HomeMy WebLinkAbout06_Meadows Residence CDP_PA2020-225CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
January 14, 2021
Agenda Item No. 6
SUBJECT:Meadows Residence (PA2020-225)
Coastal Development Permit No. CD2020-134
SITE LOCATION:2412 Mesa Drive
APPLICANT:Kollin Altomare Architects
OWNER:Trustees of Meadows Family Trust
PLANNER:David S. Lee, Associate Planner
949-644-3225, dlee@newportbeachca.gov
LAND USE AND ZONING
General Plan: RS-D (Single-Unit Residential Detached)
Zoning District: SP-7 Residential Equestrian (Santa Ana Heights Specific Plan)
Coastal Land Use Category: RSD-A (Single-Unit Residential Detached) (0.0 - 5.9
DU/AC)
Coastal Zoning District: SP-7 (Santa Ana Heights Specific Plan)
PROJECT SUMMARY
A request for a coastal development permit (CDP) to allow the demolition of an existing
single-family residence and two detached garage structures, and the construction of a new,
three-story, 9,064-square-foot single-family residence, which includes an attached two-car
garage. The applicant also proposes the construction of an additional 1,365-square-foot
detached two-car garage and a 360-square-foot detached pool house. No work will be
conducted bayward of the existing property. The proposed development also includes
additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and
landscaping. The proposed project complies with all applicable development standards,
including height and setbacks. 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, California Code of Regulations, Title 14,
Division 6, Chapter 3, 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. CD2020-134 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
The subject property is located in the SP-7 (Santa Ana Heights Specific Plan)Coastal
Zoning District, which provides for detached 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
residential estate. The neighborhood is predominantly developed with two- and
three-story, single-family residences. Properties located southwest of Mesa Drive
consist of other similar residential estates. 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
setbacks and height, as evidenced by the project plans and illustrated in Table 1
below. There are no requirements for maximum floor area or lot coverage in SP-7
Residential Equestrian.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 20’ 238’ - 7”
Left Side 5’9’- 8”
Right Side 5’12’
Rear 25’ 143’- 8”
Parking (min.) 3-car garage 4-car garage
Height (max.)35’ 34’- 9”
Floor Area No limit 10,769 sq. ft.
Per Municipal Code Section 20.90.190(E)(1) (Santa Ana Heights Specific Plan),
an equestrian trail is planned to be extended east along Mesa Drive from its current
terminus at Cypress Street to the Mesa Drive street end on the south side of Mesa
Drive. The proposed project will be required to grade the existing parkway to a 2-
percent maximum cross slope to accommodate the future equestrian trail. The
design shall be reviewed and approved by the Public Works Department.
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Hazards
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
Pursuant to Municipal Code Section 21.35.050, due to the proximity of the
development to the shoreline and the development containing more than 2,500
square feet of impervious surface area, a Water Quality Management Plan
(WQMP) is required. A WQMP prepared by BKF Engineers, dated September 14,
2020, has been submitted and will be reviewed by the City’s Engineer Geologist.
The WQMP includes a polluted runoff and hydrologic site characterization, a sizing
standard for Best Management Practices (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.
Public Access and Views
The project site is located in Santa Ana Heights between the nearest public road and
the sea. 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 is the
redevelopment of an existing 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. Furthermore, the project is designed
and sited so as not to block or impede existing public access opportunities.
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Vertical and lateral access to the back bay is available near the site through various
hiking and biking trails accessible from Mesa Drive.
The project site is not located adjacent to a coastal view road, public viewpoint, public
park or beach, or public accessway, as identified in the Coastal Land Use Plan.
Furthermore, an investigation of the project site and surrounding area did not identify
any other public view opportunities. The project site may be located within the
viewshed of distant public viewing areas. The project is to demolish an existing
single-family residence and construct a new single-family residence that complies
with all applicable Local Coastal Program (LCP) development standards and
maintains a building envelope consistent with the existing neighborhood pattern of
development. Therefore, the project does not have the potential to degrade the visual
quality of the Coastal Zone or result in significant adverse impacts to public views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
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 of a single-family
residence. The proposed project is the demolition of an existing single-family residence
and the construction of a new single-family residence.
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.
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Prepared by:
__________________________
David S. Lee, Associate Planner
MS/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2020-134 FOR THE
DEMOLITION OF AN EXISTING SINGLE-FAMILY RESIDENCE
AND THE CONSTRUCTION OF A NEW SINGLE-FAMILY
RESIDENCE LOCATED AT 2412 MESA DRIVE (PA2020-225)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Kollin Altomare Architects (Applicant), with respect to property
located at 2412 Mesa Drive, and legally described as Parcel 2 of Book 21, Page 8 of Parcel
Maps of the County of Orange, California, requesting approval of a Coastal Development
Permit (CDP).
