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HomeMy WebLinkAbout20200227_ZA_Staff Report~-~(?iil>19 CITY OF NEWPORT BEACH [ j l '~ ZONING ADMINISTRATOR STAFF REPORT iJ -~· -~ SUBJECT: Capparelli Residence (PA2019-263) • Coastal Development Permit No. CD2019-073 SITE LOCATION: 117 North Bay Front APPLICANT: Brandon Architects OWNER: Ed and Chris Capparelli February 27, 2020 Agenda Item No. 5 PLANNER: Stefanie Edmondson, AICP, Planning Consultant 949-644-3200, sedmondson@newportbeachca.gov LAND USE AND ZONING • General Plan: RT (Two-Unit Residential) • Zoning District: R-BI (Two-Unit Residential, Balboa Island) • Coastal Land Use Category: RT-E (Two-Unit Residential) (30.0-39.9 DU/AC) • Coastal Zoning District: R-BI (Two-Unit Residential, Balboa Island) PROJECT SUMMARY A request for a coastal development permit to allow the demolition of an existing residential duplex and construction of a new 2,300-square-foot, single-family residence with an attached 451-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 from applicable development standards 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. CD2019-073 (Attachment No. ZA 1 ). 1 DISCUSSION Capparelli Residence (PA2019-263) Zoning Administrator, February 27, 2020 Page 2 Land Use and Development Standards • The subject property is located in the R-BI (Two-Unit Residential, 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 because the property is located in the Coastal Commission Appeal Area . • The property consists of one legal lot developed as a residential duplex since the 1970s. 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 result in the reduction of one housing unit on the subject property and is subject to a coastal development permit (CDP). The subject CDP application was deemed complete on December 19, 2019. The project is therefore not subject to the provisions of Senate Bill 330, which became effective on January 1, 2020. • 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 Prooosed Setbacks (min.) Front 10 feet 1 O feet Side 3 feet each 3 feet each Rear 5 feet 5 feet Allowable Floor Area 2,752 square feet 2,751 square feet Allowable yd Floor Area No standard 84 square feet Open Volume Area Not applicable Not applicable 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 that surrounds Balboa Island. No modification to the existing bulkhead is proposed with this project. 2 Capparelli Residence (PA2019-263) Zoning Administrator, February 27, 2020 Page 3 • A Coastal Hazards and Sea Level Rise Study was prepared for the project by GeoSoils, Inc., dated December 17, 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 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 9.23 feet North American Vertical Datum of 1988 (NAVO 88), which complies with the minimum 9.0-foot NAVO 88 elevation standard for new structures. The development will be required to be waterproofed to 10.6 feet NAVO 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 property is located within 25 feet of coastal waters. Pursuant to NBMC Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, a Construction Pollution Prevention Plan or Erosion Control 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 prepared by Thomas Ruiz, licensed professional engineer with Forkert Engineering and Surveying (Sheet C-4) and construction plans and activities will be required to adhere to the CPPP . 