HomeMy WebLinkAbout03_Podley Residence CDP_PA2024-01341
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
SUBJECT: Podley Residence (PA2024-0134)
■ Coastal Development Permit
SITE LOCATION: 1504 and 1504 ½ South Bay Front
APPLICANT: Ian Harrison, Architect
OWNER: Bill and Kathy Podley
September 12, 2024
Agenda Item No. 3
PLANNER: Daniel Kopshever, Assistant Planner
949-644-3235, dkopshever@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 allow the demolition of an existing
two-story duplex and the construction of a new 2,501 square foot three-story residential
dwelling unit with a 397 square-foot attached two-car garage, and a 269 square foot junior
accessory dwelling unit for a total structure area of 2,899 square feet. The project complies
with all applicable development standards and no deviations are requested. The proposed
development includes additional appurtenances such as walls, fences, patios, hardscape,
drainage devices, and landscaping.
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 filed as PA2024-0134 (Attachment No. ZA 1 ).
2
DISCUSSION
Land Use and Development Standards
Podley Residence (PA2024-0134)
Zoning Administrator, September 12, 2024
Page2
• The property is located in the R-BI (Two-Unit Residential, Balboa Island) Coastal
Zoning District, which allows for both single and two-unit residential development on
a single legal lot. A single-unit residence with junior accessory dwelling unit (JADU)
is a land use that is consistent with the City's Coastal Land Use Plan, General Plan,
and Zoning Code.
• The project is not eligible for a Waiver for De Minimis Development because the
property is within the Coastal Commission Appeal Area.
• The property consists of one legal lot and is currently developed with a duplex. The
front unit is approximately 1,496 sq. ft. in size, the rear unit is approximately 828 sq.
ft., and the existing garage is approximately 379 sq. ft.
• The neighborhood is predominantly developed with two-story and three-story
single-unit and two-unit dwellings with an occasional one-story single-unit
dwelling. The proposed design, bulk, and scale of the development is consistent
with the existing neighborhood pattern of development. (see Figure 1 below).
Figure 1: Oblique aerial image of neighborhood
• 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:
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Podley Residence (PA2024-0134)
Zoning Administrator, September 12, 2024
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Table 1 -Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 5 feet 10 feet
Rear (Alley) 5 feet 7.5 feet
Sides 3 feet 3 feet
Rear (Second Story, abutting 2.5 feet from property 5 feet
alley) line
Allowable Floor Area (max.) 2,900 square feet 2,899.12 square feet
Allowable Third Level (max.) 360 square feet 181.39 square feet
JADU Floor Area (max.) 500 square feet 268. 77 square feet
Open Volume Area (min.) 270 square feet 304.45 square feet
Parking (min.) 2 qaraqe spaces 2 qaraqe spaces
Height (max.) 24-foot flat roof 24-foot flat roof
29-foot sloped roof 29-foot sloped roof
• The Project includes a new 281 square-foot JADU. The JADU is located on the second floor
of the proposed structure, above the garage, and has both internal connection to the primary
residence as well as independent, external access via stairs adjacent to the garage.
• No additional parking is required for JADUs, pursuant to Section 21.48.200(F)(8)(a)
(Accessory Dwelling Units) of the Newport Beach Municipal Code (NBMC).
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). 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 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 residential dwelling units such as duplexes and town homes. Local Coastal
Program Implementation Plan 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 JADU is consistent with the R-BI zoning and land use designations and does not result in
a loss of residential density.
4
Hazards
Pedley Residence (PA2024-0134)
Zoning Administrator, September 12, 2024
Page4
• The finished floor elevation of the first floor of the proposed structure is 9.00 feet
North American Vertical Datum of 1988 (NAVO 88), which complies with the
minimum 9.00-foot NAVO 88 elevation standard for new structures.
• A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated July 8, 2024. The current maximum bay water elevation is
7.7 feet NAVO 88 and may exceed the existing top of bulkhead elevation of
approximately 8.87 feet during rare high tide or storm events. The report analyzes
future sea level rise scenarios assuming an increase in the maximum water level
over the next 75 years (i.e., the life of the structure) of about 3.15 feet. The sea
level is estimated to reach approximately 10.85 feet NAVO 88 -(the likely range
for sea level rise over 75-year design life of the structure based on low risk and
medium/high risk aversion estimates for sea level rise provided by the State of
California, Sea Level Rise Guidance: 2018 Update). Based on low risk aversion
and the estimated sea level rise, the first floor of the proposed structure will remain
above high tide sea level until year 2063.
• 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 NAVO 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. Flood mitigation
measures have been included as Condition of Approval No. 6 of the attached
Resolution.
