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HomeMy WebLinkAbout06_Avocado, LLC Residence CDP_PA2019-220 ol,��WP�R>e CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT = December 12, 2019 C9< ppNP� Agenda Item No. 6 SUBJECT: Avocado, LLC Residence (PA2019-220) • Coastal Development Permit No. CD2019-055 SITE LOCATION: 407 North Bay Front APPLICANT: Brandon Architects OWNER: Avocado, LLC PLANNER: Liane Schuller, Planning Consultant 949-644-3200, Ichuller@newportbeachca.gov LAND USE AND ZONING • General Plan: RT (Two-Unit Residential) • Zoning District: R-BI (Balboa Island) • Coastal Land Use Category: RT-E (Two-Unit Residential) (30.0-39.9 DU/AC) • Coastal Zoning District: R-BI (Balboa Island) PROJECT SUMMARY A request for a coastal development permit to allow the demolition of an existing single- family residence and construction of a new 2,456-square-foot, single-family residence with an attached 465-square-foot, two-car garage. The proposed project complies with all applicable development standards including height, setbacks, and floor area limits. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. No development is proposed seaward of the private property. No deviations are requested. 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) of the CEQA Guidelines, 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. CD2019-055 (Attachment No. ZA 1). 1 Avocado, LLC Residence (PA2019-220) Zoning Administrator, December 12, 2019 Page 2 DISCUSSION Land Use and Development Standards • The subject property is located in the R-BI (Balboa Island) Coastal Zoning District, which provides for one- and two-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 developed with a mix of one-, two- and three-story residential structures. 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 project will conform to all applicable development standards, including floor area limit, setbacks, and height, 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 Side 3 feet each 3 feet each Rear 5 feet 5 feet Allowable Floor Area 2,900 square feet 2,900 square feet Allowable 3b Floor Area No standard 105 square feet Open Volume Area 270 square feet 315 square feet Parking 2 enclosed 2 enclosed Height 24-foot flat roof 24-foot flat roof 29-foot sloped roof 29-foot sloped roof Hazards • The property is an oceanfront lot that is separated from the ocean by a public boardwalk and City-owned concrete seawall/bulkhead. The bulkhead which protects the subject property is part of a larger bulkhead system which surrounds Balboa Island. No modification to the existing bulkhead is proposed with this project. • A Coastal Hazards and Sea Level Rise Study was prepared for the project by GeoSoils, Inc., dated September 16, 2019. The report concludes that, with the implementation of sea level rise (SLR) adaptation strategies (water proofing and future raising of the City's bulkhead), the proposed development will not be adversely 2 Avocado, LLC Residence (PA2019-220) Zoning Administrator, December 12, 2019 Page 3 impacted by potential coastal hazards over the next minimum 75 years. The GeoSoils study further concludes that with the implementation of the cited recommendations, no additional protective devices will be necessary to protect the development from any existing or anticipated future coastal hazards for the next 75 years or more. • The finished floor elevation of the first habitable floor of the proposed structure is 9.0 feet North American Vertical Datum of 1988 (NAVD 88), which complies with the minimum 9.0-foot NAVD 88 elevation standard for new structures. The development will be required to be waterproofed to 10.1 feet NAVD 88 to accommodate future anticipated potential sea level rise. • Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential for 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 development, as proposed and as conditioned, incorporates design features to minimize the effect of construction and post-construction activities on the marine environment. These design features