3 Capparelli Residence (PA2019-263) Zoning Administrator, February 27, 2020 Page4 • Pursuant to NBMC Section 21.35.050 (:Nater 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 (:NQHP) or Water Quality Management Plan (:NQMP) is required. The preliminary WQMP report dated December 13, 2019, was prepared by Thomas Ruiz, licensed professional engineer with Forkert Engineering and Surveying. The report includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low-impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. The final WQMP will be reviewed with construction plans prior to building permit issuance. • 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 the construction erosion control plan and a post-construction drainage system that includes drainage and percolation features designed to retain dry weather runoff 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 residential duplex 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 all construction 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. Project construction will not block the boardwalk and construction fencing must only occur on private property. 4 Capparelli Residence (PA2019-263) Zoning Administrator , February 27 , 2020 Page 5 • 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 duplex 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 duplex and construction of a new 2,300 square-foot, single-family residence and 451 square-foot attached two-car garage. 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 . 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 , Sect ions 13111 through 5 Capparelli Residence (PA2019-263) Zoning Administrator, February 27, 2020 Page 6 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: Stefanie dmondson Planning Consultant Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 RESOLUTION NO. ZA2020-###- A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-073 TO DEMOLISH AN EXJSTING RESIDENTIAL DUPLEX AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE LOCATED AT 117 NORTH BAY FRONT (PA2019-263) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Justin Johnston for Brandon Architects, with respect to property located at 117 North Bay Front, and legally described as Lot 5, Block 2, of Section 1, Balboa Island requesting approval of a coastal development permit (CDP). 2 . The applicant proposes to demolish an residential duplex and construct a new 2,300- square-foot, single-family residence with an attached 451-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 (Two-Unit Residential, 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 (Two-Unit Residential, Balboa Island). 5 . The proposed project will result in the reduction of one housing unit on the subject property and is subject to a CDP. The subject CDP application was deemed complete on December 19, 2019. The project is therefore not subject to the provisions of Senate Bill 330, which became effective on January 1, 2020. 6. A public hearing was held on February 27, 2020 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. 8 Zoning Administrator Resolution No. ZA2020-##-#- Page 2 of 9 2 . Class 3 includes the construction of a single-family residence in a residential zone . The proposed project includes the demolition of an existing residential duplex and construction of a new 2,300-square-foot, single-family residence with an attached 451-square-foot, two-car garage consistent with applicable regulations. 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 Surmort 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 2,752 square feet and the proposed gross floor area is 2,751 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. 