HomeMy WebLinkAbout04_2252 Mesa Drive, LLC Residence CDP_PA2022-0237CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 16, 2023
Agenda Item No. 4
SUBJECT: 2252 Mesa Drive, LLC Residence (PA2022-0237)
▪Coastal Development Permit
SITE LOCATION: 2252 Mesa Drive
APPLICANT: Pacific Coast Architects, Phil Edmondson
OWNER: 2252 Mesa Drive, LLC
PLANNER: Jenny Tran, Assistant Planner
949-644-3212 or jtran@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
•Zoning District: SP-7 (Santa Ana Heights Specific Plan)
•Coastal Land Use Plan Category: RSD-A (Single Unit Residential Detached) – (0.0
–5.9 DU/AC)
•Coastal Zoning District: SP-7 (Santa Ana Heights Specific Plan, Residential
Equestrian sub-area)
PROJECT SUMMARY
A request for a coastal development permit to allow the demotion of an existing 2,011-
square-foot office and guest unit with an attached 1,750-square-foot garage and to
convert the lower level of an existing two (2)-story single-family residence to a 1,151-
square-foot attached accessory dwelling unit (ADU). The project complies with all
applicable development standards and no deviations are requested. The project includes
landscaping where the existing office, guest unit, and garage are to be demolished and
the existing 5,179-square-foot single-family residence and 1,386-square-foot garage will
remain.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the environment;
and
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2252 Mesa Drive, LLC Residence (PA2022-0237) Zoning Administrator, February 16, 2023 Page 2
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit (Attachment No. ZA 1). DISCUSSION
Land Use and Development Standards
• The subject property is in the SP-7 (Santa Ana Heights Specific Plan) Coastal Zoning District, which provides for detached single-unit residential development and is
consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A
coastal development permit is required, and the property is not eligible for a waiver for de minimis development because the property is in the Coastal Commission Appeal Area.
• The property currently consists of one legal lot developed with an existing 7,891-square-foot single-family residence and a 2,356-square-foot detached barn that is under construction (X2021-3130). The lot includes a 965-square-foot detached office, a 1,046-square-foot guest unit, and a 1,750-square-foot garage to be
demolished. The neighborhood is predominantly developed with two- and three-story, single-family residences. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development and applicable development standards.
• The accessory dwelling unit provides sleeping, sanitation, and food preparation facilities with independent exterior access to comprise a separate dwelling unit as defined by Chapters 20.70 and 21.70 (Definitions) of the Zoning Code and Coastal Land Use Plan. The demolition of the existing guest house and the conversion of the
existing basement level for a new accessory dwelling unit will result in no net change
to the number of on-site dwelling units in accordance with the requirements of SB330.
• The proposed conversion of the lower level of the existing single-family residence to
an accessory dwelling unit (ADU) conforms to all applicable development standards
including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below.
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2252 Mesa Drive, LLC Residence (PA2022-0237) Zoning Administrator, February 16, 2023 Page 3
Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.)
Front 20 feet 577 feet
Sides 5 feet 56 feet 2 inches
Rear 25 feet 130 feet 6 inches
ADU Front 20 feet 577 feet ADU Sides 4 feet 56 feet 2 inches ADU Rear 4 feet 130 feet 6 inches Parking (min.) 3-car garage 5-car garage
Height (max.) 35-feet 24-foot flat roof 29-foot sloped roof Floor Area No limit 7,891 square feet ADU Floor Area No limit 1,151 square feet
Hazards
• The property is 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 before 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 before building permit issuance.
Water Quality
• Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due
to the proximity of the development to environmentally sensitive receiving waters and the development containing more than 2,500 square feet of impervious surface area, a preliminary Water Quality Management Plan (WQMP) has been prepared by Toal Engineering, Inc. on October 18, 2022. A priority WQMP will be required for submittal
before building permit issuance. The WQMP includes a polluted runoff and
hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQMP before building permit issuance.
Public Access and Views
• The project site is located in Santa Ana Heights between the nearest public road and
the sea. Implementation Plan Section 21.30A.040 (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 will demolish an existing office and
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2252 Mesa Drive, LLC Residence (PA2022-0237) Zoning Administrator, February 16, 2023 Page 4
guest unit with a garage and convert the lower level of an existing single-family residence to an accessory dwelling unit. No new square footage is proposed as part of this project. Therefore, the project does not involve a change in land use or intensity that will result in increased demand for public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height,
setbacks, etc.) so as not to block or impede existing public access opportunities.
• The project site is not located adjacent to a coastal view road, public access way, or Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is on Bayview Park and is not visible from the site. The proposed accessory
dwelling unit complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone.
