HomeMy WebLinkAbout02_Bland Residence CDP_ PA2021-285CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 27, 2023
Agenda Item No. 2
SUBJECT: Bland Residence (PA2021-285)
▪Coastal Development Permit
SITE LOCATION: 125 and 125 ½ East Bay Front
APPLICANT: Studio William Hefner
OWNER: Garret & Heather Bland
PLANNER: Joselyn Perez, Associate Planner
949-644-3312, jperez@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RT (Two Unit Residential)
•Zoning District: R-BI (Two-Unit Residential, Balboa Island)
•Coastal Land Use Plan Category: RT-E (Two Unit Residential (30.0 -39.9 DU/AC))
•Coastal Zoning District: R-BI (Two-Unit Residential, Balboa Island)
PROJECT SUMMARY
A request for a coastal development permit (CDP) to demolish an existing two (2)-unit
dwelling and the construction of a new 2,252-square-foot, three (3)-story single-unit
dwelling with a 169-square-foot junior accessory dwelling unit (JADU), and an attached
405-square-foot, two (2)-car garage. The project also includes the installation of
hardscape, drainage, site walls, and patio improvements. The design complies with all
applicable development standards and no deviations are requested. All improvements
authorized by this CDP will be located on 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, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the
environment and the exceptions to this exemption do not apply; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving the Coastal
Development Permit (Attachment No. ZA 1).
DISCUSSION
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Bland Residence (PA2021-285)
Zoning Administrator, July 27, 2023
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Land Use and Development Standards
•The subject property is located in the R-BI Zoning District, which allows single- and
two (2)-unit residential development on a single legal lot and is consistent with the
City’s Coastal Land Use Plan, General Plan, and Zoning Code. A Coastal
Development is required and the property is not eligible for a Waiver for De Minimis
Development because the property is located in the Coastal Commission Appeal
Area.
•The property consists of one legal lot developed with an existing duplex. The front
unit is approximately 1,824 sq. ft. in size, the rear unit is approximately 528 sq. ft.,
and the existing garage is approximately 432 sq. ft.
•The neighborhood is predominantly developed with a mix of two (2)-story single-
unit and two (2)-unit dwellings with the occasional three (3)-story residence. The
proposed design, bulk, and scale of the development is consistent with the existing
neighborhood pattern of development and applicable development standards.
(see Figure 1 below).
Figure 1: Oblique aerial image of neighborhood
Subject Property
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• The proposed development 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:
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 5 feet 5 feet
Sides 3 feet 3 feet
Rear 5 feet 5 feet
Allowable Floor Area (max.) 2,900 square feet 2,825 square feet
Allowable Third Level (max.) 360 square feet 19 square feet
JADU Floor Area (max.) 500 square feet 169 square feet
Open Volume Area (min.) 270 square feet 576 square feet
Parking (min.) 2 garage spaces 2 garage parking spaces
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
Compliance with the Housing Crisis Act of 2019
The project proposes to demolish an existing duplex and construct a single unit dwelling and
attached junior accessory dwelling unit (JADU). As a result, the Project complies with the
Housing Crisis Act of 2019 and Senate Bill 8 (Skinner) because it does not result in the loss
of residential density. The State Department of Housing and Community Development
(“HCD”) has verified with the City in an email dated March 23, 2022, that an JADU is
considered a housing unit under Government Code Section 66300 provisions to replace
existing units. The property owner has certified that the units are not "protected" units under
Section 66330 Subdivision (d)(2). The project is consistent with the General Plan, Local
Coastal Program, and Zoning designations that allow the single-family and accessory
dwelling unit land uses. Under the Coastal Land Use Plan Table 2.1.1-1, the Two Unit
Residential (RT) category is intended for a range of two (2)-family residential dwelling units
such as duplexes and townhomes. Implementation Program (IP) Table 21.18-1 shows
“Single-Unit Dwellings – Detached” and “Junior Accessory Dwelling Units” as allowed uses
in the R-BI Coastal Zoning District. Therefore, the project of demolishing a duplex and
constructing a single-unit residence with a junior accessory dwelling unit is consistent with
the R-BI zoning and land use designations and does not result in a loss of residential density.