• Under Newport Beach Municipal Code (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 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 Section 21.30.015(D)(3)(c) (General Site Planning and
Development Standards -Waterfront Development) of the NBMC. This requirement
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Pedley Residence (PA2024-0134)
Zoning Administrator, September 12, 2024
Page 5
is included as Condition of Approval No. 7 and 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.
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 (Water Quality and Hydrology Plan) of the NBMC,
due to the proximity of the development to the shoreline and the development
containing more than 75% of impervious surface area, a Water Quality and
Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the
project by RCE Consultants, Inc. July 10, 2024. 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. Section
21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC
requires that the provision of public access bear a reasonable relationship between
the requirement and the project's impact and be proportional to the impact. In this
case, the project includes the demolition of a duplex and the reconstruction of a
single-unit dwelling with an attached JADU on an R-BI zoned lot and maintains the
same number of units as the existing development. 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 (appropriate height, setbacks, etc.) so as not to block or impede existing
public access opportunities.
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Pedley Residence (PA2024-0134)
Zoning Administrator, September 12, 2024
Page6
• 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 from the Park Avenue Bridge, approximately 350 feet
northeast of the property, however the project is not visible from the bridge due to
intervening structures. The Project is within the general viewshed of the harbor as
seen from designated viewpoints above the project site. The Project replaces an
existing duplex with a single-family unit and a JADU that comply with all applicable
Title 21 (Local Coastal Program Implementation Plan) development standards and
maintains a building envelope consistent with the existing and anticipated
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.
• Coastal access is currently provided and will continue to be provided by the Balboa
Island Public Boardwalk, 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 Abalone Avenue,
approximately 90 feet east of the Property. The project does not include any features
that would impede access along these routes.
• 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 implements open space and articulation 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 dwelling units in urbanized areas. The proposed project consists
of the demolition of one two-unit dwelling and the construction of a new 2,501 square-
foot, three-story, single-unit dwelling with a 269 square-foot JADU, and an attached 397
square-foot, two-car garage in the R-BI Coastal Zoning District. The project is consistent
with the Class 3 exemption.
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Podley Residence (PA2024-0134)
Zoning Administrator, September 12, 2024
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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.
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
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:
Daniel Kopshe er, Assistant Planner
JP/djk
Attachments: ZA 1
ZA2
ZA3
Draft Resolution
Vicinity Map
Project Plans
8
Attachment No. ZA 1
Draft Resolution
RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING TWO-
UNIT DWELLING UNIT AND CONSTRUCT A NEW THREE-
STORY SINGLE-UNIT DWELLING AND JUNIOR ACCESSORY
DWELLING UNIT AND AN ATTACHED TWO-CAR GARAGE
LOCATED AT 1504 BAY FRONT SOUTH (PA2024-0134)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Ian Harrison, Architect, on behalf of the owner, Bill Podley, with
respect to property located at 1504 and 1504 ½ South Bay Front, and legally described as
Lot 3, Block 1 of the Section 5 Balboa Island Tract, requesting approval of a coastal
development permit.
2.The applicant requests a coastal development permit (CDP) to allow the demolition of an
existing duplex and the construction of a new 2,501 square-foot, three-story, single-unit
dwelling, an attached 269 square foot junior accessory dwelling unit (JADU) and an
attached 397-square-foot, two-car garage. The project includes landscape, hardscape,
drainage, and accessory structures all within the confines of the property. The project
complies with all development standards and no deviations are requested (Project).
3.The subject property is categorized as RT (Two Unit Residential) by the General Plan Land
Use Element and is located within the R-BI (Two-Unit Residential, Balboa Island) Zoning
District.
4.The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RT-E (Two Unit Residential) - (30.0 – 39.9 DU/AC) and it is located within the
R-BI (Two-Unit Residential, Balboa Island) Coastal Zoning District.
5.A public hearing was held on September 12, 2024, 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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Zoning Administrator Resolution No. ZA2024-###
Page 2 of 11
2.Class 3 exempts the demolition and construction of up to three single-family residences
in urbanized areas. The proposed project consists of the demolition of an existing duplex
with an attached garage and the construction of a new 2,501-square-foot, three-story,
single-unit dwelling, an attached 269 square foot JADU and an attached 397-square-
foot, two-car garage.