2. The applicant proposes the demolition of an existing single-family residence and two (2)
detached garage structures, and the construction of a new, three (3)-story, 9,064-square-
foot single-family residence, which includes an attached two (2)-car garage. The applicant
also proposes the construction of an additional 1,365-square-foot detached two (2)-car
garage and a 360-square-foot detached pool house. No work will be conducted bayward
of the existing property. 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 Santa Ana Heights Specific Plan (SP-7)
Residential Equestrian Zoning District and the General Plan Land Use Element category
is Single-Unit Residential Detached (RS-D).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single Unit Residential Detached (0.0-5.9 DU/AC) (RSD-A) and the Coastal
Zoning District is Santa Ana Heights Specific Plan (SP-7).
5. A public hearing was held online on January 14, 2021, observing restrictions due to the
Declaration of a State Emergency and Proclamation of Local Emergency related to
COVID-19. 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, Article 19 of Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act (CEQA) Section 15303 under Class 3 (New Construction or
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Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
2. The Class 3 exemption includes the construction of a single-family residence. The
proposed project is the demolition of an existing single-family residence and the
construction of a new single-family residence.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (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 new single-family residence conforms to all applicable development
standards, including setbacks, height, and parking.
a. The proposed single-family residence complies with the required setbacks, which
are 20 feet along the property line abutting Mesa Drive, 25 feet abutting the rear
property line, and 5 feet along each side property line.
b. The highest ridge of the proposed addition complies with the maximum height
requirement, which is 35 feet from established grade.
c. The proposed development provides two (2) separate two (2)-car garages, meeting
the minimum garage requirement for a single-family residence exceeding 4,000
square feet of habitable floor area.
2. The neighborhood is predominantly developed with two (2)- and three (3)-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.
3. Per Municipal Code Section 20.90.190(E)(1) (Santa Ana Heights Specific Plan), an
equestrian trail is planned to be extended east along the Mesa Drive from its current
terminus at Cypress Street to the Mesa Drive street end on the south side of Mesa Drive.
The proposed project will be required to grade the existing parkway to a 2-percent
maximum cross slope to accommodate the future equestrian trail. The design shall be
reviewed and approved by the Public Works Department.
4. Pursuant to Municipal Code Section 21.35.050, due to the proximity of the development
to the shoreline and the development containing more than 2,500 square feet of
impervious surface area, a Water Quality Management Plan (WQMP) is required. A
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WQMP prepared by BKF Engineers, dated September 14, 2020, has been submitted and
will be reviewed by the City’s Engineer Geologist. The WQMP includes a polluted runoff
and hydrologic site characterization, a sizing standard for Best Management Practices
(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.
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. The project site abuts Upper Newport Bay Regional Park. The project is to demolish an
existing single-family residence and construct a new single-family residence that complies
with all applicable Local Coastal Program (LCP) development standards and maintains a
building envelope consistent with the existing neighborhood pattern of development. The
project site is located on the landward side of the park and will not obstruct any views of
the bay when viewed from the park. The project site is not located adjacent to a coastal
view road, public viewpoint, public beach, or public accessway, as identified in the Coastal
Land Use Plan. Furthermore, an investigation of the project site and surrounding area did
not identify any other public view opportunities. The project site may be located within the
viewshed of distant public viewing areas. 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 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 in Santa Ana Heights between the nearest public road and the
sea. 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 is the redevelopment of an existing
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. Furthermore, the project is designed and sited so as not to block or impede
existing public access opportunities.
2. Vertical and lateral access to the back bay is available near the site through various hiking
and biking trails accessible from Mesa Drive.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2020-134, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF JANUARY, 2021.
_____________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
3. Coastal Development Permit No. CD2020-134 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.
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.
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.
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. 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.
8. 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.
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9. 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.
10. 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.
11. 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.
12. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
13. 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.
14. 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.
15. Prior to issuance of the building permits, a copy of the Resolution, including conditions
of approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
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16. 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.
17. 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 either the
current business owner, property owner, or the leasing agent.
18. 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 Meadows Residence including, but not limited to, Coastal Development Permit
No. CD2020-134 (PA2020-225). 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.
Building
19. 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
WQHP/WQMP and any changes could require separate review and approval by the
Building Division.
20. 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.
21. 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.
22. All site drainage shall be diverted towards Mesa Drive. Drainage shall not be diverted
towards the rear slope abutting Upper Newport Bay Regional Park.