Hazards
• The finished floor elevation of the first floor of the proposed structure is 9.00 feet
North American Vertical Datum of 1988 (NAVD 88), which complies with the
minimum 9.00-foot NAVD 88 elevation standard for new structures.
• A Coastal Hazards Report and Sea Level Rise Analysis was prepared for the
project by GeoSoils, Inc. dated September 9, 2021. The report analyzes future sea
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level rise scenarios over the next 75 years (i.e., the life of the structure). The report
assumes a 3.2-foot increase to the current maximum bay water level of 7.7 feet
(NAVD 88), (i.e., 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). The bay water level
is estimated to reach approximately 10.90 feet (NAVD 88).
•The project site is separated from the Bay by the public boardwalk and a City-
owned bulkhead that is located outside of the property. The top of the bulkhead is
currently at an elevation of 8.75 feet (NAVD 88). The Coastal Hazards Report and
Sea Level Rise Analysis states the bulkhead will need to be raised in the future to
protect from overtopping during high tide or storm events and to protect against
future anticipated sea level rise. Because the bulkhead is not privately owned and
cannot be raised by the homeowner, the report recommends future mitigation
measures be identified and implemented as needed including waterproofing, flood
shields, watertight doors, moveable floodwalls, partitions, water-resistive sealant
devices, sandbagging and other similar flood-proofing techniques.
•Under NBMC Section 21.30.030 (Natural Landform and Shoreline Protection)
(C)(3)(i)(iv), the property owner will be required to agree 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 condition of
approval that will need to be satisfied before the final building permit inspection.
•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) (General Site Planning
and Development Standards). This requirement is included as a condition of approval
that will need to be satisfied before the issuance of building permits.
•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 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.
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Water Quality
•The property abuts coastal waters. A Construction Erosion Control Plan was
provided 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. 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.
•Pursuant to Section 21.35.050 of the NBMC (Water Quality and Hydrology Plan),
due to the proximity of the development to the shoreline and the development
containing more than 75 percent of impervious surface area, a Water Quality and
Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the
project by Toal Engineering, Inc. November 11, 2021. The WQHP 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.
Public Access and Views
•The project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a
reasonable relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project replaces an existing duplex located
on a standard residential lot with a new single-unit residence and JADU consistent
with the existing neighborhood pattern of development and in keeping with applicable
development standards. The project does not involve a change in land use, density,
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 or Coastal Viewpoint
as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is at the
Park Avenue Bridge that is approximately 700 feet to the west, however the project
is not visible from the bridge due to distance and intervening structures. The project
is within the general viewshed of the harbor as seen from designated viewing points
above the project site. The Project replaces an existing duplex with a single-family
unit and junior accessory dwelling unit that comply with all applicable Local Coastal
Program (LCP) development standards and maintains a building envelope
consistent with the existing and anticipated neighborhood pattern of development.
The Project should blend in with the existing development of the neighborhood.
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•The proposed residence is located on a waterfront lot that abuts the Balboa Island
Loop, which is a walkway around the outer perimeter of Balboa Island that grants
pedestrians bay views. Existing lateral access to the bay is provided by the loop,
which is not affected by the Project. Vertical access to the Balboa Island Loop is
available via Park Avenue, approximately 50 feet north of the Property.
•The front of the proposed residence, which is visible from the public boardwalk and
bay, contains architectural treatment and visual interest, in keeping with the design
guidelines of the NBMC. The design uses glass guardrails which prevents the
residence from appearing overly bulky or walled off from the boardwalk and bay.
Therefore, the project does not have the potential to degrade the visual quality of the
Coastal Zone or result in significant adverse impacts on existing public views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) 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.
