HomeMy WebLinkAbout02_Gray Residence CDP_PA2022-020
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 26, 2022
Agenda Item No. 2
SUBJECT: Gray Residence (PA2022-020)
• Coastal Development Permit No. CD2022-008
SITE LOCATION: 415 North Star Lane
APPLICANT/OWNER: Gordon and Kristen Gray
PLANNER: Liane Schuller, Planning Consultant
lschuller@newportbeachca.gov
LAND USE AND ZONING
• General Plan: RS-D (Single Unit Residential Detached)
• Zoning District: R-1-6,000 (Single-Unit Residential)
• Coastal Land Use Category: RSD-B (Single Unit Residential Detached – 6.0 - 9.9
DU/AC)
• Coastal Zoning District: R-1-6,000 (Single-Unit Residential)
PROJECT SUMMARY
The applicant requests a coastal development permit (CDP) to allow a 990-square-foot
second story addition, add an elevator, and convert 190 square-feet of garage to living area
within an existing single-family residence with an attached 2-car garage and a detached 2-
car garage. A CDP is required for the project since the proposed addition exceeds 10
percent of the existing floor area. No site improvements or bulkhead repair are proposed as
part of the scope of work. The project complies with all applicable development standards,
including height, setbacks and parking, and no deviations are requested. All improvements
are shown on the attached project plans (Attachment No. ZA 3).
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no
potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2022-008 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
• The property is currently developed with a two-story 2,815-square-foot, single-family
residence and two 2-car garages. The applicant proposes to convert 190 square-feet
of one over-sized garage to living area and to construct a 990-square-foot addition
to the existing second level.
• A CDP is required because the project includes an increase in floor area that exceeds
10 percent of the existing floor area. The project does not qualify for a Waiver for de
minimus development because the property is located within the Coastal
Commission’s Appeal Jurisdiction.
• The surrounding neighborhood includes a mix of one- and two-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 conforms to all applicable development standards, including
setbacks, lot coverage, height and off-street parking as evidenced by the project
plans and illustrated in Table 1 below:
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 10 feet 10 feet
Sides 6 feet 6 feet
Rear 6 feet 6 feet
Parking 2-car garage 4-car garage
Lot Coverage 60% of lot area 53% of lot area
Height 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
• The project site is protected by an existing bulkhead that will be maintained at its
current height of 10.9 feet North American Vertical Datum of 1988 (NAVD88), and
which can be raised to 14.4 feet without further bayward encroachment to protect the
property if needed in the future. The finished floor elevation of the first floor of the
existing living area is 11.5 feet (NAVD88), which exceeds the minimum 9.0-foot
(NAVD88) elevation standard for new structures and exceeds the minimum
requirements for sea level rise (10.6 feet NAVD88) for the anticipated 75-year life of
the structure.
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• A Coastal Hazards Report and Sea Level Rise Analysis was prepared by Geo
Soils, Inc. dated November 5, 2021, for the project. The current maximum bay
water elevation is 7.7 (NAVD88) and is not expected to exceed the existing 10.9
feet (NAVD88) top of bulkhead elevation during high tide or storm events. The
report analyzes future sea level rise scenarios assuming a 3-foot increase in the
maximum water level over the next 75 years (i.e. the life of the structure).
Therefore, the sea level is estimated to reach approximately 10.7 feet (NAVD88)
(the likely range for sea level rise over 75-year design life of the structure based
on low risk aversion estimates for sea level rise provided by the State of California,
Sea Level Rise Guidance: 2018 Update).
• On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential
Facilities. The guidelines require that any bulkhead structure permitted within the
years 2021 through 2025 must have a minimum bulkhead elevation of 10.9 feet
(NAVD88) with a design for adaptability elevation of 14.4 feet (NAVD88). The
project has been conditioned to raise the bulkhead to an elevation of 10.9 feet
(NAVD88). Geo Soils, Inc. has confirmed the bulkhead design can be raised up to
14.4 feet (NAVD88) if needed and in compliance with the updated guidelines.
• The existing seawall/bulkhead does not need to be repaired/replaced per the
report’s recommendations, flooding, wave runup, and erosion will not significantly
impact this property over the proposed 75-year economic life of the development.
The report concludes that the proposed project will be safe from flooding hazards
for the next 75 years with the existing bulkhead.
