HomeMy WebLinkAbout03_DeMore Residence Coastal Development Permit_PA2025-0032
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 28, 2025
Agenda Item No. 3
SUBJECT: DeMore Residence (PA2025-0032)
▪ Coastal Development Permit
SITE LOCATION: 600 West Ocean Front
APPLICANT: Oldham Architects
OWNER: Michael J DeMore Trust
PLANNER: Oscar Orozco, Associate Planner
949-644-3219, oorozco@newportbeachca.gov
LAND USE AND ZONING
• General Plan: RS-D (Single Unit Residential Detached)
• Zoning District: R-1 (Single-Unit Residential)
• Coastal Land Use Category: RSD-C (Single Unit Residential Detached) (10.0-19.9
DU/AC)
• Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A request for a coastal development permit (CDP) to allow the demolition of an existing
single-unit dwelling and construction of a three-story 2,557-square-foot, single-unit dwelling
with an attached 469-square-foot two-car garage. Additionally, the project includes
landscape, hardscape, and drainage facilities. The project complies with all applicable
development standards and no deviations are requested. All improvements authorized by
this CDP will be located on private property.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) 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 PA2025-0032 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
• The subject property is located 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 located in the Coastal Commission Appeal Area.
• The property currently consists of one legal lot developed with a single-unit dwelling.
The neighborhood is predominantly developed with two- and three-story, single
unit residences. The proposed design, bulk, and scale of the development is
consistent with the existing neighborhood pattern of development and expected
future development is consistent with applicable development standards.
Figure 1: Oblique Aerial image of Neighborhood
Subject Property
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• The proposed single-unit dwelling and accessory structures conform to all applicable
development standards, including floor area limit, setbacks, height, and off-street
parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 6 feet 6 feet
Sides (Adjacent to residential) 3 feet 3 feet
Side (Adjacent to 6th Street) 3 feet 3 feet
Rear 10 feet 10 feet
Allowable Floor Area (max.) 3,164 square feet 3,026 square feet
Allowable 3rd Floor Area (max.) 237 square feet 236 square feet
Open Space (min.) 237 square feet 250 square feet
Parking (min.) 2-car garage 2-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
Hazards
• A Coastal Hazards Report and Sea Level Rise Analysis was prepared by Skelly
Engineering on January 3, 2024. The project site is separated from the water by a
wide sandy beach and the site is approximately 400 feet from the mean high tide line.
The report concludes that the highest high tide elevation (currently 7.7 feet North
American Vertical Datum of 1988 [NAVD 88]) will not exceed 10.9 feet (NAVD 88)
using the low-risk aversion projected sea level rise (3.2-foot increase) over the 75-
year design life of the structure based on estimates for sea level rise provided by the
State of California, Sea-Level Rise Guidance: 2018 Update. The finish floor elevation
of the proposed dwelling is 13 feet (NAVD 88) which complies with the minimum
9.00-foot (NAVD 88) elevation standard. Additionally, the site has not historically
been subject to any wave overtopping, nor is overtopping waters over the next 75
years expected to reach the subject site, even under extreme conditions. Based on
the data provided, the study does not provide any recommendations for shoreline
protection devices and concludes that coastal hazards are not expected to impact
the property over the next 75 years.
• 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). The Waiver of Future
Protection is included as a condition of approval that will need to be satisfied before
the final building 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
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authority, consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning
and Development Standards). The Acknowledgement of Coastal Hazards is included
as a condition of approval that will need to be satisfied before the issuance of building
permits.
• The property is in an area known for the potential of seismic activity and liquefaction.
All projects are required to comply with the California Building Code (CBC) and
Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved before the
issuance of a building permit. Permit issuance is also contingent on the inclusion of
design mitigation identified in the investigations. Construction plans are reviewed for
compliance with approved investigations and CBC before building permit issuance.
Water Quality
• The property is adjacent to the beach and approximately 400 feet from the mean high
tide line. Under 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.
• 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 runoff and minor rain event runoff on-site.
Any water not retained on-site is directed to the City’s storm drain system.
Public Access and Views
• The project site is located on the Balboa Peninsula between the nearest public road
and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of
Public Access/Recreation Impacts) requires that the provision of public access bear
a reasonable relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project replaces an existing single-unit
dwelling with a new single-unit dwelling. The project does not involve a change in
land use, density or intensity that will result in an 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 project site is located between 6th Street and 7th Street. These street ends
provide access to the beach and are identified by the Coastal Land Use Plan as
vertical access locations. Lateral access is provided along the boardwalk in front of
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the property. The project is located within private property and would not impact
access to the beach or along the beach.