Class 3 exempts the construction of limited numbers of new, small, structures including
construction of up to six (6) dwelling units in urbanized areas. The proposed project
consists of the demolition of one (1) two (2)-unit dwelling and the construction of a new
2,252-square-foot, three (3)-story, single-unit dwelling with a 169-square-foot JADU, and
an attached 405-square-foot, two (2)-car garage in the R-BI coastal zoning district.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director 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
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Bland Residence (PA2021-285)
Zoning Administrator, July 27, 2023
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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:
LAW/jp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
8
10-18-2021
RESOLUTION NO. ZA2023-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN
EXISTING TWO (2)-UNIT RESIDENCE AND CONSTRUCT A NEW
THREE (3)-STORY SINGLE-UNIT RESIDENCE WITH AN
ATTACHED TWO (2)-CAR GARAGE AND JUNIOR ACCESSORY
DWELLING UNIT LOCATED AT 125 & 125 1/2 EAST BAY FRONT
(PA2021-285)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Studio William Hefner, with respect to property located at 125
& 125 ½ East Bay Front, and legally described Lot 17, Block 4, Section 5, Balboa Island,
requesting approval of a coastal development permit (CDP).
2.The applicant requests a CDP to allow the demolition of an existing two (2)-unit dwelling
and the construction of a new 2,252-square-foot, three (3)-story single-unit dwelling with a
169-square-foot junior accessory dwelling unit (JADU), and an attached 405-square-foot,
two (2)-car garage. The project also includes the installation of hardscape, drainage, site
walls, and patio improvements. The design complies with all applicable development
standards and no deviations are requested. All improvements authorized by this CDP will
be located on private property.
3.The subject property is categorized as Two Unit Residential (RT) by the General Plan Land
Use Element and is located within the Two-Unit Residential, Balboa Island (R-BI) Zoning
District.
4.The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two Unit Residential (RT-E) (30.0 – 39.9 DU/AC) and it is located within the
Two- Unit Residential, Balboa Island (R-BI) Coastal Zoning District.
5.A public hearing was held on July 27, 2023, online 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 15303, 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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2. Class 3 exempts the construction of limited numbers of new, small, structures including
construction of up to six (6) dwelling units in urbanized areas. The proposed project
consists of the demolition of one (1) two-unit dwelling and the construction of a new
2,252-square-foot, three (3)-story, single-unit dwelling with a 169-square-foot JADU, and
an attached 405-square-foot, two (2)-car garage in the R-BI coastal zoning district.
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 maximum floor area limitation is 2,900 square feet and the proposed floor area
is 2,825 square feet.
b. The proposed development provides the minimum required setbacks, which are 5
feet along the front property line abutting East Bay Front, 3 feet along each side
property line, and 5 feet along the rear property line abutting the alley.
c. The highest guardrail is less than 24 feet from established grade (9.00 feet North
American Vertical Datum of 1988 (NAVD 88)) and the highest ridge is no more than
29 feet from established grade, which comply with the maximum height
requirements.
d. The project includes garage parking for a total of two (2) vehicles, complying with
the minimum two (2) garage parking requirement for single-family residences with
less than 4,000 square feet of habitable floor area. A JADU does not require a
dedicated parking space.
2. The neighborhood is predominantly developed with a mix of two (2)-story single-unit and
two (2)-unit dwellings with the occasional three (3)-story residence. The proposed
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design, bulk, and scale of the development is consistent with the existing neighborhood
pattern of development and applicable development standards.
3.The Project proposes to demolish the existing duplex on-site to construct a single-family
residence and attached JADU. The Project complies with the Housing Crisis Act of 2019
and Senate Bill 8 (Skinner) because it does not result in the loss of residential density.
