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HomeMy WebLinkAbout02_Barsam Residence CDP_PA2024-0032CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT August 15, 2024 Agenda Item No. 2 SUBJECT: Barsam Residence (PA2024-0032) ▪Coastal Development Permit SITE LOCATION: 2791 Bay Shore Drive APPLICANT: Diane Barsam OWNER: Diane Jean Barsam Trust PLANNER: Oscar Orozco, Assistant Planner 949-644-3219 or oorozco@newportbeachca.gov LAND USE AND ZONING •General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached) •Zoning District: R-1 (Single-Unit Residential) •Coastal Land Use Plan Category: RSD-B (Single Unit Residential Detached – 6.0 – 9.9 DU/AC) •Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A coastal development permit (CDP) to allow a remodel and addition to an existing 3,201- square-foot single-unit dwelling. The proposed addition is 1,063 square feet, which is greater than 10% of the existing residence. The addition also includes a height increase that exceeds 10% of the existing height. 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 filed as PA2024-0009 (Attachment No. ZA 1). 1 Barsam Residence (PA2024-0032) Zoning Administrator, August 15, 2024 Page 2 DISCUSSION Land Use and Development Standards •The subject property is in the R-1 Coastal Zoning District, which provides for 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 a single-family residence (see Figure 1, below). The neighborhood is predominantly developed with two-story, single-family residences. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development and expected future development is consistent with applicable development standards. Figure 1: Aerial view of property •The proposed remodeled single-family dwelling 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. Subject Property 2 Barsam Residence (PA2024-0032) Zoning Administrator, August 15, 2024 Page 3 Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 10 feet 10 feet Sides 3 feet 3 feet 6 inches Rear (alley) 10 feet 10 feet 8 inches Allowable Floor Area (max.) 5,440 square feet 4,264 square feet Open Volume Area (min.) 408 square feet 722 square feet Parking (min.) 2-car garage 2-car garage Height (max.) 24-foot flat roof 29-foot sloped roof None 28 feet (sloped roof) Hazards •The Property is located approximately 160 feet from the Newport Harbor and is separated from the water by Bayshore Drive and waterfront residential development east of Bayshore Drive. •The finished floor elevation for the single-unit residence is 14.00 feet (NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard. •The property is not located in an area known for the potential of seismic activity. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance. Water Quality •The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site is directed to the City’s storm drain system. •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 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. 3 Barsam Residence (PA2024-0032) Zoning Administrator, August 15, 2024 Page 4 Public Access and Views •The project site is located between the nearest public road and the sea or shoreline in the private community of Bayshores. Developed in 1941, Bayshores is a 258-lot, single-family gated community located on the Lido Channel, southwest of Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The community is accessible from West Coast Highway via Bay Shore Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. •Coastal Land Use Plan Policy 3.1.5-3 requires public access for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the public access provision reasonably relate to the requirement and the project’s impact. In this case, the project adds to an existing single-unit dwelling. 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. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. •The residential lot does not currently provide, nor do they inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bayshores community at the Balboa Bay Club, immediately north of the Bayshores community. •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 will remodel and add to an existing single-unit dwelling that complies with all applicable Local Coastal Program development standards and maintains the existing building envelopes 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. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) under 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. 4 Barsam Residence (PA2024-0032) Zoning Administrator, August 15, 2024 Page 5 Class 1 exempts the minor alterations involving negligible or no expansion of use. The proposed project consists of the addition of approximately 1,063 square feet to a single- family residence 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 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: ____________________________ Oscar Orozco, Assistant Planner DL /oo Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 6 01-10-2023 RESOLUTION NO. ZA2024-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING A COASTAL DEVELOPMENT PERMIT TO ALLOW THE REMODEL AND ADDITION TO AN EXISTING SINGLE-UNIT DWELLING LOCATED AT 2791 BAY SHORE DRIVE (PA2024-0009) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1.An application was filed by Diane Barsam (Applicant), concerning property located at 2791 Bay Shore Drive, legally described as Lot 25 of Tract 1014 (Property), requesting approval of a coastal development permit. 2.The Applicant requests a coastal development permit (CDP) to allow a remodel and addition to an existing 3,201-square-foot single-unit residence. The proposed addition is 1,063 square feet, which is greater than 10% of the existing residence. The addition also includes a height increase that exceeds 10% of the existing height. The Project complies with all development standards and no deviations are requested. All improvements authorized by this CDP will be located on private property (Project). 3.The Property is designated RS-D (Single Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single-Unit Residential) Zoning District. 4.The 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 it is located within the R-1 (Single-Unit Residential) Coastal Zoning District. 5.A public hearing was held on August 15, 2024, 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 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. 2.Class 1 exempts the minor alterations involving negligible or no expansion of use. The proposed Project consists of the addition of 3,876 square feet to an existing single-unit residence 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 7 Zoning Administrator Resolution No. ZA2024-### Page 2 of 8 01-10-2023 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. By Section 21.52.015 (F) (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 gross floor area limitation is 5,440 square feet and the proposed floor area with the addition totals 4,262 square feet. b.The Project provides the minimum required setbacks, which are 10 feet along the front property line abutting Bay Shore Drive, 3 feet along each side property line, and 10 feet along the rear property line. c.The highest guardrail is less than 24 feet from the established grade and the highest ridge is no more than 29 feet from the established grade, which complies with the maximum height requirements. d.The Project includes a compliant two-car garage, which is required for single-unit residences with less than 4,000 square feet of habitable floor area. 2.The neighborhood is predominantly developed with two-story, single-unit residences. The proposed design, bulk, and scale of the Project are consistent with the existing neighborhood pattern of development. 