• The project site is not located adjacent to a coastal view road, public viewpoint, public
park, or public accessway, as identified in the Coastal Land Use Plan. However, the
project site is located adjacent to a public beach and is visible from the beach. The
project may be located within the viewshed of other distant public viewing areas. The
project will replace an existing single-unit dwelling with a new single-unit dwelling that
complies with all applicable LCP development standards and maintains a building
envelope consistent with the existing neighborhood pattern of development.
Additionally, the project does not contain any features that could degrade the visual
quality of the coastal zone.
• The front and side of the proposed residence, which are visible from the public beach,
contain substantial architectural treatment and visual interest, in keeping with the
design guidelines of the Zoning Code. The new structure would comply with the
required setbacks, including modulation of volume in the front with architectural
articulation and on the 6th Street side with an open deck. 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.
The Class 3 exemption includes the demolition and construction of limited numbers of
new, small structures, including one single-family residence. The project consists of the
demolition of an existing single-unit dwelling and construction of a new three-story 8,086-
square-foot, single-unit dwelling with an attached 1,053-square-foot 4-car garage and a
3,376-square-foot subterranean basement.
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.
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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 Newport Beach 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, Associate Planner
LAW/oo
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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05-15-2018
RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING A COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-
UNIT DWELLING AND CONSTRUCT A NEW THREE-STORY,
SINGLE-UNIT DWELLING AND ATTACHED GARAGE LOCATED
AT 600 WEST OCEAN FRONT (PA2025-0032)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Oldham Architects, with respect to property located at 600 West
Ocean Front, requesting approval of a coastal development permit (CDP).
2. The lot at 600 West Ocean Front is legally described as a portion of Lots 3, 4, and 5 of
Block 9 of the East Newport Tract.
3. A request for a coastal development permit to allow the demolition of an existing single-
unit dwelling and construction of a three-story 2,557-square-foot, single-unit dwelling
with an attached 469-square-foot two-car garage. Additionally, the project includes
landscape, hardscape, and drainage facilities. The project complies with all applicable
development standards and no deviations are requested. All improvements authorized
by this CDP will be located on private property.
4. The subject 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.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-C (Single Unit Residential Detached) (10.0-19.9 DU/AC) and it is located
within the R-1 (Single-Unit Residential) Coastal Zoning District.
6. A public hearing was held on August 28, 2025, 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 15303, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
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2. The Class 3 exemption includes the demolition and construction of limited numbers of
new, small structures, including one single-family residence. The project consists of the
demolition of an existing single-unit dwelling and construction of a new three-story
2,557-square-foot, single-unit dwelling with an attached 469-square-foot 2-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 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 (LCP).
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 3,164 square feet and the proposed floor area
is 3,026 square feet.
b. The proposed development provides the minimum required setbacks, which are 6
feet along the front property line, 3 feet along each side property line, and 10 feet
along the rear property line.
c. The highest guardrail is 24 feet from the established grade of 13 feet North
American Vertical Datum of 1988 (NAVD88) 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 garage parking for a total of two vehicles, complying with the
minimum two-car garage parking requirement for single-unit dwellings with less
than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with two- and three-story, single-unit
dwellings. The proposed design, bulk, and scale of the development is consistent with
the existing neighborhood pattern of development.
3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by Skelly
Engineering on January 3, 2024. The project site is separated from the water by a wide
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sandy beach and the site is approximately 400 feet from the mean high tide line. The
report concludes that the highest high tide elevation (currently 7.7 feet North American
Vertical Datum of 1988 [NAVD 88]) will not exceed 10.9 feet (NAVD 88) using the low-
risk aversion projected sea level rise (3.2-foot increase) over the 75-year design life of
the structure based on estimates for sea level rise provided by the State of California,
Sea-Level Rise Guidance: 2018 Update. The finish floor elevation of the proposed
dwelling is 13 feet (NAVD 88) which complies with the minimum 9.00-foot (NAVD 88)
elevation standard. Additionally, the site has not historically been subject to any wave
overtopping, nor is overtopping waters over the next 75 years expected to reach the
subject site, even under extreme conditions. Based on the data provided, the study does
not provide any recommendations for shoreline protection devices and concludes that
coastal hazards will not impact the property over the next 75 years.
4. Under NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection),
the property owner will be required to agree with the City waiving any potential right to
protection to address situations in the future in which the development is threatened with
damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The
Waiver of Future Protection is included as a condition of approval that will need to be
satisfied before the final building inspection.