9 Zoning Administrator Resolution No. ZA2020-### Page 3 of 9 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 December 17 , 2019 . The 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(0)(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 .23 feet North American Vertical Datum of 1988 (NAVO 88), which complies with the minimum 9.0- foot NAVO 88 elevation standard for new structures. The development will be required to be waterproofed to 10 .6 feet NAVO 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 pennits. 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. 10 Zoning Administrator Resolution No. ZA2020-###- Pa e 4 of 9 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. 1, 0 . The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program (LCP) maps. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing duplex residence with a new single-family residence that complies with all applicable 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 a duplex 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. The project including all construction fencing is contained entirely within the private 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 11 Zoning Administrator Resolution No. ZA2020-##=# Page 5 of 9 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. CD2019-073, 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 27 th DAY OF FEBRUARY, 2020. Jaime Murillo, Zoning Administrator 12 Zoning Administrator Resolution No. ZA2020-### Pa e 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 10.6 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 . B. 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, 13 Zoning Administrator Resolution No. ZA2020-### Pa e 7 of 9 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 . ' 9·. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) 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. 15. The applicant shall comply w ith all federal , state , and local laws . Material violation of any of those laws in connection with the use may be cause for revocation of th is Coastal Development Permit. 14 Zoning Administrator Resolution No. ZA2020-##-# Page 8 of 9 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/VVQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved CPPP and WQHP/VVQMP 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. 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. 15 Zoning Administrator Resolution No. ZA2020-### Pa e 9 of 9 26 . This Coastal Development Permit 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 . The Applicant shall obtain Public Works review and approval of any private improvements proposed within the public right-of-way area. Such improvements shall comply with Council Policy L-6 related to allowable encroachments within public rights-of-way. Temporary construction fencing during construction shall not be located within the abutting public access walkway or public sidewalks. 28. 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 the Capparelli Residence including, but not limited to , Coastal Development Permit No. CD2019-073 (PA2019-263). 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. 16 Attachment No. ZA 2 Vicinity Map 17 VICINITY MAP Subject Property Coastal Development Permit No. CD2019-073 PA2019-263 117 North Bay Front 18 Attachment No. ZA 3 Project Plans 19 u z ... V) 1-u w I- I u a:::: <( z 0 0 z <( a:::: co CAPPARELLI RESIDENCE H-E Sll3.IECT PR0?