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HomeMy WebLinkAboutPA2020-178 Incomplete LetterI:\Users\PLN\Shared\PA's\PAs - 2020\PA2020-178\PA2020-178 Incomplete Letter.pdf.docx Tmplt. 02/09/11 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov NOTICE OF INCOMPLETE FILING August 18, 2020 Julie Laughton Julie@julielaughton.com Application No. • Coastal Development Permit No. CD2020-126 (PA2020-178) Address 1616 West Ocean Front Please be advised that after reviewing the subject application, your submittal has been deemed incomplete and further information is required before we are able to proceed with the application process. Note the following may require substantial revision and may necessitate redesign. Please contact the Planner to discuss. The following documentation is required to complete the application: 1. Property Development Standards. Please be advised, the project as designed does not comply with all required property development standards identified in Newport Beach Municipal Code (NBMC) Chapter 21.30 (Property Development Standards). Reference the attached correction sheet and redlined plan set for the required changes. 2. Coastal Hazards Report. Please update the Coastal Hazards Report using the California Coastal Commission’s adopted State of California, Sea Level Rise Guidance: 2018 Update as the current best available science. In January 22, 2019, City Council directed staff to evaluate Coastal Development Permits for flood protection based on the following parameters: • Port of Los Angeles tide gauge (the closest tide gauge analyzed in the document) • Using the upper end of the likely range for probabilistic scenarios (66% probability, low risk-aversion column) • Using the high emissions scenario. • Setting a 75-year economic life of a structure (projected SLR of +2.9 feet for 2094). • Projections can be interpolated based on this set of data for the 75- year design life of the structure (currently the year 2094). I:\Users\PLN\Shared\PA's\PAs - 2020\PA2020-178\PA2020-178 Incomplete Letter.pdf.docx Page 2 •The minimum elevation for low-risk aversion is calculated as follows for flood protection: o 7.7 feet NAVD88 (current historical max. sea level for Port of LA) + 2.95 feet NAVD88 (low risk aversion projection, high risk scenario interpolated for 75 years) = 10.65 feet NAVD88. Please include Table 28 of the Sea Level Rise Guidance as an exhibit and use to establish to projections. Additionally, see attached Appendix A procedure for coastal hazards reports and revise analysis to reflect requirements. Analysis must use project-specific information such as referencing the proposed finish floor elevations (in NAVD88) to substantiate claims. Design features such as required flood proofing should be discussed. Please make explicit mention of the pickleball court area, which is currently proposed below the 9.00-foot NAVD88 minimum required top of slab elevation for interior living areas. A determination should be made whether this area is reasonably safe from coastal hazards per the above requirements. Please be advised this report serves as a certified, professional recommendation to staff. Statements that suggest otherwise must be removed. For example, the “contents of the report are not perfect,” transfer of the report should have it be considered “advice by the client,” and that the client is the “only party intended by this office to directly receive the advice.” Staff relies on this report to make required findings for the project and this must be based off a professionally certified report using the best available science as determined by the California Coastal Commission. 3.Electronic Copy. Please provide all submitted and revised applications materials in an electronic form (email, DropBox, CD, etc.) USBs are not accepted. Due to the nature of these comments, additional corrections will apply upon resubmittal. Upon verification of completion, the application will be processed and scheduled for a Zoning Administrator Hearing. Should you have any questions regarding submittal requirements, please contact Patrick Achis at 949-644-3237 or pachis@newportbeachca.gov. By: Attachments: Planning Division Corrections Appendix A Redlined Coastal Hazards Report Residential Zoning Corrections Community Development Department Planning Division 100 Civic Center Drive; P.O. Box 1768 Newport Beach, CA 92658 949-644-3200 www.newportbeachca.gov Plan Check No.: Address: 1616 West Ocean Front Date: 8/18/2020 Corrections Required Contact Information “1” (First Review): 1 “2” (Second Review): “3” (Third Review): If you have questions regarding your plan check, please contact: Plan Checker: Patrick Achis Email/Phone: pachis@newportbeachca.gov - 949-644-3237 Please contact me to discuss corrections prior to resubmitting. GENERAL INFORMATION 1. Zone: R-2 Setback Map No: PC Text: 2. Proposal: New Addition Alteration Other 3. No. of Units Allowed: No. of Units Proposed: 4. Demo Proposed Yes No If Yes, number of units to be demolished COASTAL COMMISSION REVIEW 5. Coastal Zone: Yes Exclusion Zone No 6. Exempt because: 7. Categorical Exclusion No.: Effective Date: 8. Waiver No: Effective Date: 9. AIC No: Coastal Development Permit No: Effective Date: 10. Coastal Approval Letter (all pages) to be scanned into plans. 