The State Department of Housing and Community Development (“HCD”) has verified
with the City in an email dated March 23, 2022, that a JADU is considered a housing
unit under Government Code Section 66300 provisions to replace existing units. The
Property Owner has certified that the units are not "protected" units under Section 66330
Subdivision (d)(2). The Project is consistent with the General Plan, Local Coastal
Program, and Zoning designations that allow single-family and accessory dwelling unit
land uses. Under Coastal Land Use Plan Table 2.1.1-1, the Two Unit Residential (RT)
category is intended to provide primarily for two (2)-family residential development such
as duplexes or townhomes. Implementation Program (IP) Table 21.18-1 shows “Single-
Unit Dwellings – Detached” and “Accessory Dwelling Units” as allowed uses in the R-BI
Coastal Zoning District. Therefore, the project of a single-family residence and
accessory dwelling unit to replace the existing duplex is consistent with the R-BI zoning
and land use designations and does not result in a loss of residential density.
4.A Coastal Hazards Report and Sea Level Rise Analysis was prepared for the project by
GeoSoils, Inc,. dated September 9, 2021. The report analyzes future sea level rise
scenarios over the next 75 years (i.e., the life of the structure). The report assumes a
3.2-foot increase to the current maximum bay water level of 7.7 feet (NAVD 88), (i.e.,
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). The bay water level is estimated to reach approximately
10.90 feet (NAVD 88).
5.The project site is separated from the Bay by the public boardwalk and a City-owned
bulkhead that is located outside of the property. The top of the bulkhead is currently at
an elevation of 8.75 feet (NAVD 88). The Coastal Hazards Report and Sea Level Rise
Analysis states the bulkhead will need to be raised in the future to protect from
overtopping during high tide or storm events and to protect against future anticipated
sea level rise. Because the bulkhead is not privately owned and cannot be raised by the
homeowner, the report recommends future mitigation measures be identified and
implemented as needed including waterproofing, flood shields, watertight doors,
moveable floodwalls, partitions, water-resistive sealant devices, sandbagging and other
similar flood-proofing techniques.
6.The finished floor elevation of the first floor of the Project is 9.00 feet (NAVD 88), which
complies with the minimum 9.00-foot (NAVD 88) elevation standard for new structures.
7.Under NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection),
the property owner will be required to agree 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
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requirement is included as a condition of approval that will need to be satisfied before the
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) (General Site Planning and
Development Standards). This requirement is included as a condition of approval that will
need to be satisfied before the issuance of building permits, respectively.
9.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.
10.The property is located adjacent to coastal waters. A Construction Erosion Control Plan
was provided to implement temporary Best Management Practices (BMPs) during
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.Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due
to the proximity of the development to the shoreline and the development containing more
than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP)
is required. A preliminary WQHP has been prepared for the project by Toal Engineering,
Inc. November 11, 2021. The WQHP includes a polluted runoff and hydrologic site
characterization, a sizing standard for BMPs, use of an LID approach to retain the design
storm runoff volume on site, and documentation of the expected effectiveness of the
proposed BMPs.
12.Proposed landscaping complies with Implementation Plan Section 21.30.075. 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 project site is not located adjacent to a coastal view road or Coastal Viewpoint as
identified in the Coastal Land Use Plan. The nearest coastal viewpoint is at the Park
Avenue Bridge that is approximately 700 feet to the west, however the project is not visible
from the bridge due to distance and intervening structures. The Project is within the general
viewshed of the harbor as seen from designated viewing points above the project site. The
Project replaces an existing duplex with a single-family unit and junior accessory
dwelling unit that comply with all applicable Local Coastal Program (LCP) development
standards and maintains a building envelope consistent with the existing and anticipated
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neighborhood pattern of development. The Project ultimately should blend into the
skyline and does not have the potential to degrade the visual quality of the Coastal Zone
or result in significant adverse impacts on existing public views.
14.The front of the proposed residence, which is visible from the public boardwalk and bay,
contains architectural treatment and visual interest, in keeping with the design guidelines
of the NBMC. The design uses glass guardrails which prevents the residence from
appearing overly bulky or walled off from the boardwalk and bay.