• 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). This requirement is included as a condition of
approval that will need to be satisfied prior to final building permit inspection,
respectively
• 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). This requirement is
included as a condition of approval that will need to be satisfied prior to the issuance
of building permits, respectively.
• 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
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reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
• The property is adjacent to Newport Bay. Pursuant to Section 21.35.030
(Construction Pollution Prevention Plan) of the Municipal Code, a Construction
Pollution Prevention Plan (CPPP) is required to implement temporary Best
Management Practices (BMPs) during construction to minimize erosion and
sedimentation and to minimize pollution of runoff and coastal waters derived from
construction chemicals and materials. A CPPP has been provided and construction
plans and activities will be required to adhere to the CPPP.
Public Access
• 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
involves additions to an existing single-family residence. Therefore, the project does
not involve a change in land use, density, or intensity that will result in increased
demand on public access and recreation opportunities.
• The project is designed and sited so as not block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal
access conditions will not be affected by the project. Vertical and lateral coastal
access is currently provided and will continue to be provided by North Star Beach,
immediately across the street to the north of the subject property.
• The project site is not located adjacent to a coastal view road or coastal viewpoint
identified by Local Coastal Program maps. The project site may be located within
the viewshed of distant public viewing areas; however, the project will replace an
existing single-family residence with a new single-family residence that complies
with all applicable Local Coastal Program (LCP) development standards. It will also
maintain a building envelope consistent with the existing and anticipated
neighborhood pattern of development. Therefore, the project does not have the
potential to degrade the visual quality of the Coastal Zone or result in significant
adverse impacts to public views.
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ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) 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.
Class 1 includes additions of less than 50 percent to existing structures. The proposed
project consists of a 990-square-foot second story addition and the conversion of 190
square-feet of garage to living area. Net additions to the existing structure are
approximately 35 percent. Therefore, the project complies with the scope identified under
the Class 1 exemption.
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 NBMC. Additionally, the item appeared on the agenda for this meeting,
which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
MKN/ls
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2022-008 FOR
ADDITIONS TO AN EXISTING SINGLE-FAMILY RESIDENCE
LOCATED AT 415 NORTH STAR LANE (PA2022-020)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Gordon and Kristen Gray (“Applicants”), with respect to property
located at 415 North Star Lane, requesting approval of a coastal development permit
(“CDP”).
2. The property is legally described as Lot 113 of Tract 4224, in the City of Newport Beach,
County of Orange, State of California.
3. The Applicant proposes to construct a 990-square-foot second story addition, add an
elevator, and convert 190 square-feet of garage to living area within an existing single-
family residence with an attached 2-car garage and a detached 2-car garage. A CDP is
required for the project since the proposed addition exceeds 10 percent of the existing floor
area. No site improvements or bulkhead repair are proposed as part of the scope of work.
The project complies with all applicable development standards, including height, setbacks
and parking, and no deviations are requested.
4. The subject property is designated RS-D (Single Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1-6,000 (Single-Unit
Residential) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-B (Single Unit Residential Detached [6.0 – 9.9 DU/AC]) and the property
is located within the R-1-6,000 (Single-Unit Residential) Coastal Zone District.
6. A public hearing was held on May 26, 2022, via Zoom. A notice of time, place, and
purpose of the hearing 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 hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15301, Division 6, Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (“CEQA”) under Class 1 (Existing Facilities), because
it has no potential to have a significant effect on the environment.
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2. Class 1 exemption includes additions of less than 50 percent to existing structures. The
proposed project consists of a 990-square-foot second story addition and the conversion
of 190 square-feet of garage to living area. Net additions to the existing structure are
approximately 35 percent. Therefore, the project complies with the scope identified
under the Class 1 exemption.
SECTION 3. REQUIRED FINDINGS.
In accordance with Newport Beach Municipal Code (“NBMC”) Section 21.52.015 (Coastal
Development Permits, Findings and Decision), the following findings and facts in support of
such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, setbacks, height, and on-site parking.
A. The proposed development will provide the minimum required setbacks,
which are ten (10) feet along the front property line abutting Newport Bay, six
(6) feet along the rear property line, and six (6) feet along each side property
lines.
B. The highest guardrail is no more than 24 feet high, and the highest roof ridge
is no more than 29 feet in height, measured from the established grade level
of 10.8 feet based on the North American Vertical Datum of 1988 (“NAVD88”),
which complies with the maximum height limitation.