11. 1 Comments: 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, development. This letter shall be scanned into the plan set prior to building permit issuance. DISCRETIONARY ACTION 12. Application required: Reason: 13. Previous Discretionary Approvals: 1. Application Type No. For: 2. Application Type No. For: 3. Application Type No. For: 4. Application Type No. For: 5. Application Type No. For: 14. Please make an appt with: Phone: Email: Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 C:\Users\pachis\Desktop\1616 west ocean front.docx (pw_CDD) Page 2 of 9 15. Scan approval letter / resolution (including conditions) into plan sets. Copy attached 16. HOLD ON FINAL. The following items must be completed before the building permits are finaled: 17. Comments: Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 C:\Users\pachis\Desktop\1616 west ocean front.docx (pw_CDD) Page 3 of 9 REQUIRED FEES 18. Fairshare Fee Contribution: 19. San Joaquin Hills Transportation Corridor Fee: 20. Other: LOT OR PARCEL STATUS 21. Legal Description: Lot: Block: Section: Tract: 22. Easement(s) on-site: Yes No Verify with Public Works 23. No person shall develop any structure including, but not limited to, a principal or accessory structure across a lot line per Section 19.04.035 (Development Across Property Lines) of the Subdivision Code. Please apply for a Parcel Map, Lot Merger, Lot Line Adjustment, or Certificate of Compliance to address underlying legal lot lines. 24. Comments: SETBACKS 25. Setback Regulations (20.30.110) *Setbacks are measured from property line to finished surface, unless otherwise specified. Front: Left Side: Right Side: Rear: Other: 26. 1 Third Floor Step-backs (20.48.180A.3.b.) (Applicable to all R-1 and R-2 zoning districts, except: R-BI; R-1-6000; R-1-7,200; R-1-10,000, lots 25 feet wide or less in R-2; and Planned Community district) Front: 15 Left Side: 0 Right Side: 0 Rear: 15 N/A: 27. On residential lots wider than thirty (30) feet, if the primary entrance to a dwelling faces a side setback area the entry door shall be set back a minimum of five feet from the side property line and a three-foot-wide unobstructed walkway shall be provided up to a minimum height of eight feet between the primary entrance and the public street or alley. 28. A minimum thirty-six (36) inch wide passageway shall be maintained within at least one side setback area adjacent to the principal structure. The passageway shall be free of any encroachments or obstructions from ground level to a height of eight feet, including mechanical equipment, and other items attached to, or detached from, the principal structure. 29. 1 Comments: Please dimension the 15' third floor stepback. Redesign if habitable area encroaches into the stepback. FLOOR AREA/SITE AREA LIMITATIONS 30. Lot Size: square feet Lot Dimensions: See attached subdivision map with dimensions 31. Buildable Area: lot area minus required setback areas = 32. Floor Area Limitation: x buildable area + (200 Square Feet for R-BI only) = maximum square footage • Calculation includes exterior walls, stairway(s) on first level of occurrence, daylighting basements, and enclosed parking (including subterranean) • Calculation does not include subterranean basements 33. Proposed Floor Area: square feet 34. Site (Lot) Coverage Limitation: percent of total lot area • Calculation includes the percentage of a site covered by structures, including eaves and overhangs, and accessory structures and by decks more than 30 inches in height. 35. Proposed Lot Coverage: square feet or percent of total lot area 36. Provide a floor area calculations exhibit (to scale) verifying proposed square footage (show dimensions & calculations). Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 C:\Users\pachis\Desktop\1616 west ocean front.docx (pw_CDD) Page 4 of 9 37. Comments: For 38 - 40, applicable to all R-1 and R-2 zoning districts, except: R-BI; R-1-6000; R-1-7,200; R-1-10,000, lots 25 feet wide or less in R-2; and Planned Community district 38. Third Floor Limitation (20.48.180 3.) 15% of the total buildable area for lots wider than 30 feet: Maximum: 0.15 x buildable area = Proposed: 20% of the total buildable area for lots 30 feet wide or less: Maximum: 0.20 x buildable area = Proposed: • Enclosed square footage located on the third floor shall be set back a minimum of 15 feet from the front and rear setback lines • For lots greater than 30 feet in width a minimum of 2 feet from each side setback line, including bay windows. 39. Comments: 40. 1 Open Volume Area Required (20.48.180 4.) 