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HomeMy WebLinkAbout07_Steelberg Residence CDP_PA2019-158 PO R e� CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT r+d = November 14, 2019 a °941P Vt ,"/ Agenda Item No. 7 SUBJECT: Steelberg Residence (PA2019-158) • Coastal Development Permit No. CD2019-043 SITE LOCATION: 2685 Bay Shore Drive APPLICANT: Eric Olsen OWNER: Ryan and Jessica Steelberg PLANNER: Joselyn Perez, Planning Technician (949) 644-3312, ioerez(o)newportbeachca.aov LAND USE AND ZONING • General Plan Land Use Plan Category: Single-Unit Residential Detached (RSD-B) • Zoning District: Single-Unit Residential (R-1) • Coastal Land Use Plan Category: Single-Unit Residential Detached (RSD-B [6.0- 9.9 DU/AC]) • Coastal Zoning District: Single-Unit Residential (R-1) PROJECT SUMMARY A request for a coastal development permit ("CDP") to allow the demolition of an existing single-family residence and the construction of a new three-story, 4,510-square-foot, single-family residence, including an attached 2-car garage. The project also includes additional components 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. CD2019-043 (Attachment No. ZA 1). 07/25n 9 1 Steelberg Residence (PA2019-158) Zoning Administrator, November 14, 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 two- and three- 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 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 7 —Development Standards Development Standard Standard I Proposed Setbacks (min. Front 10 feet 10 feet Sides 4 feet 4 feet Rear 10 feet 10 feet Allowable Floor Area max. 5,684 square feet 4,510 square feet Allowable 31 Floor Area (max.) 426 square feet 69 square feet Open Space min. 426 square feet 618 s uare feet Parkin min. 2-car ciaraae 2-car aaraae Height(max.) 24 feet flat roof 24 feet flat roof 29 feet sloped roof 29 feet sloped roof • Vehicular access is provided at the rear of the property via a 20-foot access easement. The 10-foot portion of easement located on the subject property(the other 10-feet is located on the adjacent property to the north) 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 13.00 feet (NAVD88) exceeds the minimum 9.00 feet (NAVD88) standard by four feet. Impacts Tmplt 07f25119 Steelberg Residence (PA2019-158) Zoning Administrator, November 14, 2019 Page 3 from sea level rise are not anticipated at this time for the 75-year life of the proposed improvements. • 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 a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The property is located approximately 220 feet from coastal waters. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CPPP has been provided and construction plans and activities will be required to adhere to the CPPP. • Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality and Hydrology Plan is required. A preliminary Water Quality Management Plan (WQMP) has been reviewed and approved by the City's Engineer Geologist. The WQMP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQMP prior to building permit issuance. Public Access and Views • The project site is located between the nearest public road and the sea or shoreline in the private community of Bay Shores. Developed in 1941, the Bay Shores Community is a 258-lot, single-family gated community located on the Lido Channel southwest of the Coast Highway and Newport Bay Bridge. A 39-unit Anchorage Apartment complex is also located within the community. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. The Bay Shores Community does not provide public access to the shore. Tmplt 07f25119 Steelberg Residence (PA2019-158) Zoning Administrator, November 14, 2019 Page 4 • Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a coastal lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. • The residential lot does not currently provide nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bay Shores Community at the Balboa Bay Club, approximately 1,500 feet from the subject property. • The project site is not located adjacent to a coastal view road or a Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is at Lower Castaways Park, approximately 1,400 feet northeast of the project site, and is not visible from the project 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 demolition of one single-family residence and the construction of a new 4,510-sqaure- foot single-family residence, including an attached 2-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: Tmplt 07f25119 J Steelberg Residence (PA2019-158) Zoning Administrator, November 14, 2019 Page 5 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: 4tw &i�� Jos I n Pere Planning Technician GR/jp Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmplt 07f25119 Attachment No. ZA 1 Draft Resolution o7/zsns RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-043 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE WITH ATTACHED 2-CAR GARAGE LOCATED AT 2685 BAY SHORE DRIVE (PA2019-158) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Eric Olsen ("Applicant'), with respect to property located at 2685 Bay Shore Drive, requesting approval of a coastal development permit ("CDP"). 