C. The project includes enclosed garage parking for four (4) vehicles, which
exceeds the minimum parking requirement for single-family residences with
less than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with one (1)- and two (2)-story, single-
family residences. The proposed design, bulk, and scale of the development will be
consistent with the existing neighborhood pattern of development and expected future
development.
3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared Geo Soils, Inc.
dated November 5, 2021, for the project. The current maximum bay water elevation is 7.7
North American Vertical Datum of 1988 (NAVD88) and is not expected to exceed the
existing 10.9 feet (NAVD88) top of bulkhead elevation during high tide or storm events.
The report analyzes future sea level rise scenarios assuming a 3-foot increase in the
maximum water level over the next 75 years (i.e., the life of the structure). Therefore,
the sea level is estimated to reach approximately 10.7 feet (NAVD88) - (the likely range
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for sea level rise over 75-year design life of the structure based on low risk aversion
estimates for sea level rise provided by the State of California, Sea Level Rise Guidance:
2018 Update).
4. On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities.
The guidelines require that any bulkhead structure permitted within the years 2021
through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD88) with a
design for adaptability elevation of 14.4 feet (NAVD88). The project has been
conditioned to raise the bulkhead to an elevation of 10.9 feet (NAVD88). Geo Soils, Inc.
has confirmed the bulkhead design can be raised up to 14.4 feet (NAVD88) if needed
and in compliance with the updated guidelines.
5. The existing seawall/bulkhead does not need to be repaired/replaced per the report’s
recommendations, flooding, wave runup, and erosion will not significantly impact this
property over the proposed 75-year economic life of the development. The report
concludes that the proposed project will be safe from flooding hazards for the next 75
years with the existing bulkhead.
6. The finished floor elevation of the first floor of the existing living area is 11.56 feet
(NAVD88), which exceeds the minimum 9.0-foot (NAVD88) elevation standard for new
structures and exceeds the minimum requirements for sea level rise (10.9 feet NAVD 88)
for the anticipated 75-year life of the structure.
7. Pursuant to NBMC Section 21.30.030(C)(3)(d)(i)(iv) – (Development Standards -
Protective Structures), 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). This requirement is included as a condition of approval that
will need to be satisfied prior to final building permit inspection, respectively
8. 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) – (Waterfront Development -
Development Standards). This requirement is included as a condition of approval that will
need to be satisfied prior to the issuance of building permits, respectively.
9. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
10. The property is located adjacent to coastal waters. A Construction Erosion Control Plan
was provided to implement temporary Best Management Practices (BMPs) during
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construction to minimize erosion and sedimentation and to minimize pollution of runoff and
coastal waters derived by construction chemicals and materials. The project design also
addresses water quality through the inclusion of a post-construction drainage system that
includes drainage and percolation features designed to retain dry weather and minor rain
event runoff on-site. Any water not retained on-site is directed to the City’s storm drain
system.
11. 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.
12. Proposed landscaping complies with Implementation Plan Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant
species. Prior to issuance of building permits, the final landscape plans will be reviewed
to verify invasive species are not planted.
13. The property is not located near designated public viewpoints or coastal view roads and
will not impact public coastal views. The project site is not located adjacent to a coastal
view road, public viewpoint, public park or beach, or public accessway, as identified in the
Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding
area did not identify any other public view opportunities. The project site may be located
within the viewshed of distant public viewing areas, however the project is located on a
coastal lot and will replace an existing single-family home with a new single-family home
that complies with all applicable Local Coastal Program development standards and
maintains a building envelope consistent with the existing neighborhood pattern of
development. Therefore, the project does not have the potential to degrade the visual
quality of the Coastal Zone or result in significant adverse impacts to public views.
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 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 involves additions to an existing
single-family residence. Therefore, the project does not involve a change in land use,
density or intensity that will result in increased demand on public access and recreation
opportunities.
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2. The project is designed and sited so as not block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal access
conditions will not be affected by the project. Vertical and lateral coastal access is currently
provided and will continue to be provided by North Star Beach, immediately across the
street to the north of the subject property.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2022-008, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF MAY, 2022.
___________________________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
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. CD2022-008 shall expire unless exercised within 24
months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits
and Extensions), unless an extension is otherwise granted.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. 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.
6. 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.
7. 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.
8. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
9. The existing seawall shall be maintained with a minimum top of wall elevation of 10.9
feet with adaptability up to 14.4 feet (NAVD88 datum) in accordance with the
recommendations provided in the Coastal Hazards Report and Sea Level Rise Analysis
prepared by Geo Soils, Inc. dated November 5, 2021.