£RTY LS LOCATED IN BALBOA $LANO IN Nf:W?ORT BEACH. CA ON NORTH BAY FRONT ADJACENT lOTHEHAROC:IR. 1HELOTISAPPROX.JO'WICE8Y~"i:EEP.ITLSZOt<ER-81 NCEAr,cJ l'fiA0111-;:::m.wl,IQ' n• ::i,1ri.i1 ~ rn ·wa::11.1 11;,,: ~1• rQn ~ .. ~,~~r.t:.:t,~~~-= WITH A ~'OPEN'tlVJIIIGFLOORPLANW1IO,IMX]"'1LlESBAY AS CJ.JTDOORDEO<S. LOGGWI, ROOF C€CKS .-.ND PA TIO A.REAS. PARKIIIIG WU EE PRO\llCEO N H-E FORM OF A2 CAR GA.RAGE \NITH ACCESS OFF THE ALLEY (GAAAGE° TO BE SETBAO< TO AUON FOR Gl£STIGOLF CART PARKlr-iG) THE EXTERjOR WIU BE CGISISTJ,l<3 OF HIOH-OUALITY DURABLE ~TERIALS, PRJ~Y S~TH STUCCO SICB:NOVvlTH SOW:0 USE OF "I.AT~ STONE, \MX'OAND ""TAL A.CCENTS. THE PROORA~WILL lNCLUCE Tl-HO FOLLOWING EAT-ts KITO-,~ WITH AN ISLAND AND SMALL PANTRY, GREAT ROOM WTH A FffPL.ACE, ot.1NO AREA, MASTER SUITE MASTER 8.-.TH, VVALK-f>J Q.OSET, ELEVATOR, 2-SEcor-o-.RY BE~ 'IVITHATTAOiEDBATH.S ANDWALK-N O.OSETS, LAI..W,iCRY ROOM AND POWCER ~-lN ADDITION Tl-ERE WU BE A THRO FLClCR CABANA AND A ROOF Cl:CK WITH AMEMTIES FOR ENTERTAINI/IG. Tfi.E OUT(X)Of,I AREAS ADJACENT TO THE BAY WILL IE STRONGLY INTEGRI\ TED INITH H-E I~ l lVr-lG SPAQ;S ANOWU. BE. DESIGl'ED WITH AMENITl,ES f>JO.Uo,,JO --.;cF11..-..--n.a,:r1 wur,.. l'.i'lf_. -• 1.1•1::"J1r1 -..W-.,"'D'II 117 NORTH BAY FRONT, NEWPORT BEACH, CA 92662 C&J.Wllliit -"=~ ELEVAT!Ct-1"1DICATOR &, REVISIONFI..AG STAIRTAG(NO.Cl!RISER&HEIGl-,T) 0 WALL TAG <El """'"" ® ~au.w l t"l ---~...--,cwt,. . ...,.._.__ ~._.n... __ .,......., ~--,,.... -- ~ ...... ~• rltlo .... 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BLOCK 2 lOTe M.M. 5/44 LOT 4 u .II ' a ~ i ""='"T------111 1 ~ i! i " 1 ~ .._ _________________________________________ ~f 23 ARCHTECTURAL SITE PLAN [J] 114''~ 1'-0" c:::J ~ ~ -= 24 ra E l ys,; ' F J I E'X/STING BUiLDJNG LOT5 (27.67) 'RIDGE EXISTING BUILDING EXISTING BUILDING (6.57; F . " -1 r -!>- / 41 1-., I..., ~ ~ " ., f:l .., O;) "' ;:; N II a: "' 0 io ,"' "-N II <l JS • FL . ~- H rs-e-.,, Fl ® EB [}] ~,;~1~1TION PLAN . --_,._ A ~~~1JL BAGS DETAIL A-0.1 25 (i) ©- - ' : l---.b!.------------------------~===""'i:!:::=========--1 ~! L _j ____ -------------------------------------·-----------:--- cb ~I~~-• ,'~=:.i.,•,_,■,,---­---1'1.l ~~Sll:)OjJAaf: 10 f'l,1::t c, l>IEl\1....0 iEXl."""-l"l 0. •AD. Of ST~IJCTU~E lf.0.~-1 TYi', U.N.0. I\Ol,Jl,IIXOTO Tl<E ~EA~EST 1.-.eOf<T...CT AAC..,-ECT"' WIUIINQfOIINf'r ClAIIJICATlOH Cl< roKITtD Oll~SIONS. 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C•, u r.&:11, ..m 29 LANDSCAPE ARCHITECTURAL PLANS FOR THE CAPPARELLI RESIDENCE ....er~• -~~ --~ ....... ·•~r- ~,.i,,i.:ap""C, Jif,fTCIJiolJN.o ':;,i1-.. ~~ti,,:P-....- ~IMX ,11,.-.r~n,'1.-.·;:J""~~ ~ 1,.,tt.11 ....... ._:,u,u:> ~.'lt,lf=''T1'91 ,.._.~ -fll'T~,.,.,t-'~T• l!.--.!'•J,1,c::H ~T"'-7~ t!.~ln-~ ....., ,u, Ill~,-i(ll;:'l'~.-..O~~t ,n, ~---~•~ aa .,,_.,. 11f'Ll.:"l.i, .:::J'(Dli[,ua --~~- -..:-c,-.1u~--... ~,~~ ~,~.r-.;~ ~--,--~ 4' er.l::I,=.. jl~.-, r.J ~,.-, 11"'1-":Y _. .......... Qa,TCJ '",drl¥'r ~~ SHEET INDEX: L.-1 COVER SHEET L.-::2 CONSTl<UCTION PLAN L.-.3 CONSTl<UCTION DETAIL.5 L.-4 L.JGH11NG PLAN L.-5 ll<l<IGA TlON PLAN L.-6 ll<l<IGATlON DETAIL.5 L.-7 PL.ANTlNG PLAN L.-8 ll<l<IG. t PL.ANTlNG SPECS. _.,,,.n._._ i i '--------------------------------------------------------------------------------------------" a 30 CCiN~ !!ii:! rrci'-'e; ~ '":it -K1:'--<1l .UJ•~ .JJIT ,...,_ .. i.rn"'- 0:-~:°"~~~~~T:!°.:o~~~~l;!~=~~,;;:~~~~~~ IJT-;3.'\.J.r.i -.....,. ~JlTD:J.. . ~ .......... -.r.i0"'p.n1 .. ...__-4 0 ca...c.