15% of the buildable area of the lot in addition to the required setback areas Required: 0.15 x buildable area: square feet Proposed: square feet • Open volume must be located within the buildable envelope (within the setback; under 24 FEET) • Open Volume must have a minimum dimension of 5 feet in depth from the setback line on which it is located • Open volume must be open on a minimum of one side and have minimum clear vertical dimension of 7.5 feet 41. 1 Comments: Please list minimum open volume area and proposed open volume area on cover sheet. Additionally identify open volume area on an exhibit or site/floor plans. PLOT PLAN/SITE PLAN/FLOOR PLANS 42. 1 Provide fully dimensioned Site Plan and Floor Plans. 1. It appears the demolition plan was inadvertantly used as the architectural site plan, please revise accordingly. Site plan should include call outs of hardscape, landscape, and new and existing walls. Note the approved demolition plan was for the entire structure including the 11-foot walls. All walls in the required 3-foot side setback cannot be greater than 6 feet in height measured from exisiting grade prior to construction. 2. The wall existing to remain fronting the boardwall will need to be confirmed with Public Works and will be addressed in their review of the project, which is forthcoming. 2. Please match grading plan and site plan work to be consistent with one another, reflecting all changes. 43. Show the location of all buildings on-site and dimension distance to property lines. 44. Dimension the distance from face of curb to front property line (verify with Public Works). 45. 1 Indicate the second and third floor footprints (if applicable). 46. 1 Dimension all projections (e.g., fireplaces, bay windows, eaves), label distance(s) to property lines. 47. Provide separate existing and proposed floor plans fully dimensioned showing all room uses for all buildings on- site. Existing floor plans shall illustrate walls to be demolished Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 C:\Users\pachis\Desktop\1616 west ocean front.docx (pw_CDD) Page 5 of 9 48. 1 Plot property lines on site plan and all floor plans with setbacks dimensioned. 1. Setbacks are measured from the property line to the face of finish. Note ornamental moldings, pilasters and similar architecture features may encroach up to six inches into a required setback, though the brick veneer as proposed is not consisent with this provision. Please revise plans to remove brick veneer out of the setback or update. 2. Please remove roofing, siding, and other elements that are shown to extend off property. These improvements shall not extend off-property. 49. Indicate the location of easement(s) plotted on site plan. 50. Comments: OFF-STREET PARKING (20.40) Single-Unit Dwellings – Attached 2 per unit in a garage Single-Unit Dwellings – Detached and less than 4,000 sq. ft. of gross floor area* 2 per unit in a garage Single-Unit Dwellings – Detached and 4,000 sq. ft. or greater of gross floor area* 3 per unit in a garage Single-Unit Dwellings – Balboa Island 2 per unit in a garage Two-Unit Dwellings 2 per unit; 1 in a garage and 1 covered or in a garage Other: *Gross Floor Area in this case shall include the square footage of basements, but shall not include the square footage of garages. Minimum Interior Dimensions The minimum interior dimensions for parking spaces in residential zoning districts shall be as provided below (unless otherwise stated in a Planned Community). The Director may approve a reduced width for duplex units when two separate single car garages are proposed side by side and the applicant has proposed the maximum width possible. Lot Width Single Car/Tandem* Two Car Three Car 30 feet or less 9’-3” x 19’ (35’)* 17’-6” x 19’ - 30.1 - 39.99 feet 10’ x 19’ (35’)* 18’-6” x 19’ 26’-9” x 19’ 40 feet or more 10’ x 20’ 20’ x 20’ 28’-3” x 20’ * The minimum depth for a 2-car tandem space is 35 feet 51. Gross Floor Area for purposes of calculating the number of parking spaces: Gross Floor Area (don't include garage) + Basement = 52. 1 Number of Parking Spaces Required: 2 Minimum interior clear dimensions required: 17'-6" x 19' 53. 1 Label interior clear dimensions of the garage free of all obstructions such as cabinetry, appliances, steps, posts, etc. (one riser is allowed, maximum 6 inches high, encroaching no more than 18 inches into garage). 54. Indicate on the plans that the garage doors are automatic roll-up doors. Garages with doors that face the street that are located within twenty (20) feet of the front property line are required to be equipped with automatic roll-up doors. 55. Comments: Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 C:\Users\pachis\Desktop\1616 west ocean front.docx (pw_CDD) Page 6 of 9 HEIGHT LIMITATION (20.30.060) • 20.30.050 Grade Establishment • Measured from average grade if slope is 5% or less • Roofs over the Flat Roof Limit must have a minimum 3:12 pitch • Sloped roofs with a pitch less than 3:12 and parapets, railings, etc are considered flat roof for the purpose of height limits • Heights are measured to the top of all finished materials. • Height certification will be required in some cases 56. Flat Roof Limit: feet Sloped Roof Allowable Ridge Height: feet 57. 