10. Waiver of Future Protection for Properties with Approved Bulkheads –
21.30.030.(C).(3)(d)(i) – (Development Standards - Protective Structures) 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 including the repair and
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maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead,
that results in any encroachment seaward of the authorized footprint of the bulkhead or
other shoreline protective device. The agreement shall be binding against the property
owners and successors and assigns.
11. Acknowledgement of Hazards for Waterfront Development - 21.30.015(D)(3)(c) -
(Waterfront - Development Standards). 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.
12. This approval does not authorize any new or existing improvements (including
landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches,
or the public right-of-way. Any improvements located on tidelands, submerged lands,
and/or lands that may be subject to the public trust shall require a coastal development
permit (CDP) approved by the California Coastal Commission (Coastal Commission).
Prior to the issuance of building permits, the applicant shall provide a copy of said
coastal development permit or CDP waiver or documentation from the Coastal
Commission that subject improvements are not subject to the permit requirements of
the Coastal Act and/or not located within the permit jurisdiction of the Coastal
Commission.
13. 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, wetland or their
buffers.
14. 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.
15. 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.
16. 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.
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17. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
18. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Gray Residence including, but not limited to, Coastal Development
Permit No. CD2022-008 (PA2022-020). 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.
Public Works Department
19. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
20. An encroachment permit is required for all work activities within the public right-of-way.
21. Reconstruct the damaged driveway approach per City Standard STD#162.
22. Install a new 36-inch box street tree along the North Star Lane frontage.
23. Remove all non-standard hardscape including pavers and rock within the North Star
Lane frontage and install turf or drought tolerant landscaping.
24. Plug the existing driveway per City Standard STD# 165.
25. Install a new sewer clean out on the existing sewer lateral per City Standard STD# 406.
26. All improvements shall comply with the City’s sight distance requirement. See City
Standard STD# 110.
Building Division
27. Prior to issuance of a building permit, the approved Construction Pollution Prevention
Plan (CPPP) shall be submitted with the Building Permit plans. Implementation shall be
in compliance with the approved CPPP, and any changes could require separate review
and approval by the Building Division.
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28. A drainage plan will be required due to new roof structure over second floor addition.