• Vertical and lateral access to Upper Newport Bay is available adjacent to the site along Bayview Trail which is accessible from Mesa Drive. The project does not include any features that would obstruct access along these routes.
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, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition
of an office and guest unit with an attached 1,750-square-foot garage and the conversion of the lower level of an existing two (2)-story single-family residence to a 1,151-square-foot attached accessory dwelling unit and therefore qualifies within this exemption. There are no known exceptions listed in CEQA Guidelines Section 15300.2 that would
invalidate the use of this exemption. 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 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
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2252 Mesa Drive, LLC Residence (PA2022-0237) Zoning Administrator, February 16, 2023 Page 5
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 by the provisions of Title 21 (Local Coastal Program [LCP] 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 (Appeal to the Coastal Commission) 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: ____________________________
Jenny Tran, Assistant Planner
MKN/jt 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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01-10-2023
RESOLUTION NO. ZA2023-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING OFFICE
AND GUEST UNIT WITH AN ATTACHED GARAGE AND TO
CONVERT THE LOWER LEVEL OF AN EXISTING TWO (2)-
STORY SINGLE-FAMILY RESIDENCE TO AN ACCESSORY
DWELLING UNIT LOCATED AT 2252 MESA DRIVE (PA2022-
0237)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Phil Edmondson of Pacific Coast Architects, concerning
property located at 2252 Mesa Drive, requesting approval of a coastal development
permit. The property is legally described as Parcel 1 of Parcel Map No. 906 as recorded
in Book 9 Page 17 of Parcel Maps, at the County of Orange, California.
2. The applicant requests a coastal development permit to allow the demotion of an existing
2,011-square-foot office and guest unit with an attached 1,750-square-foot garage and to
convert the lower level of an existing two (2)-story single-family residence to a 1,151-
square-foot attached accessory dwelling unit (ADU). The project complies with all
applicable development standards and no deviations are requested. The project includes
landscaping where the existing office, guest unit, and garage are to be demolished..
3. The subject property is designated RS-D (Single Unit Residential Detached) by the
General Plan Land Use Element and is located within the SP-7 (Santa Ana Heights
Specific Plan, Residential Equestrian sub-area) Zoning District.
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-A (Single Unit Residential Detached) and it is located within the SP-7
(Santa Ana Heights Specific Plan) Coastal Zone District.
5. A public hearing was held on February 16, 2023, online via Zoom. A notice of the time,
place, and purpose of the hearing was given by 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, Division 6, Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of
Small Structures) because it has no potential to have a significant effect on the
environment.
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01-10-2023
2. Class 3 exempts the demolition of up to three (3) single-family residences and additions
of up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of an office and guest unit with an attached 1,750-square-foot garage and the
conversion of the lower level of an existing two (2)-story single-family residence to a 1,151-
square-foot attached accessory dwelling unit.
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, Findings, and Decision)
of the Newport Beach Municipal Code, the following findings, and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The proposed development provides the minimum required setbacks, which are 20
feet along the front property line abutting Mesa Drive, 5 feet along each side
property line, and 25 feet along the rear property line. The proposed project will
demolish an existing office and guest unit with a garage and convert the lower level
of an existing single-family residence to an accessory dwelling unit. No increase in
square footage is proposed as part of this project.
b. The highest ridge of the existing single-family residence is 22 feet, 2 inches which
complies with the maximum height requirement of 35 feet from the established
grade. No increase in height is proposed as part of this project.
c. The project includes garage parking for a total of five (5) vehicles, complying with
the minimum two (2)-car garage parking requirement for single-family residences
and one (1)-car garage parking requirement for accessory dwelling units.
2. The neighborhood is predominantly developed with two (2)- and three (3)-story, single-
family residences. The proposed design, bulk, and scale of the development are
consistent with the existing neighborhood pattern of development.
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01-10-2023
3. The accessory dwelling unit provides sleeping, sanitation, and food preparation facilities
with independent exterior access to comprise a separate dwelling unit as defined by
Chapters 20.70 and 21.70 (Definitions) of the Zoning Code and Coastal Land Use Plan.
The demolition of the existing guest house and the conversion of the existing basement
level for a new accessory dwelling unit will result in no net change to the number of on-site
dwelling units in accordance with the requirements of SB330.
4. The property is 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 before 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 before building permit issuance.
5. Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the
proximity of the development to environmentally sensitive receiving waters and the
development containing more than 2,500 square feet of impervious surface area, a
preliminary Water Quality Management Plan (WQMP) has been prepared by Toal
Engineering, Inc. on October 18, 2022. A priority WQMP will be required for submittal
before building permit issuance. The WQMP includes a polluted runoff and hydrologic site
characterization, a sizing standard for BMPs, the use of a LID approach to retain the design
storm runoff volume on-site, and documentation of the expected effectiveness of the
proposed BMPs.