include, but are not limited to, one or more of the following: the appropriate management of equipment and construction materials, reducing runoff with permeable surfaces, and the use of post- construction best management practices to minimize the project's adverse impact on coastal water. • The project design addresses water quality during construction with a construction erosion control plan. All new construction resulting from the project will tie into an existing post-construction drainage system that includes features designed to retain 3 Avocado, LLC Residence (PA2019-220) Zoning Administrator, December 12, 2019 Page 4 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 and Views • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to use and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. 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 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 project is designed and sited so as not block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the project. Coastal access is currently provided and will continue to be provided by street ends throughout the neighborhood with access to the public boardwalk along the waterfront. • The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program maps. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP)development standards. It will also maintain a building envelope consistent with the existing and anticipated 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 Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction and location of limited numbers of new, small facilities or structures. The proposed project is the demolition of an existing single-family residence and construction of a new 2,456-square-foot, single-family residence and attached two-car garage. Avocado, LLC Residence (PA2019-220) Zoning Administrator, December 12, 2019 Page 5 PUBLIC NOTICE Notice of this application 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 Program 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:�CL� 1 .t _ is Schu e P nning Consultant GR/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Attachment No. ZA 1 Draft Resolution RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-055 TO DEMOLISH AN EXISTING SINGLE- FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE LOCATED AT 407 NORTH BAY FRONT (PA2019-220) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects,with respect to property located at 407 North Bay Front, and legally described as Lot 4, Block 8, of Section 1, Balboa Island requesting approval of a coastal development permit. 2. The applicant proposes to demolish an existing single-family residence and construct a new 2,456-square-foot, single-family residence with an attached 465-square-foot, two-car garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the R-BI (Balboa Island) Zoning District and the General Plan Land Use Element category is RT (Two-Unit Residential). 4. 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 the Coastal Zoning District is R-BI (Balboa Island). 5. A public hearing was held on December 12, 2019 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 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. Class 3 includes the construction of a single-family residence in a residential zone. The proposed project includes the demolition of an existing single-family residence and construction of a new 2,456-square-foot, single-family residence with an attached 465- square-foot, two-car garage. Zoning Administrator Resolution No. ZA2019- ### Page 2 of 9 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) 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 structure conforms to all applicable development standards including, but not limited to, floor area limitation, setbacks, height, and parking: a. The maximum floor area limitation is 2,900 square feet and the proposed gross floor area is 2,900 square feet. b. The proposed development will provide the required setbacks, which are 10 feet along the front property line, 3 feet along the side property lines and 5 feet along the rear property line. C. The highest guardrail or flat roof is no more than 24 feet, measured from established grade at every point as required by Zoning Code Section 20.30.050(B)(3) and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height limitation. d. The project includes enclosed garage parking for two vehicles, which complies with the minimum two-space parking requirement for single-family residences with less than 4,000 square feet of livable floor area. 2. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood's pattern of development and expected future development consistent with applicable development standards as the neighborhood is developed with a mix of one-, two- and three-story residential structures. 3. The property is an oceanfront lot that is separated from the ocean by a public boardwalk and City-owned concrete seawall/bulkhead. The bulkhead which protects the subject property is part of a larger bulkhead system which surrounds Balboa Island. No modification to the existing bulkhead is proposed with this project. A Coastal Hazards and Sea Level Rise Study was prepared for the project by GeoSoils, Inc., dated September 16, 2019. The 2 Zoning Administrator Resolution No. ZA2019-### Page 3 of 9 report concludes that, with the implementation of sea level rise strategies (water proofing and the future raising of the City's bulkhead), the proposed development will not be adversely impacted by potential coastal hazards over the next minimum 75 years. The GeoSoils study further concludes that with the implementation of the cited recommendations, no additional protective devices will be necessary to protect the development from any existing or anticipated future coastal hazards for the next 75 years or more. 4. Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 5. The finished floor elevation of the first habitable floor of the proposed structure is 9.0 feet North American Vertical Datum of 1988 (NAVD 88), which complies with the minimum 9.0- foot NAVD 88 elevation standard for new structures. The development will be required to be waterproofed to 10.1 feet NAVD 88 to accommodate future anticipated potential sea level rise. 6. 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 the CBC prior to building permit issuance. 7. A post-construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain runoff on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 8. The project design addresses water quality with a construction erosion control plan that outlines temporary best management practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 9. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires 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. 9 Zoning Administrator Resolution No. ZA2019- ### Page 4 of 9 10. The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program maps. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards. It will also maintain a building envelope consistent with the existing and anticipated 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. Finding: B. Conforms to 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. Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to use and/or view the coast and nearby recreational facilities. The proposed residential development neither provides nor inhibits public coastal access. 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 includes the replacement of an existing single-family residence with a new single-family residence. 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. 2. The project is designed and sited so as not to block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the proposed development. Coastal access is currently provided and will continue to be provided by street ends throughout the neighborhood with access to the public boardwalk. 