3.The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
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(F) (Coastal Development Permits - Findings and
Decision) of the Newport Beach Municipal Code (NBMC), 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. The total proposed
structure floor area is 2,899.12 square feet and includes the 2,500.91 square foot
principal dwelling unit, the 268.77 square foot JADU, and the 397.21 square foot,
two-car garage.
b.The proposed development provides the minimum required setbacks, which are
five feet along the rear property abutting Bay Front Alley South, three feet along
each side property line, and five feet along the front property line abutting the Bay
Front South and the Bay.
c.The highest flat roof/guardrail is below 24 feet from established grade, or 33 feet
North American Vertical Datum of 1988 (NAVD 88), and the highest ridge is no
more than 29 feet from established grade (38 feet NAVD 88). The proposed
development complies with all height requirements.
d.The proposed development provides a two-car garage, meeting the minimum two-
car garage requirement for a single-family residence with less than 4,000 square
feet of habitable floor area. No parking is required for the JADU.
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Zoning Administrator Resolution No. ZA2024-###
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e.The proposed lowest finished floor elevation of the new residence is 9.0 feet North
American Vertical Datum of 1988 (NAVD 88), which complies with the minimum
9.0-foot top of slab elevation requirement for interior living areas of new structures.
f.The JADU complies with the maximum floor area, parking, height, and setback
provisions of the NBMC. A deed restriction is required to be recorded with the
County Recorder’s Office per Section 21.48.200(I) (Accessory Dwelling Units –
Deed Restriction and Recordation Required) of the NBMC. The deed restriction
requirement is included as Condition of Approval No. 5.
2.The neighborhood is predominantly developed with two-story and three-story single-
and two-unit dwellings. The proposed design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development.
3.The Project proposes to demolish the existing duplex on-site to construct a single-unit
dwelling and 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 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 the single-unit dwellings and accessory
dwelling unit land uses. Under Coastal Land Use Plan Table 2.1.1-1, the Two Unit
Residential (RT-E) category is intended to provide primarily for two-family residential
development such as duplexes or townhomes. Section 21.18. 020 (Residential Coastal
Zoning Districts Land Uses) of the NBMC 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-unit dwelling residence and a JADU 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 by PMA
Consulting, Inc. dated July 8, 2024. The current maximum bay water elevation is 7.7
feet (NAVD88) and may exceed the existing top of bulkhead elevation of approximately
8.87 (NAVD 88) feet during rare high tide or storm events. The report analyzes future
sea level rise scenarios assuming an increase in the maximum water level over the next
75 years (i.e., the life of the structure) of about 3.15 feet. The sea level is estimated to
reach approximately 10.85 feet (NAVD88) - (the likely range for sea level rise over 75-
year design life of the structure based on low risk and medium/high risk aversion
estimates for sea level rise provided by the State of California, Sea Level Rise Guidance:
2018 Update). Based on low risk aversion and the estimated sea level rise, the first floor
of the proposed structure will remain above high tide sea level until year 2063.
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
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Zoning Administrator Resolution No. ZA2024-###
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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 finish floor elevation of the proposed single-unit dwelling is at a minimum elevation
of 9.0 feet NAVD 88, which complies with the minimum 9.0-foot NAVD88 elevation
standard for new structures.
7.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 prior to the issuance of a building
permit. Permit issuance is also contingent on the inclusion of design mitigation identified in
the investigations. Construction plans are reviewed for compliance with approved
investigations and CBC prior to building permit issuance.
8.Pursuant to Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection
–Development Standards) of the NBMC, the property owner will be required to enter
into an agreement with the City waiving any potential right to protection to address
situations in the future in which the development is threatened with damage or
destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The Waiver of
Future Protection is included as a condition of approval that will need to be recorded
prior to a final building inspection.
9.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 Section 21.30.015(D)(3)(c) (General Site Planning and Development
Standards - Waterfront Development) of the NBMC. The Acknowledgement of Coastal
Hazards is included as a condition of approval that will need to be recorded prior to the
issuance of building permits.
10.The property is located adjacent to coastal waters. Pursuant to Section 21.35.030
(Construction Pollution Prevention Plan) of the Municipal Code, a Construction Pollution
Prevention Plan (CPPP) is required to implement temporary Best Management Practices
(BMPs) during construction to minimize erosion and sedimentation, and to minimize
pollution of runoff, and coastal waters derived from construction chemicals and materials.
A CPPP has been provided and construction plans and activities will be required to adhere
to the CPPP.
11.Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC, due to
the proximity of the development to the shoreline and the development containing more
than 75% of impervious surface area, a preliminary Water Quality Management Plan
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Zoning Administrator Resolution No. ZA2024-###
Page 5 of 11
(WQMP) is required. The preliminary WQMP was prepared by RCE Consultants, Inc.
dated July 10, 2024. The WQMP 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. Construction plans will be reviewed for compliance with the approved
WQHP prior to building permit issuance.
12.Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. 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.