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 proposed residence is located on a waterfront lot that abuts the Balboa Island Loop,
which is a walkway around the outer perimeter of Balboa Island that grants pedestrians
bay views. Existing lateral access to the bay is provided along the Balboa Island Loop,
which would not be impacted by the Project. Vertical access to the Balboa Island Loop is
available via Park Avenue, approximately 50 feet north of the Property. The project does
not include any features that would impede access along these routes.
2.The Property is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation
Impacts) requires that the provision of public access bear a reasonable relationship
between the requirement and the project’s impact and be proportional to the impact. In this
case, the Project replaces an existing duplex located on a standard residential lot with a
new single-unit residence and junior accessory dwelling unit consistent with the existing
neighborhood pattern of development and complies with applicable development
standards. The Project does not involve a change in land use, density, 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.
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 pursuant to Section
15303 under Class 3 (New Construction or Conversion of Small Structures) because it has
no potential to have a significant effect on the environment and the exceptions to the Class
3 exemption do not apply.
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2.The Zoning Administrator of the City of Newport Beach hereby approves the Coastal
Development Permit (PA2021-285), 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 27TH DAY OF JULY, 2023.
_____________________________________
Benjamin Zdeba, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
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 exhibits and plans may require an amendment to this
approval and potentially the processing of a new planning application.
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 the revocation of this lot
merger.
5.Prior to the final building permit inspection, a waterproofing curb or similar design feature
shall be constructed around the proposed residence as an adaptive flood protection
device up to a minimum of 10.9 feet (NAVD88). Flood shields (sandbags and other
methods) can be deployed across the openings to protect and prevent flooding to the
structure.
6.Prior to the issuance of building permits, the Junior Accessory Dwelling Unit (JADU)
shall require a deed restriction that prohibits the sale of the JADU separately and
prohibits rental or leasing of the JADU for 30 days or less. The deed restriction will also
require the owner of the Property to reside in either the primary dwelling or in the JADU.
Owner occupancy is not required if the owner is another governmental agency, land
trust, or housing organization within the meaning of Government Code 65852.22.
7.Prior to 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
claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs, and expenses (including without limitation,
attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever
which may arise from or in any manner relate (directly or indirectly) to City’s approval of
the development. This letter shall be scanned into the plan set before building permit
issuance.
15
Zoning Administrator Resolution No. ZA2023-###
Page 8 of 10
10-05-2021
8. Prior to the 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 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.
9. 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.
10. Prior to issuance of a building permit, the Applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
11. Prior to issuance of a building permit, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. Implementation shall comply with the approved CPPP
and WQHP/WQMP and any changes could require separate review and approval by the
Building Division.
12. Prior to issuance of a building permit, the Applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
13. This Coastal Development Permit does not authorize any development seaward of the
private property.
14. All construction activities shall occur within private property and the use of mechanized
equipment is prohibited within the Bay and public property.
15. 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).
16. 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.
17. 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:
16
Zoning Administrator Resolution No. ZA2023-###
Page 9 of 10
10-05-2021
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 (1) or two (2) short follow-up surveys will be necessary to check on the nest
and determine when the nest is no longer active.
18.All proposed accessory structures located within setback areas shall comply with
applicable height limits consistent with NBMC Section 20.30.040 (Fences, Hedges,
Walls, and Retaining Walls).
19.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.
20.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.
21.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.
22.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.
23.All landscaped areas shall be maintained in a healthy and growing condition and shall
receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be
kept free of weeds and debris. All irrigation systems shall be kept operable, including
adjustments, replacements, repairs, and cleaning as part of regular maintenance.
24.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 between the hours of 7:00
a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are
not allowed on Saturdays, Sundays, or Holidays.
17
Zoning Administrator Resolution No. ZA2023-###
Page 10 of 10
10-05-2021
25.All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified periods unless the ambient noise level is higher:
Between the hours of 7:00 AM
and 10:00 PM
Between the hours of 10:00
PM and 7:00 AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
26.Before the issuance of building permits, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
27.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.
28.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.