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. CD2019-055, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 10 Zoning Administrator Resolution No. ZA2019-### Page 5 of 9 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 DECEMBER, 2019. James Campbell, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2019-### 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. Prior to issuance of building permits, the project plans shall be updated to reflect that a waterproofing curb will be constructed around the proposed residence as an adaptive flood protection device up to 10.1 feet North American Vertical Datum of 1988 (NAVD88). Flood shields (sand bags and other barriers) can be deployed across the openings to protect prevent flooding to the structure. 3. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 4. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify 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 development. This letter shall be scanned into the plan set prior to building permit issuance. 5. 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. 6. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 7. This Coastal Development Permit does not authorize any development seaward of the private property. 12 Zoning Administrator Resolution No. ZA2019-### Page 7 of 9 8. 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: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sifting 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. 9. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 10. 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. 11. 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. 12. 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. 13. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 13 Zoning Administrator Resolution No. ZA2019-### Page 8 of 9 15. 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. 16. 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. 17. 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. 18. 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. 19. 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. 20. 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. 21. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 22. 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. 23. 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. 24. 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. 1-� Zoning Administrator Resolution No. ZA2019- ### Page 9 of 9 25. 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. 26. This Coastal Development Permit No. CD2019-055 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. 27. 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 Avocado, LLC Residence including, but not limited to, Coastal Development Permit No. CD2019-055 (PA2019-220). 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. 15 Attachment No. ZA 2 Vicinity Map 10 VICINITY MAP Subject Property 4, a , VNI 6•:� r �.xr .V a rig % .;i i. T J�y 17 Coastal Development Permit No. CD2019-055 PA2019-220 407 North Bay Front Attachment No. ZA 3 Project Plans 12 SHEET#1 DRAWING TITLE T-fd ITITLE SHEET U T-1.1 GENERAL ARCHITECTURAL NOTES T-12SUR TOPOGRAPHIC SURVEY DOCUMENTS ZSUR TOPOGPAPHIC SURVEY A0.0 ARCHITECTURAL SITE PLAN f02 STAR EDGE PLAN o � ) C2 EROSION CONTROL PP N 2 V / C4 EROSION CONTROL PLAN A10 NAL VIEWS m U A FLOOR 2:0 FLOOR PUN . h30 ROOF AN W A-4A E ERIOR ELEVATIONS&MATERIAL SCHEDULE A4.1 EXTERIOR ELEVATIONS fr50 BUILDING SECTIONS — A5.1 BUILDING SECTIONS AP-1 BUILDING AREA PUNS y£ S == U — C Sf FOUNDATION PLAN S `Ir FDi FOUNDATION DETAILS Q 4 ui E. Z Z = Owp LL z wzyaI In Zw . Z r 5 a � BAY FRONT RESIDENCE m 407 BAY FRONT NORTH,NEWPORT BEACH,CA 92662 *III p Hrt SPECIAL INSPECTONS 8 u w I fL3; uTox n— 4f1 saxxr-aecmTaxE . ®••• 13��}91 IT 31—LANNINMEx G.aGLE orrnn.vmmv .. I bm:� :..• _ w �93� MATERIAL LEGEND 9 DEFERRED SUBMITTALS i AGENCIES&PUBLIC SERVICES 4 PROJECT DIRECTORY 2 w ca,.uExrs Nimi m _N PROJECT DESCRIPTION: /N�ISS —xE-TER NN—TH .e.r.�u ei muew G T-tNbHN r .1 awxm olnxoTHE MENT Pnw�o;pAS >r oxom[arvwK sw .EEwnfsiiNG ao o xA �'otuw mepon i o. m n 'eLW N1¢ E 1 �w [xrtiw E0NNExis mrwar. •rnr.