-:ED CONCJ,<E:TE:SOE YARDW'ITHCO'<lfl2C)..>CINTSAS51-0,>,,!N"NDE>.PAl'EilCN ..OINT ATB,>5,EQIFHO.JSE e ~ .,.,. .. ,... 0 .. -ML.- (~ --, ... §;,,--.,.. .... l,..,t,L 0srAN...ES=>SleE\, 1 ~ 2·· 0 l~.N'IILL L'¥il""~ '-' ~ •IDi:Sil llu.!.P.it-.-....a. ~ 5 L P•,-,E-ia~l"-Q--..a,,,1--.;: ;I ■II .l~JaiJ111'1!Wl""U."~- ~m....._...,::..iaiaftllCKa'I-IE.a:-~--~ --.-• ._,.. ...,&.a _ _..,. m--n,;.•-:::.a=- ---------- 'l ~. -#,O~iD,118 ~F-~ :::::,'.:;!_.la . ,, ... -... 9':1!11'"--..oac--a.... ~~~ • .,... .... ~ ....... 1/U" -.__, -; I ~ Cl () i-1 ::l ~ u1 ~ ~1 ~ o. o 'z ~ ~~ @l ~ -z D ~ 3 1~ ~ ri\ii ~ ... ~~!!!•1 •• SHEET NO L-2 31 l t -::ic.u!L1C.:::~~:t:1..:JOH" n YIII ~-a .v ~ ~-i,1-Qlr,i ~ ' ~e~l:I,~ !"CJCl ■•.ca.[" , __ ..,.:a;1,....J.t..• ~_,.~ !C!l'"olG ....... -=-~~~ il,YE" -f.-.. .! ,■.a, pjl"'l.i,,lf.N -O~lt-, 2 Pl'"■ ~Y°:'1' ~~ .J¥£t 11.,,4,C,-,Jr,&.;li:R ~...._ i:JO'li ..... ~~ TYPICAL HARDSCAPE THICKENED EDGE :Zr~-~~ ... ~ i ~,J,..,l,f,~~ TOU~D,. CK .... 1111 ~U!l.,L..-~,r.~■~ i■r41:a~lcH■ b.~D.lld:.'lf ~ ... ~ ~ .. ~D"I ......... L.r".t i'-ll-■n~" 1-\...-IL. •-- . . --~,a... l ~'l"l"L~■o+fl!:-. -~~~---~.:.::i...:.r,:,,~~~ ~t::u..i:::Kn .......... ~~-~- EXPANSION JOINT/ SPEED DO\VEL DETAIL CONTI<OL JOINT/ SAW CUT DETAIL c::, .. _ . ..._..~, . ~-ft."""1,· ...:1 t,fi.--&.it~O,C.~P ~ .:.:.a... BUILT IN GAS GRILL J~~ ::-,-~ ... ~ ,. , •• ~t.-r',;:.)t.,k,,,;i,L- -~r.-...J!!!lllfTal~l!:11 ~~"TliClll.,.~";C LIU'.=:I-T,:1,-.r.•~ica:a .. 1::1......:....~ ...... ~ J,~6'1111. • .. ~'.lh,,j-"'■:I, "'Enl.-t!II.L...cr.Lrr:I .::..~r:P-~.-:anAQ ~l~•,c;t ~~WII•~ """"" ..... EXPANSION JOINT AT HOUSE !.1¥-~ -~--•.1 ... MJ-1.•u-.. ~ua...lllp:! l!,:q,:,J:1-,.,C:~•lilr,,SQ'.-a.P\T..,.... 'l'":::lllll"~~~Tti~~ ....... ::J 1-'1..71"-':::::t'c.-ai=a,:.n -w-,ll~l-... ..,-C:::01 ..■a.l -(Ll- ~INti,,IIII 11iil!IC\.~ ~,::._...._._r,-~,-z- TYPICAL FOUNTAIN f-------.;..P~U"-'MP INSTALL..P-TION L ~~•E..p..,i.N IFQ.l~.~t ~ ':+ P .i■.T'Q'~'iMAJi' . . ..--~-4. !;EB,,tt ~.--;J ,.-;'$-~ 5.. ~ ~ ~ ~ ~ r-tN-~..att ~ 6. ~.JCl"lTW,'1//~ca,.L,'l!L-~~Tii~ ~ -1 =---'¥'~ ~ ~~ ::I -'~19'~ 9 .-~.!>..~ CONCl<ETE STEPS L-3 OF , 8 32 W1RE PuL.J.. 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Ni~ = iLL"P Pq>l.a,,ci.MO, .... ..:.sf-::r.:.i:.;,.,_ ... • "'-'r~~ [.I-.~ r--'1"111~ ,'"' "'O IL.-.:-~~ -tl\.l ~.:.:S: -SPI .:U,,-~~lou:il~ w;r.r" IT m,-.-,, 1}Gal .. ~._ .. "1..1.~'llio.N°«lf~ ~1aiL. .... ..-C..i .. C-JIV? ifN'~-~~.....:... c.~..---=r~~ .. -~~ ~·~---,..,__,., .... ~.Ci:. 0,. WAT ERPROOF WIRE CON NECTOR !~RI.~~,~ :I C..W-:-=.M:D.t,1...-a-• ~ ........ t:;H&J"Q-t~J ... --I •~ .. ~-:u-,..(; .of: Iii ~r-'~.-t"'f.-Jcb1"'4,~ ,......;;, .. i.c:1-'.ut'°M;:.~ .... , ... ....... ~ lilt,,. ~tt:li",~ -u,,Jl\.,U'al c..•Tb'iLI -.i1111•~~1flr~~~~ SLEEVNG ' ~ 1-1 ] .... , .. ...,.. -.t=~lll.----.. a~ .. :-1~ LU-,,C..,i...,,;lp,.t;;!i,~f~1•f • .. Mr! ~ plr.l "'4 ~.~ "T :.err iHJ.:...c ...... u......r.....-kn~'Mr....-L ~...:C:,u.;:( 111 1...a.:a-•-~"!.'al POP -UP SPRAY HEAD ' ,.._.,,,....._ I I ~~~r: . ~ ' ~~.-~ ....... ~~'----'t!t.~....:.. ...... .-... -...,i;;::i.-....:;:a.·~ 'II ~~rw..r......s, .hoht-"CRW,-.::a._ ,.._ - a- • N.L~ c.-,-~ 1-""J'P"I"!. ~-... -- ...,._nc:,..-..-iica,1~ r,,l,tJ, .... "'!l .. 11¥1A.&. BRASS BALL VAL VE ..,, I " -:-.. l_ -ilii,--,------.--~ ~ --..... ,.,. ~ 'YID -,~ ~ ,, I A ........ ~ -~,!...,e:~~ r.-:-::1 #,O,JC"',"'lrJ..Tf.=li:-!,......,at3nT;. TRENCHING 35 --~~~~~.::=-~w SHRUB PLANTlNG DETAIL ~--~l'L,.-i'IKl!iiilLilliiil~fiiitlu,ii::I _.......