1 Height certification inspection required? Yes No If so, add note to elevations stating Height Certification Required. 58. Provide topographic survey (stamped and signed by a licensed surveyor) to establish slope and average grade or, use subdivision grading plan, if applicable. 59. Provide a sheet showing the outline of the proposed structure over a topographic survey to verify determination of slope and grade to be used for measuring height. 60. 1 Provide slope of the lot. The slope of a lot shall be determined using a four-sided polygon that most closely approximates the actual footprint of the proposed structure. The area of the four-sided polygon shall not be smaller than the footprint of the proposed structure and shall be located entirely within the buildable area of the lot. Identify the elevation points from survey and distance used to calculate slope. 61. 1 Establishment of Grade (Five Percent or Less Slope)- The grade of the surface from which structure height is measured shall be a plane established using the average of the elevations at each corner of the four-sided polygon. Example: A + B + C + D = X; X/4 = Established grade elevation from which to measure structure height. Identify the four points used to determine grade plane on site plan and illustrate average grade calculation. The figures provided on the roof plan to establish grade cannot be located on the topographic survey. Please clarify. If these points were interpolated, please label as such and provide the reference points and calculation breakdown for reference. If this changes the estalished grade, please update/redesign all applicable exhibits. 62. Establishment of Grade (More than Five Percent Slope)- The established grade from which structure height is measured shall be a plane established by determining the elevation of the lot at five evenly spaced points along each of the two side property lines and connecting each of the points along a side property line with the corresponding point on the opposite side property line. The five evenly spaced points along each side property line shall be located so that one point is located at the intersection of the front setback line with the side property line and another point is located at the intersection of the rear setback line with the side property line. The other three points along the side property line shall be located so that all five points are equidistant from each other. Provide a grade plane exhibit per the methodology above and clearly identify the survey points used to establish the grade plane. 63. Label the established grade on all elevation sheets. 64. For lots with a more than 5 percent slope, plot roof plan over established grade plan exhibit to assist with determination of grade points located directly below ridge peaks, roof areas and/or parapets. 65. Label interpolated grade points (based on established grade plane) below any critical ridge, parapet, etc. 66. 1 Dimension heights from established grade to: top of flat roof ridge peak all roof top equipment deck rails any flat elements Please provide on all elevation exhibits to show compliance. 67. 1 All new structures shall have a minimum top of slab elevation of 9.0 (88 NAVD datum) pursuant to Section 20.30.060.B.3. When the top of slab is required to be raised, the height of the principal building shall be measured from the 9.0 (88 NAVD datum) elevation. Please note the pickleball court is below the 9.00 feet NAVD and may require a redesign if the coastal hazards report does not conclude it is reasonably safe for the projected 75-year life of the structure. 68. Provide a complete roof plan. Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 C:\Users\pachis\Desktop\1616 west ocean front.docx (pw_CDD) Page 7 of 9 69. 1 Label roof pitches on roof plan and elevations. 70. 1 Label and dimension eave overhang to property line on all exterior elevations. 71. 1 Comments: Please remove all proposed roofing and siding off the property. These improvements may not extend off property. EXCEPTIONS TO HEIGHT LIMITS (20.30.060 D) 72. Interior Fireplaces- The overall chimney height for an interior fireplace is permitted to exceed the height limit by two feet above the roof plane plus an additional two foot maximum for the cap/spark arrestor. The additional two foot section is not only limited in height but also to 2 feet by 4 feet in width and depth. In addition, the chimney must be located a minimum distance of 10 feet from the nearest roof plane. Label dimensions of the chimney plus any portion of the cap/arrestor. 73. Elevator Shafts/Enclosed Stairwells- Flat roofs above elevator shafts and enclosed stairwell housings may exceed the allowed height limit up to the maximum height for a sloped roof, provided they do not exceed thirty (30) square feet in area. Label applicable elevator shaft/enclosed stairwell dimensions and area. 74. Comments: LANDSCAPING 75. 