Any other new or replaced impervious surface areas must be included in determining
the required means of collecting site water runoff for percolation into site soils before
discharging to city storm drain system.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Coastal Development Permit No. CD2022-008
(PA2022-020)
415 North Star Lane
Subject Property
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Attachment No. ZA 3
Project Plans
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727 2nd St. #104Hermosa Beach944-089819
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2394810111KEY NOTES LEGEND:123564789111210131415161718192012398674111/4" = 1'-0"JPTExteriorElevations3.0AThe drawings and descriptions set forth on this sheet and allcopyrights therein are, and shall remain the property of MichaelLee Architects. Use of this drawing is limited to a one-time use onthe specific project and for the specific person(s) named hereon.Any other use or reuse of said drawings is strictly prohibitedwithout the express written permission of Michael Lee Architects.Copyright 2014 by Michael Lee Architects.ALL RIGHTS RESERVED.Date:RevisionsByScale:Drawn by:2200 Highland AvenueManhattan Beach, CA 90266t. 310.545.5771f. 310.545.4330www.mleearchitects.comMICHAEL LEE ARCHITECTS,INC.LEEProfessional SealSubmittalsGrayResidence415 North Star LaneNewport Beach, CA9266004/20/2021123/21/2022 9:50:21 AM27
711NO NEW WORKKEY NOTES LEGEND:1235647891112101314151617181920116123941/4" = 1'-0"JPTExteriorElevations3.1AThe drawings and descriptions set forth on this sheet and allcopyrights therein are, and shall remain the property of MichaelLee Architects. Use of this drawing is limited to a one-time use onthe specific project and for the specific person(s) named hereon.Any other use or reuse of said drawings is strictly prohibitedwithout the express written permission of Michael Lee Architects.Copyright 2014 by Michael Lee Architects.ALL RIGHTS RESERVED.Date:RevisionsByScale:Drawn by:2200 Highland AvenueManhattan Beach, CA 90266t. 310.545.5771f. 310.545.4330www.mleearchitects.comMICHAEL LEE ARCHITECTS,INC.LEEProfessional SealSubmittalsGrayResidence415 North Star LaneNewport Beach, CA9266004/20/2021123/21/2022 9:50:51 AM28
10.45 FS (E)10.43 FS (E)10.67 FS (E)10.97 FS (E)10.92 FS (E)10.88 FS (E)10.91 FS (E)5'-0"SIDE SETBACK5'-0"SIDE SETBACK5'-0"FRONTSETBACK10'-0"REARSETBACK10.40 FS (E)10.83 FS (E)10.76 FS (E)311111111155556666666678197713141411.07 FS (E)11.01 FS (E)10.64 FS (E)10.54 FS (E)115555641212121212121111111112121312101010101013DOWNSPOUT BDOWNSPOUT A12SITE DRAINAGE & GRADING PLANSCALE: 3/16" = 1'-0"5CONSTRUCTION NOTESEXISTING TO REMAIN, CONTRACTOR TO PROTECT IN PLACE.EXISTING TO BE REMOVED.EXISTING RESIDENCE TO REMAIN, CONTRACTOR TO PROTECT INPLACE.EXISTING GARAGE TO REMAIN, CONTRACTOR TO PROTECT IN PLACE.SEE ARCHITECTURAL PLANS FOR MORE INFORMATION.PROPOSED 2ND FLOOR REMODEL, SEE ARCHITECTURAL PLANS FORMORE INFORMATION.OUTLINE OF ROOF ABOVE.PROVIDE (3) 130-GALLON BUSHMAN SLIMLINE TANKS (OR SIMILARRAIN BARRELS WITH A MINIMUM OF 333-GALLON CAPACITY). SEEDETAIL 'A' ON SHT C-2.0 FOR DETAILS.OUTDOOR SHOWER PER ARCHITECTURAL PLANS. AREA DRAIN TOCONNECT TO EXISTING SITE