__l"..Mi:m.ir~~ ~~~~ ~---~ Gl<OUND COVER AND SHRUB SPACING VINE DETAIL ~~ I ___ ---- ~~ ~i.:-.----__ .....,._ .., .. ,. ;-.a~m--a.u ::!UiQDl'lDt Turf area does not exceed 25% of landscape planting area (prohibited on slope areas and parkways less than 10 lee\ wide) 75% of landscape area must be plated with cli'nate adapled plants wih an average wt.K::OLS plant factor of 0.3 Compost at a rate ~ four cl.DC yards per 1 ,000 square feet to a depth or six inches 3-inch mulch layer applied to all planting areas (excluding turf areas) ~[ "11giuJI'! El:l .....-dE ■ . ■h p,QJ' 'f9'-'H Stalemenl, "Owner lo agree lo comply M:h the requirements of the presaiptive compliance option lo the MWELO)." ..._I~ •-:-..,.:..i'.!'l,o l l• .,."Ill:"" --.a.,,;-4-p • IZill" -,u;,...-n..~~·-~ .. 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OJ AXONOMETRIC • NORTH -EAST 11] AXONOMETRIC -SOUTH -EAST «; h' ~ AXONOMETRIC · SOUTH -WEST [Ij AXONOMETRIC -NORTH -'l'I'= ~ // C/) c-u UJ !::: :r: u a: <( z 0 CJ z <( a: ■ --- A-1.0 I 38 :r - J' ,I @---ti j Er J 1 I ' i I GJ- ----. ---. .,. ____ _ ~ ..,.r,. 0 EB l;] (--'- ....... __ ... -ri: 0 EB •l,,, ':'rr:t.~~:.!· cb [] ~i:~S1!_:LOOR PLAN cp I ' I /~~ ' 'I Ii ,, .,.,,, 1: I r clJ MO I ·l --- ' :"I:~·.; cb 11) ~~:~;o FLOOR PLAN ~ IF" ~rv.,,,.J • CIILl4"-11- IUa.l,o..,..._I ~ .],.tllillliilr s.~--'I ... QC:. ~.~~· ~~':':."¼'-... A-2.0 1 39 El) .., I . I I r I 17 ~ ~;.:f•~ ll---'---1111-.<;;:.,....:.._ I f-- ' I ; I r , IH •: I j ' I A/\ fT\ OJ THIRD FLDDR Pl.AN W \J7 1~~1'-(T :r:: '-' cc <( z 0 Cl z <( cc II A-2.1 40 (!4 ~;. ~ ~ i#il I ( ... :, -€;:,,- ~ 11 - v · I "" I I I l ~ -J ..... I 0 ,.~ [:• §2.. EB [D~,;>?t.!LAN ... ,,_ ... ,o .,oc,.o •o.wTl•--•""a -· -~------·~--·--:!!r-... e1 -~~-~- A-3.0 41 --,,- (,) r L i------- ' I ~: ... (lJ. • f --· ___ _ . -1 ·--·-----=- J OJ ~qELEVATION • SOUTHEAST ---t r l ~~~~DJ ~It;--' --4~L-IW--»l~ti-~ :: ---°'itlllt.."'-ffi-$ --=1&& J J [1)~~~~.~ SIDE ELEVATION· SOUTHWEST ~~-=: M •~--- ... , ............. , .. ,,...,......0,1 WAl C.RPROOFC>aX ~E~BRi\rE ·-~-~:f.M» ,:, -,~ ~"'::-~'°:: -..;:..,~ ,,..a.!.,~~=.,•=.•._:._ A-4.0 42 FRONT ELEVATION-NORTHWEST m ,1,r•r-0" ------- L 0 I I I _J I -l~ I I I ---.. LEFT SIDE ELEVATION. NORTI-jEAST [111/,1"•'1"..t" A-4.1 43 0iW1!J,9<l't.il.QA.L _ {1] ~;VERESE SECTION -GARAGE [D ~!VERESE SECTION -STAIRS cp cp (]] ~~~J.,TUDINAJ.. SECTION -STAIRS ~--..... 'Z Q --·~ .. ,..,.,., .... ,.,.._D"C .. -'-""' ...... •u.:•~----~·-i :::::,.~..::.._~~=-~:,".\!,;. ~¾:-•rn-·..:.:: • ..::-::-:::"' "' ·::~=~=~: ii c::::::J = = -= t:- ~ UIIC<t.J.Ut 1 '-fl l,!IJIIHl.ii-l,.a1l~IIU'e.&:.Wl"2 ~l-?,•'1hl1Qlt.UL.u ... w ~ 0 ~ h, . ~~~ I ;;f ~ A-5.0 44 Zoning Administrator - February 27, 2020 Item No. 5a Additional Materials Received at meeting Edward and Christine Capparelli Residence CDP (PA2019-263) r ro1T Mary Barbe , ia b11 · sl ~ .. Jn1a· ! . or 1 Subject Fwd: Date· Feb 25, 2020 at 9:26:41 PM Bee Marybirish1@gmail.com , Privacy Factor of window upstairs (pictures of our window) Hours of work by vendors ? Saturdays? Sundays? Insurance on Workers? Safety of Workers Damage to adjacent Homes? Parking in Alley Blocking of adjacent garages WiU construction equipment be secured? Ladders have been used in previous construction sites to access balconies and sky lights History of 2 burglaries to our home by hired painters 3 burglaries already on the island for 2020 Will workers be vetted to rule out criminal records? WiU workers be insured by builder/contractor for any damage/theft to adjacent properties? Sent from my iPad