara a 3-car garage Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Vehicular access is provided at the rear of the property via a 20-foot City easement. The 10-foot portion of easement located on the subject property (the other 10-feet is located on the property to the south) is utilized as an alley and no above grade structures are permitted in order to allow unobstructed vehicle access. Hazards The property is not located on the shoreline. The finished floor elevation of 14.46 feet (NAVD88) exceeds the minimum 9-feet (NAVD88) standard by more than five feet. Impacts from sea level rise is not anticipated at this time for the 75-year life of the proposed improvements. Tmplt OT25M9 Perkins Residence (PA2019-116) Zoning Administrator, September 12, 2019 Page 3 The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of 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 within 100 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 run-off and minor rain event run-off on -site. Any water not retained on -site is directed to the City's storm drain system. Public Access and Views • The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact, and be proportional to the impact. In this case, the project replaces an existing single- family residence located within an existing gated community on standard R-1 lot with a new single-family residence. The Bayshores Community, a gated community, does not provide public access. The replacement of the existing residence with a new residence does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. • The project site is not located adjacent to a coastal view road, public access way, or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on Lower Castaways Park, approximately 1,200 feet northeast, and is not visible from the site. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the Tmplt OT25M9 3 Perkins Residence (PA2019-116) Zoning Administrator, September 12, 2019 Page 4 demolition of one single-family residence and the construction of a new 4,681-square- foot single-family residence, including an attached 3-car garage. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights -of -way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal 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. Prepared by: I, 1 Patrick Achis Planning Technician JM/pa Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmplt 070M9 1 Attachment No. ZA 1 Draft Resolution 07/25/19 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-028 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 3-CAR GARAGE LOCATED AT 2532 CRESTVIEW DRIVE (PA2019-116) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Craig S. Hampton, with respect to property located at 2532 Crestview Drive, requesting approval of a coastal development permit. 2. The lot at 2532 Crestview Drive is legally described as Lot 44 of Tract 1140. 3. The applicant proposes a coastal development permit to allow the demolition of an existing single-family residence and the construction of a new three-story, 4,681-square-foot, single-family residence, including an attached 3-car garage. The project also includes additional appurtenances such as walls, fences, patios, drainage devices, and landscaping. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated Single -Unit Residential Detached (RSD-B) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached (RSD-B [6.0 — 9.9 DU/AC]) and it is located within the Single -Unit Residential (R-1) Coastal Zone District. 6. A public hearing was held on September 12, 2019, in the Corona del Mar Conference Room (Bay E-1 st 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 Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. OS-14-1B 0 Zoning Administrator Resolution No. ZA2019-### Paqe 2 of 7 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 4,681-square- foot single-family residence, including an attached 3-car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 5,440 square feet and the proposed floor area is 4,681 square feet. b. The proposed development provides the minimum required setbacks, which are 10 feet along the front property line abutting Crestview Drive, 3 feet along each side property line and 10 feet along the rear property line. The highest guardrail is less than 24 feet from established grade (13.35 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. The project includes garage parking for a total of three vehicles, complying with the minimum three -car garage parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with one- and two-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. 07-02-19 7 Zoning Administrator Resolution No. ZA2019-### Paqe 3 of 7 3. The development is located on an inland property in a developed area approximately 640 feet from the bay. The project site is separated from the bay (the nearest body of water) by several rows of residences. The finished floor elevation of the first floor of the proposed structure is 14.46 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.0-foot (NAVD88) elevation standard for new structures. The identified distances from the coastal hazard areas coupled with the 9.00-foot NAVD88 finish floor elevation will help to ensure the project is reasonably safe for the economic life of the structure. 4. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of 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. 5. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on -site. Any water not retained on -site is directed to the City's storm drain system. 6. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought -tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 7. The project site is not located adjacent to a coastal view road, public access way, or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on Lower Castaways Park, approximately 1,200 feet northeast, and is not visible from the site. 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 located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact, and be proportional to the impact. In this case, the project replaces an existing single-family residence located within an existing gated community on standard R-1 lot with a new 07-02-19 2 Zoning Administrator Resolution No. ZA2019-### Paqe 4 of 7 single-family residence. The Bayshores Community, a gated community, does not provide public access. The replacement of existing residence with a new residence does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Access points to the shore can be found along Coast Highway and nearby Castaways Park. �9x��[�7►[�Uxilt,9[�P►1 NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No.CD2019-028, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. The Zoning Administrator of the City of Newport Beach hereby finds this Project exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. 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 12th DAY OF SEPTEMBER, 2019. Rosalinh Ung, Zoning Administrator 07-02-19 9 Zoning Administrator Resolution No. ZA2019-### Paqe 5 of 7 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. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the (MBTA), grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 3. Best Management Practices (BMP's) and Good Housekeeping Practices (GHP's) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 4. 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. 5. 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. 6. 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. 07-02-19 1O Zoning Administrator Resolution No. ZA2019-### Paqe 6 of 7 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. 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. 10. 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. 11. Prior to the issuance of a building permit, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 12. Prior to the issuance of a building permit, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 13. 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. 14. 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 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. 15. 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. 16. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 07-02-19 11 Zoning Administrator Resolution No. ZA2019-### Paqe 7 of 7 17. 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. 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. This Coastal Development Permit No. CD2019-028 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 20. 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 Perkins Residence including, but not limited to, Coastal Development Permit No. CD2019-028 (PA2019-116). 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. 07-02-19 12 Attachment No. ZA 2 Vicinity Map 07/25/19 Z� Attachment No. ZA 3 Project Plans 07/25/19 15 d..1]91.1]®.le]aiCFU'EA sss FROHiB REAR 10'-0" fROXTA RE AR 1 U'�1'� SIDE YpRO 1'd' SIDEVARD <'P' SITE PLAN CUSTDM RESIDENCE FCR YMr A NeelM1n P..'a 2532 C.N.-OXve .,R hear, , CA B2E63 BUILDER Grayral ayom Ryleers MicM1cel Terry .IS W Th. W55 Nawyrr NNI CA C.0 (FS)<63-09RR .ICBADDRESS 2532 Crestview .Me Naw,d. Rasch, CA III LEGAL m1 Ca Tried nw 2oR-1 AP. : See 1R2m SITE minme a,00a ay. IT .1...LW Pre. C'. a, IT Max E., Area (L Guidable) 5.h sq. N. Profavt Rlclt,. M.RF.) 03R, ShF Max Trial R—Area (1 ED) a. ed,I Pmfed Third Floor Pma (1ae%) aM ae.4 leeil Dce, voI...Arca (1s%) a. so. n. Gpen.... Are. P—d. (oR%) 716 MIT Larded ,ri .3, It, RESIDENCE Li XeRwrlls) R. Le'. Floe Area 1.5105p. IL Se.dd LneJ Floor A— 2.1 R1 sa.n Tik Lacy Floor Area b9 eq.R Total Flow Aree 0,011,1 GeregePrea .ay.III FmnL CmarM Pori 127 se,ft Roof Lack 2 4,11, OCCUPANCY'. R-11U TYPE V9 fdeRsrnded per NFPA 130 ZONING: fL1 VICINITY MAP 2� FIRST LEVEL FLOOR PLAN FRONT RSREDDIREe SONA&Rt N10-1 SIDYAREAR IO'-0" FIDRT6RE4R i D'�1" SIDEYARD S'L' SIDE YARD 1'-0" 17 SECOND LEVEL FLOOR PLAN sereacRS REou�Ree RONT NIW-1Ee SI D YARD FOE.. 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EST _ a m iOPLA."I.w �.o ]DENOTES NOA FRONT MASSING RELIEF CALCULATIONS SECOND LEVEL AREA CALCULATIONS 7 THIRD LEVEL AREA CALCULATIONS 25 ABBREVIATIONS BIT UTILITY o:TTAD BUT) TA a MYT Ull BATTLE' EBB HAE uA ,.� AI AUIB LLS IlLVC .,a -- .--- -- --- a �„ .-.-,,.� -- -_--- '-- nor Areen a.0004 saw` -1„' !I SE AU T LI wi w BE ,s 1 U w�. may% Q,6 IF � 9 is F ANY m .a --------T----- P SURVEY NOTE: muses OR mrm¢ amx s,.vnrs ear.mw. tsg ALAnm y is cr SAFT. UNITENTAL,snnnwnv.y,o-va ron.,mnn,u �y BAYBECRES TOPOGRAPHIC SURVEY Fs TI s',woe,er-sm.nu ,m us 5 g x,az,am 2502 CRE5TVIEW DRIVE .ry p,e, pO� AA sABALAN m,s NEWPORT BEACH, CA o ` & uicx m I'llBY 44 5 YEENY 2G 20 CONSTRUCTION NOTES: Qmxn u ¢Qwm aosur sown. xn Qwsu s0 nnn smn r.e ©wa.u.'aw maswuo une, sPoo un �as• mn .w=x xn1c Qws m. r QawSTRICTs DPRTG—VAN MRwRSMa.=x.e— Qws sn-Tma w e.rnw. 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