DRAINAGE SYSTEM.EXISTING AREA DRAIN TO BE RELOCATED FOR OUTDOOR SHOWERPER ARCHITECTURAL PLANS. SEE CONSTRUCTION NOTE 8.EXISTING ROOF TO REMAIN, CONTRACTOR TO PROTECT IN PLACE.EXISTING DECK TO REMAIN, CONTRACTOR TO PROTECT IN PLACE.PROPOSED ROOF OUTLINE PER ARCHITECTURAL PLANS.DOWNSPOUT LOCATION AT ROOF LEVEL. DOWNSPOUT TODISCHARGE DIRECTLY TO RAIN BARREL AT SITE LEVEL.PROVIDE (2) 130-GALLON BUSHMAN SLIMLINE TANKS (OR SIMILARRAIN BARRELS WITH A MINIMUM OF 254-GALLON CAPACITY). SEEDETAIL 'A' ON SHT C-2.0 FOR DETAILS.1234867ROOF DRAINAGE PLANSCALE: 3/32" = 1'-0"ENGINEER NAME, RCE LICENSE No. DATEDRAINAGE & GRADING PLANNN1C-1.03/18/22910111213BUSHMAN 130- GALLON RAIN TANK DETAILSCALE: NONEANVICINITY MAPSCALE: NONEPROJECT LOCATION:415 N STAR LANE,NEWPORT BEACH, CAC-1.0DRAINAGE & GRADING PLANC-2.0 EROSION CONTROL PLANSHEET INDEXPROPERTY INFORMATION APN: 117-711-13LOT 6, BLOCK BM.B. 37-70TRACT NO. 3451GORDON & KRISTEN GRAY1324 BIENVENEDA AVEPACIFIC PALISADES, CA 90272LEGENDDOWNSPOUT LOCATION. PROVIDEFLOGARD FILTER INSERT (OR EQUAL).(E) APPROXIMATE ELEVATION.3" SCH. 40 (OR SDR 35) PVCDRAIN PIPE, 1% MIN SLOPE FORGRAVITY LINES.71.45 FGPROPOSED ELEVATION.PROPOSED PERMEABLELANDSCAPE AREA.CONCRETE/HARDSCAPEAREA.DIRECTION OF DRAINAGECONCENTRATED PIPE FLOW.DIRECTION OF ROOF GUTTERAND SHEET FLOW.PROPERTY LINESETBACK LINEROOF OUTLINEEXISTING RESIDENCE TOREMAIN.EXISTING CONCRETE/HARDSCAPEAREA TO REMAIN.PROPERTY OWNER INFORMATION:LATITUDE & LONGITUDE: 33.62449, -117.89523PROPERTY TYPE: RESIDENTIALLOT SIZE: 6,000 SQ. FT OR 0.138 ACRESSITE ADDRESS: 415 N STAR LANE, NEWPORT BEACH, CA 92660SHT __ OF 2No. DESCRIPTIONREVISIONSDATEAPP0 1ST SUBMITTALPROPOSED RESIDENTIAL REMODEL415 NORTH STAR LANENEWPORT BEACH, CA 92660B.A. SIMS JOB #DATEBUILDING PERMIT #21302 R0.1TBD3/18/22BENCH MARK:BENCH MARK:BENCH MARK:OCSBM NB6-14-70ELEV = 70.275LAT:32.62449LONG:-117.89523ASSUMED BENCHMARK USED:NAVD88 DATUM, 1992 ADJ.PUBLIC WORKS DEPARTMENTCITY OF NEWPORT BEACHAPPROVED FOR PUBLIC WORKS PERMIT ISSUANCE: DATEPLANS PREPARED BY:B.A. SIMSENGINEERING, INC1341 ORIZABA AVENUELONG BEACH, CA 90804(562) 735-4955WWW.BASIMS.COM0.1 ARCH UPDATE3/18/2212/2/211429
10.45 FS (E)10.43 FS (E)10.67 FS (E)10.97 FS (E)10.92 FS (E)10.88 FS (E)10.91 FS (E)5'-0"SIDE SETBACK5'-0"SIDE SETBACK5'-0"FRONTSETBACK10'-0"REARSETBACK10.40 FS (E)10.83 FS (E)10.76 FS (E)11.07 FS (E)11.01 FS (E)10.64 FS (E)10.54 FS (E)EROSION CONTROL PLANSCALE: 3/16" = 1'-0"EROSION CONTROLEC1 SCHEDULINGEC2 PRESERVATION OF EXISTING VEGETATIONEC3 HYDRAULIC MULCHEC4 HYDROSEEDINGEC5 SOIL BINDERSEC6 STRAW MULCHEC7 GEOTEXTILES & MATSEC8 WOOD MULCHINGEC9 EARTH DIKES AND DRAINAGE SWALESEC10 VELOCITY DISSIPATION DEVICESEC11 SLOPE DRAINSEC12 STREAMBANK STABILIZATIONEC13 RESERVEDEC14 COMPOST BLANKETSEC15 SOIL PREPARATION\ROUGHENINGEC16 NON-VEGETATED STABILIZATIONTEMPORARY SEDIMENT CONTROLSC1 SILT FENCESC2 SEDIMENT BASINSC3 SEDIMENT TRAPSC4 CHECK DAMSC5 FIBER ROLLSSC6 GRAVEL BAG BERMSC7 STREET SWEEPING AND VACUUMINGSC8 SANDBAG BARRIERSC9 STRAW BALE BARRIERSC10 STORM DRAIN INLET PROTECTIONSC11 ACTIVE TREATMENT SYSTEMSSC12 TEMPORARY SILT DIKESC13 COMPOST SOCKS & BERMSSC14 BIOFILTER BAGSWIND EROSION CONTROLWE1 WIND EROSION CONTROLEQUIPMENT TRACKING CONTROLTC1 STABILIZED CONSTRUCTION