13.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 from the Park Avenue Bridge, approximately 350 feet northeast of the
property, however the project is not visible from the bridge due to 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
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 proposed three-story design is consistent with the existing neighborhood pattern of
development containing two, three, and some scattered one-story dwellings, and will not
affect the existing, limited views afforded from the viewing areas. The project will replace an
existing duplex with a new single-dwelling unit and JADU that complies with all applicable
development standards, including the third-story setbacks that provide additional fifteen-foot
setbacks along the bay and street property lines (as measured from the setback lines). There
are also additional step backs provided on the third floor to help reduce building mass. The
project presents the opportunity to enhance views by updating an older structure with a new
building with an updated design. All structures within the front setback area along the bay
are limited to 42 inches in height, ensuring that the bay does not appear to be walled off.
Therefore, the project does not have the potential to degrade the visual quality of the coastal
zone or result in significant adverse impacts to public views.
Finding:
B.Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
Facts in Support of Finding:
1.The project site is located between the nearest public road and the sea. Section
21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires
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Zoning Administrator Resolution No. ZA2024-###
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that the provision of public access bear a reasonable relationship between the requirement
and the project’s impact and be proportional to the impact. In this case, the project includes
the demolition of a duplex and the construction of a single-unit dwelling with an attached
JADU on an R-BI zoned lot and maintains the same number of units as the existing
development. 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 (appropriate height, setbacks, etc.) so as
not to block or impede existing public access opportunities.
2.Coastal access is currently provided and will continue to be provided by a public walkway
around the outer perimeter of Balboa Island that grants pedestrians bay views, sometimes
known as the Balboa Island Loop. 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 Abalone Avenue, approximately 90 feet east of the
Property. The project does not include any features that would impede 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 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.
2.The Zoning Administrator of the City of Newport Beach hereby approves the Coastal
Development Permit (PA2024-0134), subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
3.This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code (NBMC). 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 12TH DAY OF SEPTEMBER 2024.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
14
Zoning Administrator Resolution No. ZA2024-###
Page 7 of 11
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 Coastal Development Permit filed as PA2024-0134 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 NBMC, unless an extension is otherwise granted.
5.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 JADU separate from the principal dwelling.
This deed restriction shall remain in effect so long as the accessory dwelling unit exists on
the property.
6.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.
7.Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury or
damage from such hazards, unconditionally waiving any claims of damage against the City
from such hazards, and to indemnify and hold harmless City, its City Council, its boards
and commissions, officials, officers, employees, and agents from and against any and all
claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City’s approval of
development. The letter shall be scanned into the plan set prior to building permit issuance.
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 to address the threat of
15
Zoning Administrator Resolution No. ZA2024-###
Page 8 of 11
damage or destruction from waves, erosion, storm conditions, landslides, seismic activity,
bluff retreat, sea level rise, or other natural hazards that may affect the property, or
development of the property, today or in the future. The agreement shall be binding against
the property owners and successors.
9.Prior to the 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; any changes could require separate review and approval by the
Building Division.
10.Prior to the issuance of a building permit, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
11.Prior to the issuance of a building permit, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building Division.
12.Prior to the 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.
13.Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
14.This Coastal Development Permit does not authorize any development seaward of the
private property.
15.This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
16.No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or
result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands,
or their buffers.
17.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.
16
Zoning Administrator Resolution No. ZA2024-###
Page 9 of 11
18.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. Stock-piles 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.
19.Trash and debris shall be disposed in proper trash and recycling receptacles at the end of
each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
20.Prior to 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.
21.All landscape materials and irrigation systems shall be maintained in accordance with the
approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
22.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. Noise-generating construction activities are not allowed
on Saturdays, Sundays, or holidays.
23.All noise generated by the proposed use shall comply with the provisions of Chapter 10.26
(Community Noise Control) and other applicable noise control requirements of the Newport
Beach Municipal Code.
24.The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In
compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and
similar construction activities shall occur between August 16 and January 31, outside of the
peak nesting period. If such activities must occur inside the peak nesting season from
February 1 to August 15, compliance with the following is required to prevent the taking of
Native Birds pursuant to MBTA:
A.The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
17
Zoning Administrator Resolution No. ZA2024-###
Page 10 of 11
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.
25.The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
26.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.
27.This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
28.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).
29.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.
30.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 Podley Residence including, but not limited to the
Coastal Development Permit (PA2024-0134). 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 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.
Building Division
31.Foundation shall be designed for liquefaction mitigation per Policy No. CBC 1803.5
18
Zoning Administrator Resolution No. ZA2024-###
Page 11 of 11
Fire Department
32.Installation of an NFPA 13D fire sprinkler system is required.
