HomeMy WebLinkAbout20200213_ZA_Staff Report
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 13, 2020
Agenda Item No. 3
SUBJECT:
South Bayfront Waterpointe, LLC. Residence (PA2019-265)
Coastal Development Permit No. CD2019-075
SITE
LOCATION: 400 South Bay Front
APPLICANT: Brandon Architects
OWNER: South Bayfront Waterpointe, LLC.
PLANNER: Liane Schuller, Planning Consultant
949-644-3200, lschuller@newportbeachca.gov
LAND USE AND ZONING
x General Plan: RT (Two-Unit Residential)
x Zoning District: R-BI (Balboa Island)
x Coastal Land Use Category: RT-E (Two Unit Residential) (30.0 - 39.9 DU/AC)
x Coastal Zoning District: R-BI (Balboa Island)
PROJECT SUMMARY
A request for a coastal development permit to allow the construction of a new 5,689square-
foot, single-family residence with an attached 715square-foot, three-car garage on a vacant
lot. The project includes accessory appurtenances such as walls, fences, patios, drainage
devices, and landscaping. The project complies with all applicable development standards
including height, setbacks, and floor area limits, and no deviations are requested. All
proposed improvements are located within the confines of the private property.
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. CD2019-075 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
x The subject property is located in the R-BI (Balboa Island) Coastal Zoning District,
which provides for a maximum 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.
x Coastal Development Permit CD2018-073 was reviewed and approved for the
project site on February 28, 2019, allowing demolition of two existing multi-unit
structures containing a total of five units. Additionally, the demolition was found to be
compliant with Newport Beach Municipal Code (NBMC) Chapters 20.34 and 21.34
(Conversion or Demolition of Affordable Housing) and the Mello Act by the
Community Development Director on February 8, 2019. A building permit was issued
for the approved demolition on April 4, 2019, and the structures have been removed.
The property is therefore not subject to the provisions of Senate Bill 330, which
became effective on January 1, 2020.
x The neighborhood is developed with a mix of one-, two- and three-story, residential
structures. The design, bulk, and scale of the proposed new development is
consistent with the existing neighborhood pattern of development and expected
future development consistent with applicable development standards.
x The proposed structures will conform to all applicable development standards,
including floor area limits, setbacks, and height, as evidenced by the project plans
and illustrated in Tables 1 and 2 below:
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 0 feet 2 feet, 10 inches
Side 4 feet each 4 feet each
Rear 5 feet 5 feet, 7 inches
Allowable Floor Area 6,544 square feet 6,404 square feet
Allowable 3rd Floor Area 634 square feet 395 square feet
Open Volume Area 634 square feet 1,140 square feet
Parking 3 enclosed 3 enclosed
Height 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
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Hazards
x The property is an oceanfront parcel 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.
x A Coastal Hazards and Sea Level Rise report, dated December 5, 2019, was
prepared for the project by GeoSoils, Inc. The report concludes that with the
implementation of sea level rise (SLR) adaptation strategies (waterproofing of the
structure and future raising of the City’s bulkhead), the proposed development will
not be adversely impacted by potential coastal hazards over the next 75 years. No
additional protective devices will be necessary to protect the proposed development.
x The finished floor elevation of the first habitable floor of the proposed structure is 9
feet North American Vertical Datum of 1988 (NAVD 88), which complies with the
minimum 9 feet NAVD 88 elevation standard for new structures. The development
will be required to be waterproofed to 10.6 feet NAVD 88 to accommodate future
anticipated potential sea level rise.
x Pursuant to 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.
x 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
x The development, as proposed and 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
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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.
x 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
dry weather and minor rain event runoff onsite. Any water not retained onsite is
directed to the City’s storm drain system.
Public Access
x 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
includes 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.
x 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 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.
x The project site is not located adjacent to a coastal view road or coastal viewpoint
identified by Local Coastal Program maps. The project site abuts Pearl Avenue,
which provides a view corridor to the Bay; however, development will not block or
impede public views. The project site may be located within the viewshed of distant
public viewing areas; however, the project comprises a new single-family
residence that complies with all applicable Local Coastal Program (LCP)
development standards. The project 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.