ENTRANCE EXITTC2 STABILIZED CONSTRUCTION ROADWAYTC3 ENTRANCE/OUTLET TIRE WASHNON-STORMWATER MANAGEMENTNS1 WATER CONSERVATION PRACTICESNS2 DEWATERING OPERATIONSNS3 PAVING AND GRINDING OPERATIONSNS4 TEMPORARY STREAM CROSSINGNS5 CLEAR WATER DIVERSIONNS6 ILLICIT CONNECTION/DISCHARGENS7 POTABLE WATER/IRRIGATIONNS8 VEHICLE AND EQUIPMENT CLEANINGNS9 VEHICLE AND EQUIPMENT FUELINGNS10 VEHICLE AND EQUIPMENT MAINTENANCENS11 PILE DRIVING OPERATIONSNS12 CONCRETE CURINGNS13 CONCRETE FINISHINGNS14 MATERIAL AND EQUIPMENT USENS15 DEMOLITION ADJACENT TO WATERNS16 TEMPORARY BATCH PLANTSWASTE MANAGEMENT & MATERIAL POLLUTION CONTROLWM1 MATERIAL DELIVERY AND STORAGEWM2 MATERIAL USEWM3 STOCKPILE MANAGEMENTWM4 SPILL PREVENTION AND CONTROLWM5 SOLID WASTE MANAGEMENTWM6 HAZARDOUS WASTE MANAGEMENTWM7 CONTAMINATION SOIL MANAGEMENTWM8 CONCRETE WASTE MANAGEMENTWM9 SANITARY/SEPTIC WASTE MANAGEMENTWM10 LIQUID WASTE MANAGEMENTTHE FOLLOWING BMPS AS OUTLINED IN, BUT NOT LIMITEDTO, THE LATEST EDITION OF THE CASQA CONSTRUCTIONBMP ONLINE HANDBOOK OR CALTRANS STORMWATERQUALITY HANDBOOKS (CONSTRUCTION SITE BMP MANUAL),MAY APPLY DURING THE CONSTRUCTION OF THIS PROJECT(ADDITIONAL MEASURES MAY BE REQUIRED IF DEEMEDAPPROPRIATE BY THE PROJECT ENGINEER OR THE BUILDINGOFFICIAL)24 HOUR EMERGENCY CONTACT:NAME: _________________________________________________ADDRESS: _____________________________________________PHONE NO.: ___________________________________________STABILIZE CONSTRUCTION ENTRANCE PER TC-1, TC-2, AND TC-3. CONTRACTOR TO MAINTAIN SITE ANDENTRANCE FREE OF TRASH, DEBRIS, AND EXCESS SEDIMENT ON A DAILY BASIS.PLACE GRAVEL OR SANDBAG BARRIER AS SHOWN FOR EROSION & SEDIMENT CONTROL (SC-6 OR SC-8RESPECTIVELY).PLACE 3 HIGH GRAVEL BAG INLET/OUTLET SEDIMENT PROTECTION PER SC-10.MATERIALS HANDLING AND STORAGE AREA PER WM-1, WM-2, AND WM-3.WASTE MANAGEMENT PER WM-5, WM-6, WM-7, WM-8, AND WM-9.CONSTRUCT SEDIMENT TRAP PER SC-3.ADDITIONAL NOTES:1. AVOID GRADING/CONSTRUCTION ACTIVITIES AT TIMES OF EXPECTED PRECIPITATION (EC-1).2. ABOVE REFERENCED BMP DETAILS AVAILABLE ON-LINE AT WWW.CABMPHANDBOOKS.COM (SEECONSTRUCTION LINK).EROSION CONTROL BARRIERTYPICAL DETAIL '1'SCALE: NONEINLET PROTECTIONTYPICAL DETAIL '2'SCALE: NONECONSTRUCTION ENTRANCETYPICAL DETAIL '3'SCALE: NONESEE TC-1, TC-2 AND TC-3 IN CALTRANS BMP FIELD MANUAL FOR ADDITIONALINFORMATION ON CONSTRUCTION ENTRANCE.EROSION CONTROL NOTES:SANDBAG OR GRAVELBAG, STACKED 3-HIGH.OVERLAP AS SHOWNON DETAIL '1'.INLET PIPE ORGRATE, TYP.SANDBAG OR GRAVEL BAG,STACKED 3-HIGH. OVERLAPAS SHOWN.REFER TO SHEET C-1.0 FOR IMPORTANT NOTESENGINEER NAME, RCE LICENSE No. DATESHT __ OF 2No. DESCRIPTIONREVISIONSDATEAPP0 1ST SUBMITTALPROPOSED RESIDENTIAL REMODEL415 NORTH STAR LANENEWPORT BEACH, CA 92660B.A. SIMS JOB #DATEBUILDING PERMIT #21302 R0.1TBD3/18/22BENCH MARK:BENCH MARK:BENCH MARK:OCSBM NB6-14-70ELEV = 70.275LAT:32.62449LONG:-117.89523ASSUMED BENCHMARK USED:NAVD88 DATUM, 1992 ADJ.PUBLIC WORKS DEPARTMENTCITY OF NEWPORT BEACHAPPROVED FOR PUBLIC WORKS PERMIT ISSUANCE: DATEPLANS PREPARED BY:B.A. SIMSENGINEERING, INC1341 ORIZABA AVENUELONG BEACH, CA 90804(562) 735-4955WWW.BASIMS.COM0.1 ARCH UPDATE3/18/2212/2/21EROSION CONTROL PLANN2C-2.03/18/221234561310'-0"5'-0"497 52TYP1TYP263230