1 LANDSCAPING – TITLE 14 Chapter 14.17 of the Municipal Code (Water-Efficient Landscaping) applies to landscape installation projects requiring a ministerial or discretionary permit and exceed the following thresholds: 1. New landscape project with greater than 500 square feet of landscape area 2. Rehabilitated landscaped project with greater than 2,500 square feet of landscape area New Landscape Project: Please provide. total sq ft of new landscaped area Provide Landscape Documentation Package prepared in accordance with Design Standards or, if landscape area is 2,500 square feet or less, comply with the Prescriptive Compliance Option (Appendix H of Design Standards). Rehabilitated Landscape Project: total sq ft of rehabilitated landscaped area 1. Provide Landscape Documentation Package prepared in accordance with Design Standards or; 2. Rehabilitated projects with replacement plantings with equal or less water need than the existing landscaping and the irrigation system is designed, operable and programmed to comply with the City’s water conservation regulations are exempt from the ordinance and the requirement to provide a complete landscape documentation package. To qualify for this exemption, the applicant must provide a landscape and irrigation plan and letter from a licensed professional stating that the replacement landscaping and irrigation system complies with the terms of this exemption. 76. Comments: 77. LANDSCAPING – TITLE 20 (20.36.050A) Impervious surfaces in R-1 and R-2 zones. 1. Impervious surface areas, excluding driveways, shall not exceed 50 percent of the front yard area with the remaining area landscaped with plant material. The use of pervious materials for walkways, porches, and outdoor living areas is allowed. 2. Where the typical neighborhood pattern of front yards has been developed with hardscaped outdoor living areas that exceed the 50 percent maximum for impervious surfaces the Director may waive this requirement. Project complies with: No.1 Yes No No.2 Yes No Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 C:\Users\pachis\Desktop\1616 west ocean front.docx (pw_CDD) Page 8 of 9 78. Comments: DESIGN CRITERIA (20.48.180 B.) For 78-83 below, applicable to all single-unit and two-unit residential building citywide 79. Walls: Long unarticulated exterior walls are discouraged on all structures. The visual massing of a building should be reduced by incorporating appropriate design elements; including variation in the wall plane, building modulation, opening, recesses, vertical element, varied textures, and design accents (e.g. moldings, pilasters, etc.). Front facades shall include windows. 80. Upper floors: Portions of upper floors should be set back in order to scale down facades that face the street, common open space, and adjacent residential structures. Upper story setbacks are recommended either as full length “stepbacks” or partial indentations for upper story balconies, decks, and/or aesthetic setbacks. 81. Architectural treatment: Architectural treatment of all elevations visible from public places, including alleys, is encouraged. Treatments may include window treatments, cornices, siding, eaves, and other architectural features. 82. Front façade: Where the neighborhood pattern is for the primary entrance to face the street, the primary entry and windows should be the dominate elements of the front façade. Primary entrances should face the street with a clear, connecting path to the public sidewalk or street. Alternatively, entry elements may be visible from the street without the door necessary facing the street. 83. Main entrance: The main dwelling entrance should be clearly articulated through the use of architectural detailing. 84. Comments: MISCELLANEOUS ITEMS 85. TWO- TO FOUR-UNIT DWELLING PROJECTS A notice shall be signed by property owners and copied into the plan set prior to the issuance of a building permit for development of two- to four-unit dwellings. The notice serves as a record of acknowledgement that property owners understand should they choose to pursue the approval of a Parcel Map for condominium purposes during the construction, they fully understand that the Parcel Map application is a discretionary process and is not guaranteed. 86. CONDOS - (Existing Structures) Before a condominium unit may be sold, a condominium conversion building permit must be signed off by the Planning Department. The Parcel Map must be signed off by the Public Works Department, approved by the County and RECORDED at the County. Proof of recordation will be required before Planning can sign off on the building permit final. Provide a copy of the first page of the recorded document. 87. CONDOS - (New Structures) Before a condominium unit may be sold, a building permit is required for a description change from “duplex” to “condominiums.” Before building permits can be finaled, the Parcel Map must be signed off by the Public Works Department, approved by the County and RECORDED at the County. Proof of recordation will be required before Planning can sign off on the description change. Provide a copy of the first page of the recorded document. 