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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.
Class 3 exempts the construction of up to three single-family residences in an urbanized
area. The proposed project includes the construction of a new 5,689square-foot, single-
family residence and attached 715square-foot, three-car garage on a vacant lot.
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 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:
GR/ls
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
6
RESOLUTION NO. ZA2020-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2019-075 TO CONSTRUCT A
NEW SINGLE-FAMILY RESIDENCE AT 400 SOUTH BAY FRONT
(PA2019-265)
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 (“Applicant”), on behalf of South Bayfront
Waterpointe, LLC. (“Owner”), with respect to property located at 400 South Bay Front, and
legally described as Lots 1 and 2 in Block 7 of Section 1, Balboa Island, requesting
approval of a coastal development permit. The lots were previously combined into a single
parcel for development purposes in 1983 (PM 83-710).
2. The Applicant proposes to construct a new 5,689square-foot, single-family residence with
an attached 715square-foot, three-car garage.
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 and has a Coastal Land Use
Designation of Two-Unit Residential (RT-E) (30.0 - 39.9 DU/AC) and a Coastal Zoning
District of Balboa Island (R-BI).
5. A public hearing was held on February 13, 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 meeting was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines.
2. Class 3 includes the construction of a single-family residence in a residential zone. The
proposed project includes the construction of a new 5,689square-foot, single-family
residence with an attached 715square-foot, three-car garage.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
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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 6,544 square feet and the proposed gross
floor area is 6,404 square feet.
b. The proposed development will provide the required setbacks, which are zero
feet along the front property line abutting the boardwalk, four feet along the side
property lines, and five feet along the rear property line abutting the alley.
c. The highest flat roof or guardrail is no more than 24 feet, measured from the
finished floor level of 9 feet North American Vertical Datum of 1988 (NAVD 88)
and the highest roof ridge is no more than 29 feet, measured from the finished
floor level, which complies with the maximum height limitation.
d. The project includes enclosed garage parking for three vehicles, which complies
with the minimum three-space parking requirement for single-family residences
with more 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 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, single-family residences.
3. Coastal Development Permit CD2018-073 was reviewed and approved for the project site
on February 28, 2019, allowing demolition of two existing multi-unit structures containing
a total of five units. Additionally, the demolition was found to be compliant with NBMC
Chapters 20.34 and 21.34 (Conversion or Demolition of Affordable Housing) and the Mello
Act by the Community Development Director on February 8, 2019. A building permit was
issued for the approved demolition on April 4, 2019, and the structures have been
removed. The property is therefore not subject to the provisions of Senate Bill 330, which
became effective on January 1, 2020.
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4. 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 report, dated December 5, 2019, was prepared for the project by GeoSoils,
Inc. The report concludes that, with the implementation of sea level rise (SLR) adaptation
strategies (waterproofing of the structure and future raising of the City’s bulkhead), the
proposed development will not be adversely impacted by potential coastal hazards over
the next 75 years. No additional protective devices will be necessary to protect the
proposed development.
5. Pursuant to 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.
6. The finished floor elevation of the first habitable floor of the proposed structure is 9 feet
North American Vertical Datum of 1988 (NAVD 88), which complies with the minimum
9foot (NAVD 88) elevation standard for new structures. The development will be required
to be waterproofed to 10.6 feet NAVD 88 to accommodate future anticipated potential sea
level rise.
7. 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.
8. A post-construction drainage system will be installed that includes drainage and
percolation features designed to retain dry weather and minor rain runoff onsite to ensure
the project does not impact water quality. Any water not retained onsite is directed to the
City’s storm drain system.
9. 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.
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10. 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.
11. The property 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 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.
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 construction of 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 along the waterfront.
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.
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2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2019-075, 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 13th DAY OF FEBRUARY, 2020.
_____________________________
JDLPH0XULOOR, Zoning Administrator
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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. 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. CD2020-075 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 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 (NAVD
88). Flood shields (sand bags and other barriers) can be deployed across the openings
to protect prevent flooding to the structure.