29.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
or indirectly) to City’s approval of Bland Residence including, but not limited to the
Coastal Development Permit (PA2021-285). 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
the such proceeding. The applicant shall indemnify the City for all of 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.
18
Attachment No. ZA 2
Vicinity Map
19
VICINITY MAP
Coastal Development Permit
(PA2021-285)
125 & 125 ½ East Bay Front
Project Site
20
Attachment No. ZA 3
Project Plans
21
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CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
PRELIMINARY GRADING AND DRAINAGE PLAN
LOT 17 AND PORTION OF LOT 19, BLOCK 4, SECTION 5 OF BALBOA ISLAND
125 EAST BAYFRONT, NEWPORT BEACH, CA
BLAND RESIDENCE
CIVIL ENGINEERARCHITECT
SOILS ENGINEER BASIS OF BEARINGS
CONSTRUCTION NOTES AND QUANTITY ESTIMATENOTICE TO CONTRACTOR
REQUIRED INSPECTIONS
GRADING NOTES
GENERAL GRADING NOTES
EROSION CONTROL NOTES
DOCUMENTATION
PROPERTY CORNER MONUMENTATION
EXISTING UTILITIES NOTE
CITY OF NEWPORT BEACH NOTES
SHEET INDEX
C-1 TITLE SHEETC-2 PRECISE GRADING & DRAINAGE PLANC-3 SECTIONS AND DETAILSC-4 EROSION CONTROL PLANC-5 SOILS REPORT RECOMMENDATIONSC-6 SOILS REPORT RECOMMENDATIONS (2)
LEGAL DESCRIPTION
OWNER
ASSESSOR'S PARCEL NO.
DEVELOPMENT STATISTICS
VICINITY MAP
SSISITSISITSITSISITIIIITITTETTETETTETTETETETETETETTTETTTTEEEEE
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PRELIMINARY PLAN
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139 Avenida NavarroSanClemente,CA 92672949.4 92 .8 58 6www.toalengineering.com
CIVIL ENGINEERINGLANDSURVEYINGSTORMWATERQUALITY
LEGEND
PRELIMINARY PLAN
NOT FOR CONSTRUCTION
54
SECTION
SECTION
CONSTRUCTION NOTES
139 Avenida NavarroSanClemente,CA92672949.49 2 .85 8 6www.toalengineering.com
CIVIL ENGINEERINGLANDSURVEYINGSTORMWATERQUALITY
DETAILTYPICAL DRAIN INLET DETAILDOWNSPOUT CONNECTION TO S.D.DETAILTYPICAL DRIVEWAY / HARDSCAPE SECTIONDETAILCONCRETE CHANNEL DRAIN
PRELIMINARY PLAN
NOT FOR CONSTRUCTION
SECTION NOTES:
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139 Avenida NavarroSanClemente,CA92672949.49 2 .85 8 6www.toalengineering.com
CIVIL ENGINEERINGLANDSURVEYINGSTORMWATERQUALITY
PRELIMINARY PLAN
NOT FOR CONSTRUCTION
EROSION CONTROL BMPs
TEMPORARY SEDIMENT CONTROL
WIND EROSION CONTROL
TRACKING CONTROL
WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL
NON-STORMWATER MANAGEMENT
YEAR-ROUND BMP REQUIREMENTS
LEGEND
NOTE
THIS SHEET FOR EROSION CONTROL ONLY
56
RECOMMENDATIONS PROVIDED ARE PER THE SOLSREPORT BY ALBUS AND ASSOCIATES, INC., REPORT
NUMBER 3010.00 DATED JANUARY 11, 2023. SEE THE
REPORT FOR COMPLETE INFORMATION.
57
RECOMMENDATIONS PROVIDED ARE PER THE SOLSREPORT BY ALBUS AND ASSOCIATES, INC., REPORT
NUMBER 3010.00 DATED JANUARY 11, 2023. SEE THE
REPORT FOR COMPLETE INFORMATION.
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NON-STORMWATER MANAGEMENT
LEGEND
NOTE
139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
59