� ocmev LEVELIN—DESIHE �E�I�EnGG s[�wx�xcEun oWawvewo¢ElxeMsucA suu�rcw A �4 8�� � ­NGINECRNINTRYN ¢Himcn Ne�nuxu''oo�S IN— =WLH wNEAw 0JT AoiEia AN�LO uwIlEEN oi¢., aGpaoPwsExi�.Eiaxn a+ewru s uyl clrzµxwwxmwSiixco[Tu TQNu EC Tll�x¢�Srcs AN0 �a wm�M�wuwiu SSm >,Q is I-SNEowmErvrs xETiutorzarzoi3 ¢WE uw..xumm Q wlxLo„¢,_HHEE NNE HENTE­wwoxEE .T�w-EENTS. o -TAG ,.•x.=.w ». T-1.0 VICINITY MAP/PROJECT DESCRIPTION I ANNOTATION LEGEND 10 PROJECT STATISTICS 8 SITE INFORMATION I 5 CODEREVIEW I 3 SHEETLIST 1 1J° m IM- n. 1.11 -1 ,-- K. HE— MM-M..— Z E wr-,M%� '. ---I - Ll'=- �020-i m V17iNI7 WM� V. wnvnm==�- ;-i -------- R R� W&-- MR., tea. C.RS- ft- 2 m NO! V ur u ME ;8NI'M Wam 2v- 10ffl.. ABBREVIATIONS 2 GENERAL NOTES CONTINUED 0 Lu LL z mopm UJ z U) 0 ------- uj ji 1GEMPRALNOTES CAL GREEN-RESIDENTIAL MANDATORY MEASURES 1 Oz 0 U LL wm . .• sLLvv� 'w __._ —.— _ __ ^- — _ _�___�__ - r.v �. wv _-_�wvw�ww� r W co Lu 2i •��w=�'.�.- —_�__ ^�-•^r-..�. —. n.._ � _ �- .wnn-. � v -.•ram� �� �.w.. ram. � RESIDENTI LLCONSTRUCTION MINIMUM REQUIREMENTS w HIM i�9ii�E9y ww 7: Jill, :ice i�i�,11 h0 �F 3 T-1.2 21 FMEN NOTES RNARRAaxuo.uu.'-. SEA,gqy FROM < ® — u u ®— eamveuuua' Ix uvwx a SITE NLLfY k NVENT IS DOARRIES IN — cmass cmeweessusrev w,meaErcarmwmrn ssrcexwwi.xmFN 1.1 IT IF FT,ARTETNF TAR, A—ANAID RAN S. WJFATG­ FARRINETER nsmrouaws. EsrereoscN OFm[ucouxn�nw [ Tox iiHevom6vua,evE,eo,Wrz Aq gYep F�s� — as a�rK x — aeT�N .T�o ..............—A. ART NARAN AN,saa,,,.,IAA o P a o — EAR N ED DONING NET ylel N Al 0r...— �Irr„MP 4 1 EARNS LOT 3 AR.NNSI\\ -- a\\ eI i_S GMPNIC ECILLE IN FEEr LOT \9 P,mw BLOCK 8 a TL c �`� MAP OF RESUBDNISION OF a« - °- W \�'"J a.- SECTION ONE BALBOA ISLAND ` Z .o. M.M. JAR 6/30 � \ nee CHIANP9 s I. Sa e a IFR 3-3111, IS NI a o \ \\ - LOT 5 U Z Q Eo i \ \ O Tvaxmsoaas,F,s�aF,a.,..awasroa. ," Q a o ASE `\ a E,M \ 00 ¢ AT m AGATE_____ (- z AVENUE a R CANTI E.RTa NANDOOP. Tmne,w.awv.TN.R.u.RENTEE 7 0< 7 c a ENE- a 4E � a a. _.--' 1 z w _ o LLz r z � awe mpg z w �O«ITE& CTURAL SITE PLANPIAN rc .m�. .m..m. v m ,� 3 6t 620 8 4 FS 626 FS ,�...� \\ _Ir \\ ` __— _.--_ _ —_------ \ PT.4 L _ 3 i �F�1 P. S IF 632 F5 6.32 F5 mow... - ---mm,-- xxewnr. ¢V fiFp !fFstiii uaRADE PLgN 6�.� w.ewwr.xacemmµ..u.�•••� rxry-111TCAIEF.ortouw PT.91 634 FS. ® xws xExnr . or�wmr PT 6.20 FS. PT.113 6.32 F5 ixyuuT®s flEEwSwkToxm.�ourEmnan PT.A4 6M FS t8.17 FS=1226r2=6.12 FCM .„.y...,.m„a..� O wnuamsnca®rso.c ux.o. TOTAL (24,M4)=6.24. GRADE PLANE'.d24�80 T.O.S, f� cwrsewEv a-aSTwsgrs oc uwu ETAwIw A-0.0 ® q PLANT LEGEND W B SEPARATION LEGENDw EEF N U mp U C 6 QZ I �Q U s 1 o ._.._.. ._.._.._._ \ LL 3 .. m..a ..,. \1co } i z Z i r rc 0 v m 3 rjr€l�ei� e ..uSNABEDGE PLAN F31 a (IFMIN NOTE: 11EF�jF GENERALCONTRACTCR TOPROVIDESHOP W �:`°`ii�Y DRAWINGS CONSISTENT WITH THE CONSTRUCTION 99EE�3 FC DOCUMENTS.GENERAL CONTRACTOR TO REVIEW AND APPROVE ALL FINAL SHOP DRAWINGS PRIOR TO N EFTS FABRICATION B POURING. !e" ARCHITECT B STRUCTURAL ENGINEER TO REVIEW SHOP DWGS.FOR DESIGN CONFORMITYTO THE CONSTRUCTION DOCUMENTS PRIOR TO FABRICATION&POURING. A-0.2 24 CONSTRUCTION NOTES ABBREVIATIONS m E17. ,gm..�.��. h. _'you MT—11 —411 +� lw le � AA - --- - __J_ T TxL T—I T T T—I \ r _ T0S-900 g\ FF= }, s� GARAGE FP Y, . l \Y Id 4n v wx+ueecn.wa+ vv IpWOU101 SEs 2`w v@. uwavrvo.ue>+.ao - PRECISE GRADING C? HnIiIPcla'+0[tcrydn0 ' AO]N.BAY FROM Pt,N�n+ nvo� a[m,wmll OS A+V�wow puva[a,wx WY NEWPORT BEACH.CALIFORNIA BETIONABOANCONTRAl INATIONS.ITAREAREAN NINAT'A'1.1 INTRAI A TESSANTER—"'.A' I'D I.—IFTER LOVER ABOR AN SITE IASANN EFEEST IN L—AREAS 1—10. BE NE IFTEN III'ST..".BAY BE Ou IRS I BASIN ON SELANIFIRESSI FIRS NO SEE A—I wuonaawvrvnsaeue xew.rmniuucosaas nauseaeitexwnew+auevxommviuxnxexaaNATEREALEENTABSTATTAINTERATE uNo/w u[nnrtz orortcneri xarz nrt exs sneis sx[[i —I "—I NO ATINGENTAL Ell.SUFFEE—AGNALL. —A STAL.—SE AN sannrssmmESExnaoDOE ms inos[u'BE v 11 ur.iseusz uus n xvuue.[11 NO[ui-SAID FIAT—w.x O F.AT0°unuxievorts.au wouvswunee:n ENTEN 'u,eiz�wmx9 a use imLEI.I-u+i<TOO z ew-x �wn�vEASE me vuo_im."LLN— v ®c wsxzETING swI' A wwm2xnrvnuvwnvcww.