23. Prior to issuance of building permits, 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
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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.
24. 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.
Public Works
25. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
26. An encroachment permit is required for all work activities within the public right-of-way.
27. All improvements shall comply with the City’s sight distance requirement. See City
Standard 110-L.
28. The proposed driveway approach shall be installed per City Standard STD-162-L.
29. All proposed encroachments within the public right-of-way shall be consistent with City
Council Policy L-6.
30. The proposed storm water discharge to the Mesa Drive public right-of-way shall be
further reviewed and approved by the Public Works Department.
31. Prior to the issuance of a building permit, the applicant shall obtain approval from Irvine
Ranch Water District for water service and any required upgrades.
32. Prior to the issuance of a building permit, the applicant shall obtain approval from Costa
Mesa Sanitary District for sewer service and any required upgrades.
33. Low ground cover or low drought tolerant planting shall be installed within the Mesa
Drive right-of-way.
34. Per Municipal Code section (Santa Ana Heights Specific Plan) 20.90.190 (E)(1), an
equestrian trail is planned to be extended east along the Mesa Drive from its current
terminus at Cypress Street to the Mesa Drive street end on the south side of Mesa Drive.
The proposed project will be required to grade the existing parkway to a 2-percent
maximum cross slope to accommodate the future equestrian trail. Design shall be
reviewed and approved by the Public Works Department.
35. Existing rocks from the Mesa Drive public right-of-way shall be removed.
Fire
36. Residential fire sprinklers shall be installed in accordance with the California Fire Code
(CFC) and NFPA 13D.
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37. The travel distance from the entrance of the driveway to the structure exceeds 150 feet.
This shall require a turn around that meets the requirements of Newport Beach Fire
Guideline C.01. An option is available to avoid the turnaround, if the fire sprinkler system
exceeds the requirements of NFPA 13D and additional spaces are sprinklered. This
would include small closets, restrooms and other areas not typically sprinklered in a
NFPA 13D system.
38. The driveway shall be a minimum of 20 feet wide and have a minimum of 13 feet 6
inches of vertical clearance. The driveway shall meet the requirements of Newport
Beach Fire Guideline C.02.
39. Roads shall be constructed of a material that provides an all-weather driving surface,
capable of supporting 72,000 pounds-imposed load for fire apparatus, and truck
outrigger loads of 75 pounds per square inch over a 2-foot area. Calculations stamped
and signed by a Registered Professional Engineer (RPE) shall certify that the proposed
surface meets the criteria of an all-weather driving surface and is capable of
withstanding the weight of 72,000 pounds. See Newport Beach Fire Guideline C.02.
40. Vehicle access gates or barriers installed across streets shall be in accordance with
Guideline C.02 and the CFC and NBMC. Three site plans are required for gate/barrier
plan review and approval. Plans shall indicate measurements, location, type of
gate/barrier, and type of locking device, approved opening devices, and gate swing
direction. The minimum width of any gate or opening required as a point of access shall
not be less than 14 feet unobstructed width. The minimum width may be increased
depending on the length of the approach. All emergency vehicle access gates, private
gated communities, chains across fire lanes, and gates that provide access to the beach
and/or wildland areas, shall have a lock approved by Life Safety Services. Where gates
are electrically operated, an approved key switch and an approved remote opening
device shall be installed and maintained operational at all times or the gate shall be
locked in the open position until operational. See Newport Beach Fire Guideline C.02.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Coastal Development Permit No. CD2020-134
PA2020-225
2412 Mesa Drive
Subject Property
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Attachment No. ZA 3
Project Plans
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THE OAKS ESTATELANDSCAPE PLANL-11LANDSCAPE PLANSCALE: 1" = 20'NORTHPLANTING NOTESR E S I D E N C EG A R A G EG A R A G EP O O L S P AM O T O R C O U R TPROJECT DESCRIPTIONCONTACTSCONSERVATION STATEMENTLEGAL DESCRIPTIONS T O R A G ET E R R A C EC O V E R E DGENERAL NOTESTABULATIONSSOIL REPORTIRRIGATION NOTES1376-A Coronado Avenue, Long Beach, CA22,268 s.f.HIGH WATER ZONE (08%) -MEDIUM WATER ZONE (48%) -LOW WATER ZONE (44%) -3,678 s.f.20,393 s.f.HYDROZONE DATAT R A S HF O U N T A I NS U N N I N GP O O LH O U S EE N T R YD R I V EE N T R YD R I V EP R I V A T EG A R D E ND R I V EI N F I L T R A T I O NB A S I NU T I L I T Y Y A R DPLANT MATERIALSINVASIVE PLANT NOTES40