6. Proposed landscaping complies with Implementation Plan Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant
species. Before the issuance of building permits, the final landscape plans will be
reviewed to verify invasive species are not planted.
7. The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is on Bayview Park and is not visible from the site. The proposed accessory
dwelling unit complies with all applicable Local Coastal Program (LCP) development
standards and maintains a building envelope consistent with the existing neighborhood
pattern of development. Additionally, the project does not contain any unique features that
could degrade the visual quality of the coastal zone.
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.
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Facts in Support of Finding:
1. The project site is located in Santa Ana Heights between the nearest public road and the
Newport Back Bay waterway. Implementation Plan Section 21.30A.040 requires that the
provision of public access bear a reasonable relationship between the requirement and the
project’s impact and be proportional to the impact. In this case, the project will demolish an
existing office and guest unit with a garage and convert the lower level of an existing single-
family residence to an accessory dwelling unit. No new square footage is proposed as part
of this project. Therefore, the project does not involve a change in land use or intensity that
will result in increased demand for public access and recreation opportunities.
Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as
not to block or impede existing public access opportunities.
2. Vertical and lateral access to Upper Newport Bay is available adjacent to the site along
Bayview Trail which is accessible from Mesa Drive. The project does not include any
features that would obstruct access along these routes.
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 under 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 the Coastal
Development Permit, subject to the conditions outlined 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 by the provisions of Title 21 Local Coastal Program
(LCP) 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 (Appeal to the Coastal Commission) 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 16TH DAY OF FEBRUARY 2023.
_____________________________________
Benjamin M. Zdeba, AICP, 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. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
4. The applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be caused by the revocation of this
Coastal Development Permit.
5. 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 are detrimental to the public health, and welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained to constitute a public nuisance.
6. Prior to issuance of building permits, a Fair Share Fee for one (1) additional residential
unit shall be paid in accordance with the fee effective at the time of payment
7. Prior to the issuance of building permits, the property owner shall record a deed
restriction with the County Recorder’s Office, the form and content of which is
satisfactory to the City Attorney, prohibiting the use of the accessory dwelling unit for
short-term rentals (i.e., less than 30 days) and prohibiting the sale of the ADU separate
from the principal dwelling. This deed restriction shall remain in effect so long as the
accessory dwelling unit exists on the property.
8. Prior to the issuance of building permits, a copy of the Resolution, including conditions
of approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
9. 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.
10. All landscape materials and irrigation systems shall be maintained by 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
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landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
11. Construction activities shall comply with Section 10.28.040 (Construction Activity—
Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of
noise-generating construction activities that produce noise to between the hours of 7:00
a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday.
Noise-generating construction activities are not allowed on Sundays or Holidays.
12. 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 under 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.
13. Before the issuance of the building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
14. 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. 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.
16. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any 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
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or indirectly) to City’s approval of 2252 Mesa Drive, LLC Residence, including but not
limited to, Coastal Development Permit (PA2022-0237). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorney’s fees, and other expenses incurred in connection with such claim, action, causes
of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties
initiating or bringing such proceeding. The applicant shall indemnify the City for all the
City's costs, attorneys' fees, and damages, which the City incurs in enforcing the
indemnification provisions outlined in this condition. The applicant shall pay to the City
upon demand any amount owed to the City under the indemnification requirements
prescribed in this condition.
Building Division
17.Prior to the issuance of building permits, one (1)-hour fire-rated wall and sound block
level of STC 50 sound separation shall be provided between the existing single-family
residence and proposed accessory dwelling unit.
18.Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to 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 review and approval by the Building Division.
20.Prior to the issuance of building permits, the final WQMP shall be reviewed and
approved by the Building Division. The implementation shall comply with the approved
WQMP and any changes could require separate review and approval by the Building
Division.
21.No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter the sensitive habitat, receiving waters, or storm
drains 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.
22.Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented before and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
23.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.
24.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
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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.
25.Trash and debris shall be disposed of in proper trash and recycling receptacles at the
end of each construction day. Solid waste, including excess concrete, shall be disposed
of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
Fire Department
26.A three (3)-foot wide walkway shall be provided on at least one side of the lot from Mesa
Drive to the rear of the property and from all buildings on the property.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Coastal Development Permit
(PA2022-0237)
2252 Mesa Drive
Subject Property
Subject Property
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Attachment No. ZA 3
Project Plans
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02-24-2021
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