5. The property owner will also be required to acknowledge any hazards present at the site
and unconditionally waive any claim to damage or liability against the decision authority,
consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning and
Development Standards). The Acknowledgement of Coastal Hazards is included as a
condition of approval that will need to be satisfied before the issuance of building permits.
6. The Property is in an area known for the potential of seismic activity and liquefaction. All
projects are required to comply with the California Building Code (CBC) and Building
Division standards and policies. Geotechnical investigations specifically addressing
liquefaction are required to be reviewed and approved before the issuance of building
permits. Permit issuance is also contingent on the inclusion of design mitigation identified
in the investigations. Construction plans are reviewed for compliance with approved
investigations and CBC before building permit issuance.
7. The property is adjacent to the beach and approximately 400 feet from the mean high tide
line. Under 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.
8. 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 runoff and minor rain event runoff on-site. Any water not
retained on-site is directed to the City’s storm drain system.
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9. Proposed landscaping complies with Implementation Plan Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant species.
Before the issuance of building permits, the final landscape plans will be reviewed to verify
that invasive species are not planted.
10. The project site is not located adjacent to a coastal view road, public viewpoint, public park,
or public accessway, as identified in the Coastal Land Use Plan. The project site is located
adjacent to a public beach and is visible from the beach. The project may be located within
the viewshed of other distant public viewing areas. The project will replace an existing
single-unit dwelling with a new single-unit dwelling that complies with all applicable LCP
development standards and maintains a building envelope consistent with the existing
neighborhood pattern of development. Additionally, the project does not contain any
features that could degrade the visual quality of the coastal zone.
11. The front and side of the proposed residence, which are visible from the public beach,
contain substantial architectural treatment and visual interest, in keeping with the design
guidelines of the Zoning Code. The new structure would comply with the required setbacks,
including modulation of volume in the front with architectural articulation and on the 6th
Street side with an open deck. 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.
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:
12. The project site is located on the Balboa Peninsula between the nearest public road and
the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a reasonable
relationship between the requirement and the project’s impact and be proportional to the
impact. In this case, the project replaces an existing single-unit dwelling with a new single-
unit dwelling and attached accessory dwelling unit. 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.
13. The project site is located between 6th Street and 7th Street. These street ends provide
access to the beach and are identified by the Coastal Land Use Plan as vertical access
locations. The project does not interfere with the existing nearby access to the beach.
Lateral access is provided along the boardwalk in front of the property. The project is
located within private property and would not impact access along the beach.
14. The property is not located adjacent to an alley and does not take access via an alley.
Currently, there is a curb cut along 6th Street that provides entry to an existing one-car
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garage and an adjacent open area. The proposed project includes the construction of a
new driveway that will reduce the width of the existing driveway opening and conform to
the City’s maximum allowable width for two-car garages. As a result, no on-street parking
will be impacted or removed by the project.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act under Section 15303
under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has
no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit (PA2025-0032), 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 28TH DAY OF AUGUST 2025.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. 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 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 and assigns.
3. 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 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
the development. This letter shall be scanned into the plan set before building permit
issuance.
4. 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.
5. This Coastal Development Permit does not authorize any development seaward of the
private property.
6. 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
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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.
7. 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.
8. 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.
9. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stockpiles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
10. 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.
11. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
12. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
13. 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.
14. 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.
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15. Prior to the issuance of building permits, the Applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
16. Prior to the issuance of building permits, the Applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
17. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
18. 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.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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.
24. This Coastal Development Permit (PA2025-0032) 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.
25. 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,
15
Zoning Administrator Resolution No. ZA2025-###
Page 9 of 9
05-15-2018
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 DeMore Residence, including but not limited to,
Coastal Development Permit (PA2025-0032). 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.
Public Works Department
26. The existing driveway shall be plugged in accordance with City Standard 165, and the new
two car driveway shall be installed in accordance with City Standard 162.
27. No loss of on-street parking is permitted with the new driveway configuration.
28. All utilities shall be installed to City Standard.
29. The Applicant shall obtain an encroachment permit for all work within the public right of
way.
Fire Prevention Division
30. A residential fire sprinkler system complying with 2022 NFPA 13D shall be required to
be installed.