3.The Property is located approximately 160 feet from the Newport Harbor and is separated from the water by Bayshore Drive and waterfront residential development east of Bayshore Drive. 4.The finished floor elevation for the single-unit residence is 14.00 feet (NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard. 5.The Property is not located in an area known for the potential of seismic activity. All projects are required to comply with the California Building Code (CBC) and Building Division 8 Zoning Administrator Resolution No. ZA2024-### Page 3 of 8 01-10-2023 standards and policies. Construction plans are reviewed for compliance with approved investigations and the CBC before building permit issuance. 6.The Project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 7.The Property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 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 Property is located between the nearest public road and the sea or shoreline in the private community of Bayshores. Developed in 1941, Bayshores is a 258-lot, single-unit gated community located on the Lido Channel, southwest of Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The community is accessible from West Coast Highway via Bay Shore Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. 2.Coastal Land Use Plan Policy 3.1.5-3 requires public access for any new development in private/gated communities causing or contributing to adverse public access impacts. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the public access provision reasonably relate to the requirement and the project’s impact. In this case, the Project adds to an existing single-unit 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. Furthermore, the Project is designed and sited so as not to block or impede existing public access opportunities. 3.The Property does not currently provide, nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bayshores community at the Balboa Bay Club, immediately north of the Bayshores community. 4.The Property 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 9 Zoning Administrator Resolution No. ZA2024-### Page 4 of 8 01-10-2023 view opportunities. The project site may be located within the viewshed of distant public viewing areas; however, the Project will remodel and add to an existing single-unit dwelling and will continue to comply with all applicable Local Coastal Program development standards and maintain building envelopes 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. 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 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. 2.The Zoning Administrator of the City of Newport Beach hereby approves 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 15TH DAY OF AUGUST 2024. _______________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2024-### Page 5 of 8 01-10-2023 EXHIBIT “A” CONDITIONS OF APPROVAL Planning Division 1.The Project 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.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. 3.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. 4.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. 5.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. 6.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 11 Zoning Administrator Resolution No. ZA2024-### Page 6 of 8 01-10-2023 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. 7.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. 8.Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 9.The project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 10.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. 11.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. 12.Prior to 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. 13.Before 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. 14.Before 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. 15.Before the issuance of a building permit, 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. 16.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 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. 17.Construction activities shall comply with Section 10.28.040 (Construction Activity – Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of 12 Zoning Administrator Resolution No. ZA2024-### Page 7 of 8 01-10-2023 noise-generating construction activities that produce noise to 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. 18.All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise Standards) and 10.26.030 (Interior Noise Standards), and other applicable noise control requirements of the Newport Beach Municipal Code (NBMC). 19.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. 20.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. 21.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. 22.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 Barsam Residence including but not limited to, Coastal Development Permit No. PA2024-0032. 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. Fire Department 23.The Property shall maintain 3 feet of walkable access on one side yard. Public Works Department 24.The Applicant shall Install sewer clean outs on all sewer laterals that are in use and shall cap unused sewer laterals at the edge of the existing utility easement. 13 Zoning Administrator Resolution No. ZA2024-### Page 8 of 8 01-10-2023 25.No portion of the proposed addition shall be located within the existing utility easement including, but not limited to, the foundation and walls. 14 Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Coastal Development Permit PA2024-0032 2791 Bayshore Drive Subject Property Subject Property 16 Attachment No. ZA 3 Project Plans 17 18 19 20 21 22 23 24 25 26 August 15, 2024, Zoning Administrator Item 2 Comments These comments on a Newport Beach Zoning Administrator agenda item are submitted by: Jim Mosher (jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 2. Barsam Residence Coastal Development Permit (PA2024-0032) 1. Fact 3.A.1.d on page 8 asserts the two-car garage is compliant with the requirement for a single-unit residences with less than 4,000 square feet of habitable floor area. However, the only floor area I can find is “4,262 square feet” in Fact 3.A.1.a, leaving it unclear how Fact 3.A.1.d was arrived at. Assuming the garage makes the total compliant, it would be helpful to state separately the area of the residence and the garage. 2. Section 4.2 on page 10 was presumably intended to include the number of, or otherwise identify, the Coastal Development Permit being approved. Zoning Administrator - August 15, 2024 Item No. 2a - Additional Materials Received Barsam Residence CDP (PA2024-0032)