5. Prior to the issuance of a building permit, the property owner shall sign 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, judgements, 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. The letter shall be scanned into the plan set prior to building
permit issuance.
6. 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.
7. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
8. This Coastal Development Permit does not authorize any development seaward of the
private property.
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9. 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.
10. 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.
11. 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.
12. 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. Stockpiles 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.
13. 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.
14. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
15. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
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16. 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.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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.
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25. 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.
26. 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.
27. This Coastal Development Permit No. CD2019-075 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.
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 South Bayfront Waterpointe, LLC. Residences including, but not limited to,
Coastal Development Permit No. CD2019-075 (PA2019-265). 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
16
VICINITY MAP
Coastal Development Permit No. CD2019-075
PA2019-265
400 South Bay Front
Subject Property
17
Attachment No. ZA 3
Project Plans
18
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LOTS 1 & 2SECTION 1BALBOA ISLANDBLOCK 7M.M. 3/42LOT 3GRAPHIC SCALEBASIS OF BEARINGS TITLE REPORT/EASEMENT NOTESPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/20PAULDOMINICKC R A FT
PROFESSIONALLANDSU R V E YORHUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMLEGENDCONCRETE SURFACEBRICK SURFACELCEXISTING ELEVATIONBLOCK WALL( )ACASPHALT PAVEMENTSEARCHED, FOUND NOTHING; SET NOTHINGFSFLFINISHED SURFACEFLOWLINEFFG FINISHED FLOOR GARAGET.B.M.TEMPORARY BENCHMARK SET ON SEWERMANHOLE (SMH); ELEVATION = 5.68 FEETFFFINISHED FLOORGAS METERGMCENTERLINETOP OF CURBTCEGEDGE OF GUTTERNATURAL GROUNDNGWOOD FENCE (WDF)WATER METERWMFOUND MONUMENTSURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTES400 SOUTH BAY FRONT #5NEWPORT BEACH, CA 92662(APN: 050-043-13)NO TITLE REPORT PROVIDEDTHE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF SOUTH BAYFRONT, BEING N43°50'00"W PER P.M.B. 183, PAGES 17/18, RECORDS ON FILE IN THEOFFICE OF THE ORANGE COUNTY SURVEYOR.WOOD FENCEWDFSEWER CLEAN OUTSCOLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,STATE OF CALIFORNIA DESCRIBED AS FOLLOWS:LOTS 1 & 2 IN BLOCK 7 OF SECTION 1, BALBOA ISLAND, IN THE CITY OF NEWPORTBEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED INBOOK 6, PAGE 30 