16
Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Coastal Development Permit
PA2025-0032
600 West Ocean Front
Subject Property
18
Attachment No. ZA 3
Project Plans
19
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c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manner
or turned over to a third party without the
expressed written consent of Ryan E. Oldham.
architectsoldham
600 W Ocean Front
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
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02.14.25 CDP SUBMITTAL #1
RO
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24073
oldham architect s680 Langsdorf Drive, Suite 202Bfullerton, california 92831714.482.8296 | oldham-architects.com
05.17.25 CDP SUBMITTAL #2
06.10.25 CDP SUBMITTAL #3
A0.0
Project Information
Plot Plan
NAME
ROOM #
Abbreviations and Symbol Legend
Plot Plan 1Scale: 14" = 1'-0"
Area Calculations
Description of Work
·
·
····
··
·
·
Architect's Notes to Contractor / Owner
Zoning & Code Information
GROSS LIVING SPACE
MAX GROSS FLOOR AREA
ESTABLISHED BASIS OF GRADE
Deferred Submittals / Separate Submittals
Sheet Index
Project Contacts
Vicinity Map
Owner Architect
Governing Agencies
Geotech Engineer
Structural Engineer
W. OCEAN FRONT
W.
6
T
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T
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NEW SINGLE FAMILY HOME
OPEN SPACE REQUIREMENT
LOT SLOPE
PLANNING DEPT. NOTES:
20
c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manner
or turned over to a third party without the
expressed written consent of Ryan E. Oldham.
architectsoldham
600 W Ocean Front
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
60
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02.14.25 CDP SUBMITTAL #1
RO
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24073
oldham architect s680 Langsdorf Drive, Suite 202Bfullerton, california 92831714.482.8296 | oldham-architects.com
05.17.25 CDP SUBMITTAL #2
06.10.25 CDP SUBMITTAL #3
A2.0
Existing Floor &
Demo Plan
Area Calcs
BUILDING ZONING REQUIREMENTS
BUILDING SUMMARY
Third Floor 1Scale: 14" = 1'-0"Second Floor First Floor2Scale: 14" = 1'-0"3Scale: 14" = 1'-0"
AREA 1A
AREA 1B
AREA 1C
AREA 1E
AREA 1D
OS 1A
AREA 2A
OS 2AAREA 2B
AREA 2F
AREA 2A
AREA2B
AREA 2C
AREA 2D
AREA 2C
AREA 2E
OS 1B
21
···
·
WALL TYPES:
·
·
··
···
·
DOOR & WINDOW CALL-OUTS:
c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manner
or turned over to a third party without the
expressed written consent of Ryan E. Oldham.
architectsoldham
600 W Ocean Front
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
60
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02.14.25 CDP SUBMITTAL #1
RO
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24073
oldham architect s680 Langsdorf Drive, Suite 202Bfullerton, california 92831714.482.8296 | oldham-architects.com
05.17.25 CDP SUBMITTAL #2
06.10.25 CDP SUBMITTAL #3
A2.1
1st Floor Plan
2nd Floor Plan
Keynotes
Floor Plan Notes
Plan Legend
1Scale: 14" = 1'-0"
2-Car Garage
Pwdr
Pantry
Entry
Bedroom 1
Bath 1
W.I.C.
Bedroom 3
Bedroom 4
Deck
Patio
First Floor Plan
DiningLiving
Kitchen
Bedroom 2
Bath 3
Bath 2
Second Floor Plan 2Scale: 14" = 1'-0"
T.
22
···
·
WALL TYPES:
·
·
··
···
·
DOOR & WINDOW CALL-OUTS:
c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manner
or turned over to a third party without the
expressed written consent of Ryan E. Oldham.
architectsoldham
600 W Ocean Front
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
60
0
W
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02.14.25 CDP SUBMITTAL #1
RO
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24073
oldham architect s680 Langsdorf Drive, Suite 202Bfullerton, california 92831714.482.8296 | oldham-architects.com
05.17.25 CDP SUBMITTAL #2
A2.2
3rd Floor Plan
Roof Plan
Keynotes
Floor Plan Notes
Plan Legend
Bonus Room
Bath 4
Covered Deck
Mech
Uncovered Deck
Uncovered Deck
1Scale: 14" = 1'-0"3rd Floor Plan / 2nd Floor Roof PlanUpper Roof Plan 2Scale: 14" = 1'-0"
Attic Venting Calculations
·
·
·
Roof Plan Notes
ROOF 'A'
ROOF 'B'
ROOF 'C'
ROOF 'D'
23
c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manner
or turned over to a third party without the
expressed written consent of Ryan E. Oldham.