88. 20.30.130 (Traffic Safety Visibility Area): Design includes accessory improvements and/or landscaping within traffic safety visibility triangle: Yes No • If Yes, label and illustrate traffic safety visibility triangle as follows: • Label proposed improvements and heights within triangle as follows: 89. 20.30.020.A (Screening of Roof-Mounted and Ground-Mounted Mechanical Equipment)- The screening of mechanical equipment is required in all zoning districts at the time of new installation or replacement. Roof- mounted and ground-mounted mechanical equipment (e.g., air conditioning, heating, ventilation ducts and exhaust vents, swimming pool and spa pumps and filters, transformers and generators, and similar equipment, but excluding solar collectors and related equipment), shall be screened from public view and adjacent residential districts, and shall comply with the requirements: 90. ACCESSORY STRUCTURES Accessory structures, including fences, hedges, walls, and retaining walls, are typically limited to 6 feet in side and rear setbacks and 42 inches in front setbacks. Please label height from natural grade below to highest point of structure. 91. FYI ASSOCIATION APPROVAL (ADVISORY) Issuance of a Building Permit by the City does not relieve applicant of legal requirement to observe covenants, conditions and restrictions which may be recorded against the property or to obtain community association approval of plans. 92. 1 TRASH AREA Indicate the location of the screened trash area on the site plan or floor plan. Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 C:\Users\pachis\Desktop\1616 west ocean front.docx (pw_CDD) Page 9 of 9 93. Comments: GENERAL NOTES 94. 1 Add the following note(s) as indicated below: “Pools, spas, walls, fences, patio covers and other freestanding structures require separate reviews and permits.” “Fences, hedges, walls, retaining walls, guardrails and handrails or any combination thereof shall not exceed 42 inches from existing grade prior to construction within the required front setback area(s).” Attic space with ceiling heights greater than 6 feet - “Not to contain any air registers, electrical outlets, or lighting other than is required by Code. Not to contain any insulation, drywall, or similar interior wall finishing material.” Accessory Living Areas- “There shall be no facilities used for food preparation within or be used for residential purposes separately or independently from occupants of principal structure.” Other:- HOLD ON FINAL 95. FYI The following Hold(s) on Final will be applied to your building permit: Height Certification of critical roof height elevations. Condominium Conversions- Parcel Map recordation. New Condominiums (1-4 units) - Parcel Map recordation and issuance of Description Change permit Landscape Certification- For projects requiring landscape documentation package, applicant must provide third- party stamped and signed Certificate of Completion (Appendix E of Design Standards). Other:- 96. Comments: Please note due to the nature of these comments, additional corrections may apply upon resubmission. 8/18/2020 A SEA LEVEL RISE https://www.codepublishing.com/CA/NewportBeach/#!/NewportBeach21/NewportBeach21999A.html 1/3 IV. Review of Coastal Development Permits. Upon certification of the Local Coastal Program, the City will issue coastal development permits, based on policies and standards contained therein. The City will use the best-available science to determine a range of sea level rise projections for use in reviewing coastal development permit applications. Sea level rise science continues to evolve, and some processes that are not fully understood may potentially have large effects on future sea level rise. Therefore, the City will re-examine the best available science periodically in conjunction with the release of new information on sea level rise. The City will consider relevant science that is current, peer-reviewed, and widely accepted among the scientific community. The National Research Council’s 2012 report, Sea-Level Rise for the Coasts of California, Oregon and Washington: Past, Present and Future (NRC 2012) provides sea level rise projections of 2-12 inches by 2030, 5-24 inches by 2050, and 17-66 inches by 2100 for Southern California. Sea level rise amounts expected by years other than 2030, 2050, and 2100 should be calculated by interpolating or extrapolating data points using best fit equations. Sea level rise projections that match the anticipated project life of the development under consideration should be used. In its review of coastal development permits, the following policy shall be implemented in addition to the relevant policies stated in Section III. 2.8.3-1. Require all coastal development permit applications for new development on a beach or on a coastal bluff property subject to wave action to assess the potential for flooding or damage from waves, storm surge, or seiches, through a wave uprush and impact reports prepared by a licensed civil engineer