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY,CALIFORNIA.BENCHMARK INFORMATIONBENCHMARK NO: NB3-15-70DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED"NB3-15-70", SET IN THE EASTERLY END OF A CONCRETE SEAWALL. MONUMENT ISLOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OFPARK AVENUE AND SOUTH BAY FRONT, 15 FT. SOUTHERLY OF THE CENTERLINE OF PARKAVENUE AND 6 FT. WESTERLY OF PEDESTRIAN WALKWAY. MONUMENT IS SET LEVELWITH THE TOP OF THE SEAWALL.ELEVATION: 7.986 FEET (NAVD88), YEAR LEVELED 1992PALM TREE CLUSTERPCTOP OF STEPTSGUARD POSTGPTRASH BINTBFCFINISHED CONCRETESTORM DRAINSDVICINITY MAPTOP OF BULKHEADTBHPAUL D CRAFT3/11/201922
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FOUNDATION NOTES:ALL DIMENSIONS SHALL BE VERIFIED WITH THE ARCHITECTS DRAWINGS ANY DISCREPANCIES SHALL BE RESOLVED PRIOR TO COMMENCING OF WORK. 1. ALL BEARING & SHEAR WALLS ARE TO BE SECURED WITH 5/8" DIAMETER BY 10" LONG ANCHOR BOLTS EMBEDDED AT LEAST 7" INTO CONCRETE WITH A MAXIMUM SPACING OF 48" O.C. U.N.O. THERE SHALL BE A MINIMUM OF TWO ANCHORS PER PIECE OF FOUNDATION PLATE WITH ONE BOLT LOCATED WITHIN 12" MAX. & 4-1/2" MIN. OF EA. END OF EA. PIECE. SHEAR WALLS BOLTS SHALL HAVE A PROPERLY SIZED NUT AND A 3"x3"x.229" WASHER. THE WASHER MAY BE SLOT CUT PROVIDED A STANDARD CUT WASHER IS PROVIDE BETWEEN THE NUT AND WASHER. WASHER TO BE INSTALLED WITHIN A 1/2" OF THE SHEATHED SIDE OF THE PLATE. A STANDARD CUT WASHER MAY BE USED AT NON-SHEAR WALL LOCATIONS. 2. FOR ALL INTERIOR NON-SHEAR WALLS USE SIMPSON 0.145" DIAMETERx 3" LONG PDP POWDER ACTUATED ANCHORS @ 24" O.C. (ESR #2138 OR EQUAL)3. INSTALL ALL SIMPSON (OR APPROVED EQUAL) FOUNDATION HARDWARE PER MANUFACTURERS RECOMMENDATIONS. DEEPEN FOOTING WHERE NECESSARY TO PROVIDE ANCHOR EMBEDMENT AT HOLDOWN LOCATIONS. 4. ALL WOOD BEARING ON CONCRETE OR MASONRY SHALL BE PRESSURE TREATED DOUG FIR OR REDWOOD WITH SODIUM BORATE (SBX) OR DISODIUM OCTABORATE TETRAHYDRATE (DOT).NOTE:WHEN REQUIRED BY LOCAL BUILDING DEPARTMENT ALL ANCHOR BOLTS AND HOLDOWN BOLTS TO BE SET IN PLACE PRIOR TO CITY FOUNDATION INSPECTIONSOIL INFORMATION:1. FOUNDATION SIZES, DEPTHS, AND REINFORCEMENT ARE AS RECOMMENDED WITHIN THE OWNER/DEVELOPER'S SOILS ENGINEERS REPORT. SOILS ENGINEER TO PROVIDE FOUNDATION INSPECTOR AS OUTLINED IN LATEST SOIL REPORT. 2. OWNER/DEVELOPER AND SUBCONTRACTORS ARE TO REVIEW THE SOILS REPORT PRIOR TO COMMENCING CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE OWNER, DEVELOPER AND SUBCONTRACTOR TO VERIFY THAT THE REPORT DATE ABOVE IS CURRENT AND PLAN REQUIREMENTS ARE CONSISTANT WITH ANY UPDATED SOIL REPORTS. ESI/FME IS TO BE SUPPLIED WITH ALL UPDATED REPORTS.15" WIDE x 24" DEEP FTG.W/ 2-#5 TOP & BOTTOM CONT.ANCHOR BOLT LEGEND:AB48 : 5/8" DIA. X 12" ANCHOR BOLTS AT 48" O.C. AB40 : 5/8" DIA. X 12" ANCHOR BOLTS AT 40" O.C. AB32 : 5/8" DIA. X 12" ANCHOR BOLTS AT 32" O.C. AB24 : 5/8" DIA. X 12" ANCHOR BOLTS AT 24" O.C. AB16 : 5/8" DIA. X 12" ANCHOR BOLTS AT 16" O.C. AB 8 : 5/8" DIA. X 12" ANCHOR BOLTS AT 8" O.C. 2AB : (2) 5/8" DIA X 12" ANCHOR BOLTS. 3AB : (3) 5/8" DIA. x 12" ANCHOR BOLTS. 2-#4 : PROVIDE A TOTAL OF 2 #4 AT TOP AND 2 #4 AT BOTTOM OF FOOTING, 3' PAST POSTS. 