Public Works
33.Install a new sewer clean out on the existing sewer lateral per City Standard 406.
34.An encroachment permit is required for the proposed improvement within the Bay Front
South right of way. All improvements shall be consistent with Council Policy L-6.
19
20
Attachment No. ZA 2
Vicinity Map
21
VICINITY MAP
Coastal Development Permit
(PA2024-0134)
1504 & 1504 ½ South Bay Front
22
Attachment No. ZA 3
Project Plans
23
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M.OTDATE 1/11/2024
L REVISION BY DATE
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September 12, 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. 3. Podley Residence Coastal Development Permit
(PA2024-0134)
Handwritten page 1: The Project Description that “the construction of a new 2,501 square foot
three-story residential dwelling unit with a 397 square-foot attached two-car garage, and a 269
square foot junior accessory dwelling unit for a total structure area of 2,899 square feet” is
confusing in that the first three numbers don’t add to the “total.” See comment regarding Finding
1.2 on handwritten page 9, below.
Handwritten page 3: The first bullet under Table 1 refers to “a new 281 square-foot JADU.”
Everywhere else it is referred to as 269 square feet. The following paragraph, as well as the
resolution, refer to it as an “attached JADU.” Since it is sandwiched on the second floor between
the garage and attic of the main residence, and does not seem to expand its footprint, it would
seem more “internal” to me.
Handwritten page 9: Finding 1.2 is confusingly written. According to the plans provided on
handwritten page 38 add further confusion with a miscalculation:
The circled number should read “2501.91 SF” – which is the sum of the three preceding
numbers, which include the 268.77 sf of the JADU in the “1314.22 SF” of the second floor. The
“2232.14 SF” represents the floor area of the dwelling without the JADU.
So, if the JADU is regarded as an “attachment” to the dwelling, the construction would better be
described as “a new 2,501 2,232 square-foot, three-story, single-unit dwelling,an to which is
attached a 269 square foot junior accessory dwelling unit (JADU) and an attached a
397-square-foot, two-car garage.” Alternatively, it could be described as “a new 2,502 sf,
three-story, single-unit dwelling and an attached 397-square-foot, two-car garage, with 269
square feet of the dwelling designated as a JADU.”
Handwritten page 10: The same problem with the project description appears in Section 2.2 at
the top of the page, where the “2,501” should be “2,502” and the JADU is included in that, not
separate from it.
Zoning Administrator - September 12, 2024 Item No. 3a Additional Materials Received Podley Residence CDP (PA2024-0134)
September 12, 2024, ZA agenda Item 3 comments - Jim Mosher Page 2 of 2
Handwritten page 11: The problem continues with Fact 3.A.1.a. The “2,500.91” should read
“2,501.91” and it is the sum of the principal dwelling plus the JADU (which should not be listed
separately, unless the size of the principal dwelling is reduced to 2,232.14 sf.
Handwritten page 11: Facts 3.A.4 and 3.A.5 give inconsistent numbers for the existing top of
bulkhead elevation, the first saying “8.87” and the second saying “8.75” feet. Since Fact 3.A.4
says this height is already exceeded “during rare high tide or storm events” (but does not say by
how much it is exceeded), this does not inspire confidence that the 9.0 foot finished floor
elevation “will remain above high tide sea level” in the current year, let alone through 2063, as is
asserted in the final sentence of that “fact.”
Handwritten page 12: In Fact 3.A.6, “finish floor” should read “finished floor.” However, the
entire fact was already stated as Fact 3.A.1.f.
Handwritten page 15: Is the “waterproofing curb or similar design feature” of Condition of
Approval No. 6 already included in the plans? If it is not in the plans, how will it be handled?
Handwritten page 16: Condition of Approval No. 15 says “This Coastal Development Permit
does not authorize any development seaward of the private property.” However, the Site Plan
(handwritten page 28) shows a 4-foot encroachment beyond the property line into the public
right-of-way on the boardwalk side, including a 12-inch wall. Is there a demolition plan for the
wall (and the project in general) and does the permit allow the wall to be reconstructed? If so,
why is it not included in the shaded arrears of the Landscape Plan on handwritten page 37 (the
“Irrigation Notes” and “Plant List” call-outs to which are not visible on the publicly-posted plan)?
Finally, it might be noted that according to Table 1 of the staff report the new structure is
proposed to be built out to within a fraction of a square foot of the maximum allowed (as well as
the maximum allowed roof heights). It would seem to require considerable care both in the
estimates and in the construction to ensure this is achieved.
Zoning Administrator - September 12, 2024 Item No. 3a Additional Materials Received Podley Residence CDP (PA2024-0134)