with expertise in coastal processes. The conditions that shall be considered in a wave uprush study are: a seasonally eroded beach combined with long- term (75 years) erosion; high tide conditions, combined with long-term (75 year) projections for sea level rise; storm waves from a 100-year event or a storm that compares to the 1982/83 El Nino event. Applicability. Sea level rise should be considered in the review of a CDP when the project is in an area that is reasonably expected to be impacted by sea level rise over the lifetime of the new development, including but not limited to areas on low-lying land, on eroding coastal bluffs, or are in proximity to water. These include: • “Low-lying land” areas include the Semeniuk Slough, West Newport, Lido Peninsula, Balboa Peninsula, Bay Island, Balboa Island, Little Balboa Island, Collins Island, Balboa Coves, Mariners’ Mile, Balboa Bay Club Resort, Bay Shores, Harbor Island, and Beacon Bay. 8/18/2020 A SEA LEVEL RISE https://www.codepublishing.com/CA/NewportBeach/#!/NewportBeach21/NewportBeach21999A.html 2/3 • “Eroding coastal bluffs” include those along Ocean Boulevard in Corona del Mar and in Shorecliffs and Cameo Shores. • “Proximity to water” includes all of the above areas and shoreline properties in Newport Shores, Newport Island, Lido Isle, Harbor Island, Bayside, Carnation Cove, China Cove, Bayside Village, Newport Dunes, and Dover Shores. To facilitate this review, the following steps/analysis shall be required in developing the application submittal. Step 1. Establish the projected sea level rise range for the proposed project’s planning horizon (life of project) using the current best available science. Step 2. For each sea level rise scenario identified in Step 1, determine how physical impacts from sea level rise may impact the project site, including erosion, structural and geological stability, flooding and inundation. 1. Wave Uprush and Wave Impacts (see Section 21.30.015.E.2). The wave uprush and wave impact analysis should identify risks that potentially could occur over the anticipated life of the project from 1) a seasonally eroded beach combined with long term (75-year) erosion, including accelerated erosion rates resulting from sea level rise; 2) high tide conditions, combined with long-term (75 year) projections for sea level rise; and 3) storm waves from a 100-year event or a storm that compares to the 1982/83 El Niño event. 2. Geologic Stability (see Section 21.30.015.E.4). Geologic stability reports should analyze site-specific stability and structural integrity without reliance upon existing or new protective devices (including cliff-retaining structures, seawalls, revetments, groins, buried retaining walls, and caisson foundations) that would substantially alter natural landforms along bluffs and cliffs. Geologic stability can include, among others, concerns such as landslides, slope failure, liquefiable soils, and seismic activity. In most situations, the analyses of these concerns will be combined with the erosion analysis to fully establish the safe developable area. 3. Erosion. The erosion analysis should establish the extent of erosion that could occur from current processes, as well as future erosion hazards associated with the identified sea level rise scenarios over the life of the project. If possible, these erosion conditions should be shown on a site map, and the erosion zone, combined with the geologic stability concerns, can be used to help establish locations on the parcel or parcels that can be developed without reliance upon existing or new protective devices (including cliff-retaining 8/18/2020 A SEA LEVEL RISE https://www.codepublishing.com/CA/NewportBeach/#!/NewportBeach21/NewportBeach21999A.html 3/3 structures, seawalls, revetments, groins, buried retaining walls, and caissons) that would substantially alter natural landforms along bluffs and cliffs. 4. Flooding and Inundation. The flooding or inundation analysis should identify the current tidal datum and include analysis of the extent of flooding or inundation that potentially could occur from the identified sea level rise scenarios. 5. Other Impacts. Any additional sea level rise related impacts that could be expected to occur over the life of the project, such as saltwater intrusion should be evaluated. This may be especially significant for areas with a high groundwater table such as wetlands or coastal resources that might rely upon groundwater. Step 3. Determine how the project may impact coastal resources, considering the influence of sea level rise over the life of the project. Resources to consider shall include public access and recreation, coastal habitats, water quality, archaeological/paleontological resources and scenic resources. Step 4. Seek alternatives to avoid resource impacts and minimize risk to the project, such as increasing heights of sea walls or finished floor elevations. Step 5. In conjunction with the approval of the CDP, appropriate conditions of approval will be placed on the project.