3-#4 : PROVIDE A TOTAL OF 3 #4 AT TOP AND 3 #4 AT BOTTOM OF FOOTING, 3' PAST POSTS. HTT4 : (1) SIMPSON HTT4 PER POST. HTT5 : (1) SIMPSON HTT5 PER POST. HDU2 : (1) SIMPSON HDU2-SDS2.5 PER POST. HDU5 : (1) SIMPSON HDU5-SDS2.5 PER POST. HDU8 : (1) SIMPSON HDU8-SDS2.5 PER POST. HDQ8 : (1) SIMPSON HDQ8-SDS3 PER POST. HDU11 : (1) SIMPSON HDU11-SDS2.5 PER POST. HDU14 : (1) SIMPSON HDU14-SDS2.5 PER POSTGRADE BEAM PER PLANWIDEN AT HARDY FRAME AS REQUIREDSEE SHEET 'HFX1' FOR SHEAR TIE SPACINGMAT SLAB: 15" THICK MAT SLAB W/#5 BARS @ 12" O/C, E/W @ TOP & BOTTOM, OVER 3" WASTE SLAB, OVER WATER PROOFING MEMBRANE, OVER 3" WASTE SLAB, OVER 3/4" GRAVEL.SLAB: 5" THK. W/#4 BARS @ 12" O/C E/W @ MIDDLE NEW CONSTRUCTION WITH SLAB ON GRADE @ HABITABLE SPACE SHALL INSTALL A CAPILLARY BREAK IN COMPLIANCE WITH CG 4.505.2.1 WITH 2-INCH THICK LAYER OF SAND OVER A 15 MIL VAPOR BARRIER COMPLIANT WITH ASTM E 1745 OVER A 4-INCH THICK BASE OF 1/2-INCH OR LARGER CLEAN AGGREGATE AND A CONCRETE MIX DESIGN WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING. (FOR ADDITIONAL INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.OR-06)SCALE: 1/4" = 1'-0"FOUNDATION PLANGREAT ROOMLOUNGE3- CAR GARAGEBEDROOM #5POWDERBATH #5BUTLERSPANTRYELEV.W.I.C.KITCHENDININGFOYERSTAIRSMECH.2FD16FD11FD11FD11FD11FD11FD16FD13FD11FD11FD11FD11FD15FD13FD13FD110FD12FD1P1P1P2P2P2P2ABAB4FD14FD1P3P3P3P32FD12FD11FD16FD11FD1HARDY FRAME SCHEDULEHFX #CUSTOMHEIGHTHFX 21x9 1-1/8 H.S.AHFX SIZEBNOTE:-FIELD VERIFY ALL HFX HEIGHTS, SPECIAL ORDER HEIGHT AS REQUIRED. -ALL HFX'S ON SLAB MUST BE INSTALLED ON DRY PACK, (NOT WOOD SILL PLATE)HFX 15x10 1-1/8 STD.NOTESPAD FOOTING SCHEDULEPAD #PAD SIZE AND REINFORCINGP1P2P324" SQ. x 18" DEEP CONCRETE PADW/ (3) #5 EACH WAY, @ BOTTOM30" SQ. x 18" DEEP CONCRETE PADW/ (3) #5 EACH WAY, @ BOTTOM24" x 48" RECT. x 24" DEEP CONCRETE PADW/ (4) #5 EACH WAY, @ BOTTOMNOTES:- CENTER PADS ON POSTS, U.N.O.- BOTTOM OF PAD TO MATCH BOTTOM OF FOOTING.- RUN FOOTING REINFORCING CONTINUOUS THROUGH PADS.FAX: 714-835-2819PHONE: 714-835-2800STRUCTURAL ENGINEERS,INC.ESI/FMESANTA ANA, CA 927011800 E. 16TH ST. STE BJOB NO.DATEDOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSOWNER INFORMATION:PROJECT NAMESTATUSS1K453FOUNDATION PLANBAY FRONT TRADITIONALBAY FRONTTRADITIONALSOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890,NEWPORT BEACH, CA92660FIRST SUBMITTAL400 S BAY FRONTNEWPORT BEACH, CA 9266212/5/2019JOB #K45311/27/19NO. DESCRIPTION DATE35
SOUTH BAYFRONTWATERPOINTE, LLC.610 NEWPORT CENTERDRIVE, SUITE 890, NEWPORTBEACH, CA 92660JOB NO.DOCUMENT VALID UPONORIGINAL SIGNATURESHEET NO.REVISIONSCLIENT INFORMATION:PROJECT NAMESTATUSNO. REVISION DATE12/05/2019PLOTDATEFIRST SUBMITTALK453BAY FRONT TRADITIONAL400 S BAY FRONTNEWPORT BEACH, CA 92662ProductMax.Height1210Width1-1/8 HS 14-20(See Nomenclature for Description)18182424132013201-1/8 STD 14-20NA1-1/8 STD 14-20NA1-1/8 HS 20-301-1/8 HS 20-301-1/8 HS 18-271-1/8 HS 13-20(in)(ft)STDHSAnchorageQuantityLengthSTD HS L (in)10 1/21521211leP0P-OUTPER PLANleleCa2Ca2Ca2Ca2Ca2Ca2Ca1Ca1Ca1Ca1Ca1Ca1leleleVARIES WITHPANEL/BRACEFRAME WIDTHHARDY FRAME @ INTERIORHARDY FRAME @ EDGEA- HARDY FRAME ON CURB11-1/8 - STD -14 - 20l = LENGTH OF EMBEDC ,C = END & EDGE DISTANCEea1 a2ROD GRADEROD DIAMETERl eC ,C a1 a2Ca2Ca2Ca1Ca1L13"1 1/2"SPACING4"MIN10-INCHMAXIMUM ORPER PLANS10-INCHMAXIMUM ORPER PLANS10-INCHMAXIMUM ORPER PLANS10-INCHMAXIMUM ORPER PLANS#3 SHEARTIE#3 Shear Tie℄36