2. The lot at 2685 Bay Shore Drive is legally described as Lot 1 of Tract 1102, in the City of Newport Beach, County of Orange, State of California. 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, 4,510-square-foot, single-family residence, including an attached 2-car garage. The project also includes additional components 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 November 14, 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 from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 05-14-19 Zoning Administrator Resolution No. ZA2019### Page 2 of 9 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 4,510-square - foot single-family residence, including an attached 2-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: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 5,684 square feet and the proposed floor area is 4,510 square feet. b. The proposed development provides the minimum required setbacks, which are 10 feet along the front property line abutting Bay Shore Drive, 4 feet along each side property line and 10 feet along the rear property line. C. The highest guardrail is less than 24 feet from established grade (12.60 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for two vehicles, complying with the minimum two-car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-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 8 Zoning Administrator Resolution No. ZA2019#!## Page 3 of 9 3. The development is located on an inland property in a developed area approximately 250 feet from the bay. The project site is separated from the bay (the nearest body of water) by Bay Shore Drive, a row of residences, and a park. The finished floor elevation of the first floor of the proposed structure is 13.00 feet based on the North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.00-foot NAVD88 elevation standard for new structures. The identified distances from the coastal hazard areas coupled with the 9.00-foot NAVD88 minimum 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 Pollution Prevention Plan (CPPP) 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. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the project by Duca-McCoy, Inc. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 7. 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 8. 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 at Lower Castaways Park, approximately 1,400 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. 07-02-19 q Zoning Administrator Resolution No. ZA2019#!## Page 4 of 9 Fact in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline in the private community of Bay Shores. Developed in 1941, the Bay Shores Community is a 258-lot single-family gated community located on the Lido Channel southwest of the Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. The Bay Shores Community does not provide public access to the shore. 2. Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a coastal lot with a new single-family residence. Therefore,the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. 3. The residential lot does not currently provide nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bay Shores community at the Balboa Bay Club, approximately 1,500 feet from the subject property. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-043, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. 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 14T" DAY OF NOVEMBER 2019. 07-02-10 10 Zoning Administrator Resolution No. ZA2019#!## Page 5 of 9 James Campbell, Zoning Administrator 07-02-19 11 Zoning Administrator Resolution No. ZA2019#1## Page 6 of 9 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. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 4. The applicant is responsible for compliance with the Migratory Bird Treaty Act. 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: C. 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. 07-02-19 12 Zoning Administrator Resolution No. ZA2019#!## Page 7 of 9 D. 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. 5. 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. 6. 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. 7. 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. 8. 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. 9. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 10. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 11. 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. 12. 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. 13. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 14. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 07-02-19 '�3 Zoning Administrator Resolution No. ZA2019#!## Page 8 of 9 15. 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. 16. 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. 17. Prior to issuance of building permits, the final WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved CPPP and WQMP and any changes could require separate review and approval by the Building Division. 18. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 19. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 20. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 21. 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. 22. This Coastal Development Permit No. CD2019-043 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. 23. 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 Steelberg Residence including, but not limited to, Coastal Development 07-02-19 '1.4. Zoning Administrator Resolution No. ZA2019#!## Page 9 of 9 Permit No. CD2019-043 (PA2019-158). 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/orthe 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 15 Attachment No. ZA 2 Vicinity Map o7/zsns 10 VICINITY MAP gda r o 1 , Ab Subject Property J 6SJ 3 f' t. rT9 v BpV SF1�OR s b Coastal Development Permit No. CD2019-043 PA2019-158 2685 BAY SHORE DRIVE 07,25„9 Attachment No. ZA 3 Project Plans o7/zsns 28 S T E E L B E R G RESIDENCE 2685 BAYSHORE DRIVE BAYSHORES COMMUNITY ASSOCIATION NEWPORT BEACH,CA STEELBERG RESIDENCE eRlc ouery oeslcN �x�. �� R. COVER SHEET (� 2685 BAYSHORE DRIVE V NEWPORT BEACH,CA ur. ©�+r.onmmao-msr va.m.xmYww.oa..o-,no rnn.owxromu n<u.o-n .mnxi w.mrm v vmaowomw mxo x.nme wore.vuxmw.rw rn.Mr o v.::m m uv..no...n.R:«:mr murmx.«axo w.:.wxns.u.m rvecrw av x�c o.m.. 1J° ROJEcr oesculF l'l oN lENElAl NARIE. SHEETINDEX .v mwa rva e Mrc•ua rv�Pu Ya/. )6CGp c FO I 'k G T Vw vhl NANCI HA E. ANNE,PLAN IREN k-�N rvel T au RAN r 5q;? 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"° ;? � os•o.Ew.rn�w 0 0 ®� S T E E L B E R G RESIDENCE E-I.OLSEN--l.- I ,„�„���. ,. 2fiB5 BAY5HORE DRIVE SECOND FLOOR PLAN A_2.2 NEWPORT BEACH,CA "^""°'"•""° ©s wonmmawms.vamnmsaw,m�..o-.no rnn.owuromun<u.o-n m.vn.a w.uamm o-.umom.mawrvuo.vv.°w w.mK..u..,arc.nx.umnrnw.rm.n.mrn.®nwxmaam nmu.wn:msomm.s wonmma 22 r a a Ja - ; T aE � D � m I., a „a. ir "ILL L— ®,I S T E E L B E R G RESIDENCE E-I.OLSEN 2fi SAYSHORE ORIVE THIRD FLOOR PLAN A_2.3 NEWPORT BEACH,CA "^""°'"•""° ©s wonmmawms.vamnmvaw.m�..o-.no rnn.owuromun<u.o-n m.vn.a w.uamm o-.umom.mawrvuo.vv.°w w.mK..u..,arc.nx.umnrnw.rm.n.mrn.®nwxmaam nmu.wn:muomm.s wonmma _—� � Damon�sg ce �QasF 71 R GARAGE =a=6FF E45 6.F_ �w❑ ❑ 3 F E7 .1 7:—1 pOH SPACE \ 35.F. i SECOND FLOOR: 212n S.F. 1628.F. --❑ 624sF. _ \ 01 S T E E L B E R G RESIDENCE PRI.oLCPN DesicN 2fiB5 RAYSHOREORIVE EIRST AND AREA CALCULLATTIIONCSOR vuo A—G.4 NEWPORT BEACH,CA "^""°'"•""° ©s wonmmawms.va.m.xmvaw•m�..o-.mrnn.vewuromun<u.o-n m.vn.a w.uamm o-.umwm.mawrvuo.vv.°w w.mK..u...arc.nx.umnrnw.rm.no-mrn.®nwxmaam nmu.wn:muomm.s wonmma �I o THI FLooH E 9 S.F. S T E E L B E R G RESIDENCE ERIc-LSE---I.- THIRD FLOOR 2fiB5 BAY5HORE DRIVE AREA CALCULATIONS A—G.5 NEWPORT BEACH,CA "^""°'"•""° ©s wonmmawms.va.m.xmsaw•m...o-.mrnn.vewuromun<u.o-n m.vn.a w.uamm o-.umwm.mawrvuo.vv.°ww.mK..u...arc.nx.umnrnw.rm.—Trn.®nwxmaam nmu.wn:msomm.s wonmma _ I I I I; o � I I � I I � I oa CI a 0 S T E E L B E R G RESIDENCE Ric OLSEN--s.N ROOF PLAN p 2fiB5 BAYSHOREORIVE f1-4 NEWPORT BEACH,CA "^""°'"•""° ©s wonmmawms.vamnmsaw.m�..o-.no rnn.owuromun<u.o-n m.vn.a w.uamm o-.umom.mawrvuo.vv.°w w.mK..u...arc.nx.umnrnw.rm.no-mrn.®nwxmaam nmu.wn:msomm.s wonmma nLL Q_ a WLD a FN E n n �nnnn ICI n_Ewnn�...Ana F.a�nno..�nw ---------------�—c�sEc.n.w:.naw.ow�.c -- an—�.e.Es�.e G.Eow<cE:ai�u--- TIT— REAR(NORTH)ELEVATION .oe<euwen°wva+.ore.ao-ae wxov.o.e mozw FRONT(SOUTH)ELEVATION w�.nmaEovnxmer .uo-es...Tw"�`s`..u'.'nww`f.'wsw eussnanssnre.ss:.r MUM w 3 ma I — iID -------------- ----- ------------- awws,�.n, -- arw.ae.���,=m mwT—T.—T, SIDE(EAST)ELEVATION °"`°aw°"uue uuuvu.v.�m..n= S T E E L B E R G R E S I D E N C E E-1.-LSE-R_DI , 2fiB5 BAYSHOREORIVE EXTERIOR ELEVATIONS A_FJ.y NEWPCRT BEACH,CA "^""°'"•""° ©s..onmmao-ms.vamnm.a�.m�..o-.no rnn.owuromun<u.o-n m.vn.x w.uamm o-.umom.ma wrvuo.vv.°w w.mK..u...arc.�x.um�rxrw.rm,n.mrn.®nwxmaam nm..vmv:muomm.s..onmma � e TF f e i .F �H-11 l z n e t�-N --- SIDE(WEST)ELEVATION S T E E L B E R G R E S I D E N C E EN.OLSEN--DN 2fiB5 BAY5HOREORIVE EXTERIOR ELEVATIONS A_FJ.z NEWPORT BEACH,CA "^""°'"•""° ©s wonmmawms.vamnmsaw.m�..o-.no rnn.owuromun<u.o-n m.vn.a w.uamm o-.umom.mawrvuo.vv.°w w.mK..u...arc.nx.umnrnw.rm.no-mrn.®nwxmaam nmu.wn:msomm.s wonmma 4 �U CITY OF NEWPORT BEACH AM n �e� PD BOX 17M NFWPORTBFACH CAeM%17M CINMYAVM1Mi IPA(ll 61nIlXV MPAXIMI'Yr luau n �. 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AmnuRum�ow.m.u,imva (7,_ .�_..__— --•— IIIR'I QUASpT'I'Y I'MIMN1'P o uowomW s TxeYcu xuY .umrnna la IOn 114YM, u2P6C.�11�1'141M .n.w uGrvV � �F�ryi���\IRYQtrt Jf i^n m_n m1no - - GRADING PLAN OI m - wI Y0.1!YANI!11f : sons e�'rlNla:x: Yxo1a!x'ry ownl!x: ut�cumnRlc: UUCn.N1cC01'. 2685 RAYSHORE DRIVE MwY_a.,..n,e.wn... - maz. ,.\ .•. NEWI'ORT DEACII. CA snnP W....-......-.............. �.. .. 30 co+v.mn _ raxmo.s,.vnn.. r ...s.-+-^r - .v_ xn...m.o. .d..n..d....,�',vaw. �..� .... � ...✓ r..., ��..0.......x......�.e ® ... d.aw...w+.rl..w.aax.r..aw. 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