architectsoldham
600 W Ocean Front
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
60
0
W
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24073
oldham architect s680 Langsdorf Drive, Suite 202Bfullerton, california 92831714.482.8296 | oldham-architects.com
05.17.25 CDP SUBMITTAL #2
A3.0
Exterior Elevations
-
Right Side Exterior Elevation (6th Street Facing)1Scale: 14" = 1'-0"
Keynotes
Elevation Notes
Left Side Exterior Elevation 3Scale: 14" = 1'-0"
Front Exterior Elevation (Beach Facing)
Rear Exterior Elevation
24
c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manner
or turned over to a third party without the
expressed written consent of Ryan E. Oldham.
architectsoldham
600 W Ocean Front
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
60
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02.14.25 CDP SUBMITTAL #1
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24073
oldham architect s680 Langsdorf Drive, Suite 202Bfullerton, california 92831714.482.8296 | oldham-architects.com
05.17.25 CDP SUBMITTAL #2
06.10.25 CDP SUBMITTAL #3
A4.0
Building Sections
-
Building Section 1Scale: 38" = 1'-0"
Drawing Name 2Scale: 38" = 1'-0"
GarageGreat Room
Bedroom 1
Bedroom 2
Bedroom 3 Bath 3
Bonus Room
Mech Room
Covered Deck
Deck
Deck
Deck
Bath 2
Great Room
25
Dig Alert
“
”
N1
1
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2
2
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3
1
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E
6
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9
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N 78°37'14" W 35.00'
N 1
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N78°37'28"W 15.00'
N78°37'28"W 20.00'
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2
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8
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c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manner
or turned over to a third party without the
expressed written consent of Ryan E. Oldham.
architectsoldham
600 W Ocean Front
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
60
0
W
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02.14.25 CDP SUBMITTAL #1
RO
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oldham architect s680 Langsdorf Drive, Suite 202Bfullerton, california 92831714.482.8296 | oldham-architects.com
05.17.25 CDP SUBMITTAL #2
06.10.25 CDP SUBMITTAL #3
GP-1
Plan
Grading & Drainage Plan 1Scale: 18" = 1'-0"
Construction Keynotes
Property Information
Project Contacts
Architect
Geotech Engineer
General Construction Notes
Water Quality Notes
Construction Quantities
Minimum Slab Height Requirements
Owner
Governing Agencies
Grading & Drainage
Side Yard Swale 2French Drain 3
26
Construction Keynotes
c COPYRIGHT; Oldham Architects expresslyreserves all rights to these plans by commoncopyright privileges. These plans may not bereproduced, changed, or copied in any manner
or turned over to a third party without the
expressed written consent of Ryan E. Oldham.
architectsoldham
600 W Ocean Front
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
60
0
W
.
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F
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02.14.25 CDP SUBMITTAL #1
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24073
oldham architect s680 Langsdorf Drive, Suite 202Bfullerton, california 92831714.482.8296 | oldham-architects.com
05.17.25 CDP SUBMITTAL #2
06.10.25 CDP SUBMITTAL #3
GP-2
-
Erosion Control Plan 1Scale: 18" = 1'-0"
Erosion Control Plan
.
Construction BMPs
PROPOSED BUILDING
FOOTPRINT
Concrete Waste Management (WM-8)2Sand Bags (SE-8)3
27
28
1
Subject:FW: PA2025-0032 -- 600 W Ocean Front
From: Marji Adams <marji.adams@gmail.com>
Sent: August 27, 2025 11:55 AM
To: Orozco, Oscar <oorozco@newportbeachca.gov>
Cc: Murillo, Jaime <JMurillo@newportbeachca.gov>
Subject: PA2025-0032 -- 600 W Ocean Front
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish
using the Phish Alert Button above.
Dear Mr. Orozco,
Thank you for the information which you emailed yesterday in response to our question about the
proposed plans for the above property. Specifically, we are questioning the lack of adequate 10-foot rear
setback.
Referencing NBMC section 20.70.020 Definitions of Specialized Terms and Phrases, it states that the
"rear setback area means an area that extends the full width of a lot between the rear lot line and the
required rear setback line."
Due to the irregularity of the rear lot line, only one half of the planned structure is set back the required
ten feet.
We may not be able to attend tomorrow's public hearing. We are asking you for written clarification of
your staff's justification and approval of their interpretation of the proposed rear setback determinations.
Please include the pertinent references to the applicable Codes, which support the staff report's
decisions.
Thank you,
Marjorie Adams
Michael Philipps
Zoning Administrator Meeting - August 28, 2025 Item No. 3a - Additional Materials Received DeMore Residence Coastal Development Permit (PA2025-0032)