February 13, 2020, Zoning Administrator Agenda Comments
Comments submitted by: Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660
(949-548-6229)
Item 3. South Bayfront Waterpointe, LLC. Residence Coastal
Development Permit No. CD2019-075 (PA2019-265)
Comment 1:
In view of the purported state housing crisis, the Coastal Act mandate to concentrate housing in
areas designed for it, and the expected need for Newport Beach to add a large number of units, the
reduction at this site from five units to one is a concern.
With 1 unit on a 0.12 acre lot, the proposed density of this development (8.4 du/ac) clearly deviates
from the site’s designated Coastal Land Use Category of RT-E (Two Unit Residential) (30.0 - 39.9
DU/AC), as cited on page 1 of the staff report.
I appreciate City staff’s positions that: (1) the Implementation Plan has been certified to “allow”
development of a single unit on lots in such areas, and (2) the CLUP density specifications were
never intended to be applied on a lot-by-lot basis, but rather to describe the average density in the
broader neighborhood.
Nonetheless, I believe the density ranges that have long been specified and certified in the CLUP
part of our Local Coastal Program must have some significance.
It could, for example, be argued, that for overall consistency with the LCP, the certification in the IP
allows single unit development only when a single unit achieves the density stated in the CLUP.
Even on the neighborhood-wide interpretation, it seem the determination of consistency with the
LCP requires an analysis of the impact of this development on the overall density of this
neighborhood.
I do not see any such analysis supporting the proposed resolution.
Typical lots in this neighborhood appear to be around 2,600 sf or 0.06 acres. 1 unit development
produces a density of around 17 du/ac, while 2 units produces a density of around 34 du/ac. It would
appear from that, that to meet the land use specification of 30.0 - 39.9 du/ac, most lots would have
to be developed to the maximum two units. But that does not appear to be the case in this
neighborhood, with many lots developed as single-unit homes, and only a few developed to higher
densities.
It seems to me that before declaring consistency with the LCP, the resolution (Section 3,
Facts in Support of Finding A) needs to address the overall density of residential
development in this neighborhood, and find that approval of the present application will put
the neighborhood closer to consistency with its RT-E designation. If it does not achieve that
(which seems unlikely to me), I do not see how it can be approved.
Comment 2:
Assuming this is approved, the rendering on handwritten page 19 shows large glass-enclosed living
spaces on the right designed to look “open” from the outside. Since these face the bay, it would
seem appropriate to require the glass to be treated to minimize bird strikes.
Zoning Administrator - February 13, 2020
Item No. 3a Additional Materials Received after Deadline
South Bayfront Waterpointe, LLC. Residence CDP (PA2019-265)