¢w= rATOAI Im meui.ura s vius uu ec ccnwv ARE amawsv mswzp AN AN TINTI NAT ILL ouniwiuz omirc n¢ ®uxmcwu m ANG,Al— w^.e r¢wm�wauneamm�vmn. TIE"LLIN SEELABLEANATTERIALF AREARIES'-GAAI DENTRIENTABEE TITLE FEARLITALL.11TENTE ��SA OBS SITTEARIFIES'LIST BE ATEREATED ARI IN ARNADDINEST CIAL STAGE ADD FILE It OFFLITRANAL DENTLEAT FEE FLATTA ATIN.L.'"I 11 vc NALN_EAFE NYO1ON WAND ILuxnAms'ENT rswsmuusnsn_AT 11I 'P'��oxxuuu .cvinu.rvaAD�s auunv. ���-110X��'�umcTucwvnncu xmumv.All nwoinis. NOT O\ o A �� IN ".A . x \ ATER I,L�,.e \ mm IT,} - ` 'BE A INTAT w 9 0' A. — \, ,xn.IA;�o -�-T -T-n-_r L L i- i o i=i i—i �- \ L L, �. � x oj°�i�iiii���o»>lll�����i00000ii�iii� � yx�yc�: cNmnccxrorommsi IESSIESTARTI, "I xi x[ewi pease �Is° uwax I'uein NSBA - ER05ION CONTROL PLAN �. xm �x, Am�e, a 5 �O �mTITT, LANE nprv�ID uc nvomL 407 N.BAY FRONT u4 ' x � yiy NEWPORT BEACH,CA 20 Nrlro, \ ► a V �= � � S e :I win Z m =�' r Ow0 l / LL Z 3 >- w =� coy0 Z w i r z 0 v m rn A%ONOMETRIC-NORRI-EPST 2AEONOMETRIC-SOUTH-EAST u UONOMETRIC-SOUTH-WEST a"ONOMETRIC-NORTH.WEST h yAa IQ. I i y i�( i�fij � \� \ 14 A-1.0 2j _ ______________ _ _B r.`m... —1 ...v......tK,.v.n....a..aa y EEE ` U � L \ Y v 1 M Q \`1\� C17 " ■ \ r o l \ I • ..en ..:.. LI' ....v .,gym ww r.•v ..ry r. r r. °n• esn ° ; y B� /n FIRST z FLOOR PLAN -- ---� -- - - A z —• 0 Lu LLZLLI m zm <H 1 3 m i o. �p - - -- K� §E ONO RFOOR PLAN aWFIRE�MDPEATIMNEEm br W g fA \\ o "F..".<xx<w.l EEF­EUM­ Imi LL 0 1'u' a usi-elxri xusavoax 1\ ill�lul rvv •[] +.rir 1\ ® wMx�.siwttuwa drv9. I v , <u •� ° \ �u<s oata[[aec.4sarurw oa 5ox,v 1 a AWDMK � 1\ F"M®xsFnuxE-<xK1.s EEE m. 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J J T46NOTE.rr-F xoosrtww .i. �E v 1 inn .daevamtw¢mi 1 __i__Y I llI , el f' I��pfi e..� � ICI CD fl' (D C} u� �ii�stfi' _ t i 11 LEFT SIDE ELEVATION-VERIFY DIRECTION ro L A-4.1 31 ume,um..mw.ux.uaeucsme�uma.ss .uzeuu rcenm�vr.uvEewumm,=sww"s Z mp DD _ _ _ _ _ __ _____ ___ _____ _ ___ _____ ___ � ate .�,..m..".m.._..."..,..a.....,..m.,."m.,�,..�... ___ -- _-- ___ - aesoaq,yy� 3 C`s E3 - _ o a - ITI-III II Ildll IF Q 0 x'$ - _- L-�CIEI IICIII ilh m rcm �III'I�I -1Ii- Ell-l7 (A °z 2 W nwp 0 u LONWUDINAL SECTION-GREAT ROOM g �- - --- -------- -- - i o� s 'II III H Ifl II. �II� ICI II II IN - I-H- II I I I T I I IH II 17 II- Il a o-`IIl'�Il—I� u�l II Il i=l W — I�M ul �� I1 i. . r, I �. p—DR N� L J 12 TRANSVERSE SECTON-KITCHEN .TRANSVERSE SECTION-STAIRS ® cwi SIRD—a-asrwsg�e oc uwu A-5.0 R SEPARATION LEGENDW� 32 mp — CIP — ---- --- - --- --- ---- ---- awn,= n°Rmm R A 3� 4E=tea, rxaE Erty - n.nwuwn.nue,w. w - ow --------------- ----------------- a s �m� wde S7S1B F .. � z � a z m a� � w � III I I-I I I:—I I I I I I I I I I II I Illl 1111 II II - o --- ie LL Z 3 I I I I I III I_I III II I III _ r IiLr�ul—,�i III III II�JII �Hu r= n I II _ III i y W I I� Ju IS II IL IL I_u III II u_ —I L— I_ P- m W om Z W i r o rc LONGITUDINAL SECTION-STAIRS O 1 > ED m g m , F3 q&,S : .. , . - - J I V (FEFSFIF a9, p. � 1 sla± .n.IFE. to ` 0.. ATEsvumr REEori— ® �s xE,urmaum or�wm, F® ixyuurmsys.sr iww,r�oupsc.�ou,srws O wua.amsmca®so.c.u... 3 TRANSVERSE SECTION-BEDROOMS 2 TRANSVERSE SECTION-MASTER SUITE wwnu-z.ae uas®moc.uxa '^ TJ,w�.,�a a,w.,v aw,secwev�a asr A-5.1 S SEPARATION LEGENDw� 33 .a.,x m -, .Ex., = R navmu 155F ,s 65s uwv�oer ,ms yy¢eV couuuns i gd oppa= ® ® ^FIRTFLOOR IT O.31 r ys �Z H LSRF 3 �e�Es U 11 cmnwexis Z wvm Ow ¢ 0� U o LL Z 3 m yom Z W i r z " 3 E5SE DFLOORT.OS.IT P,) MEmV�L cv6fi M1f��1 1 �t33i a e 1 9 III I;j hill 11113 ® u1AiRO FLooR T.o s.rtrF.l AP-1 3-¢ LATERAL SHEAR NOTES: FOUNDATION NOTES: _ .,...� ..M _ ILI SOIL INFORMATION: _ ANCHOR BOLT....LEGEND, .. ,... W o LU 8 .,...o._ ___ ___ ____ ,., FR• I�G LEGEND -IT 11 z \ m s n �...=>a " ; 0 --- :., — �._, LIL FOUNDATION PLAN ro o. .. �, Si 3� �a I f� 56 8 FWMAT DU 1 SLAB/PAISm FlA OOfm1T e �4: t Z O _m 7 SLAB/PAISED FLR CONgTpN 2 SLAB I PAISm FLR COPIDITgN a ?� LLJ a mo wee Q 9 SLAB AT GAPAGE 3 SLAB/PAISD)FLR CONDITION o , I, z C (k"`nnn h�rY}}vim J IL 9 EXT O w FOOTMO 4 P Y OETA t 5 FOUNDATION DEM FDi 3