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HomeMy WebLinkAboutZA2025-069 - APPROVING A COASTAL DEVELOPMENT PERMIT FOR AN ADDITION TO AN EXISTING SINGLE-UNIT RESIDENCE LOCATED AT 262 COLTON STREET (PA2025-0188)Community Development Department CITY OF NEWPORT BEACH 100 Civic Center Drive Newport Beach, California 92660 949 644-3200 newportbeachca.gov/communitydevelopment VIA EMAIL November 13, 2025 Phil Edmondson 305 Orange Avenue Unit B Huntington Beach, CA 92648 Subject: Coastal Development Permit (PA2025-0188) 262 Colton Street Newport Beach, CA 92663 Dear Mr. Edmondson, It was a pleasure working with you on the above referenced application. Please be advised that the subject application was approved by the Zoning Administrator on November 13, 2025 and is now within the required City appeal period until November 27, 2025. If no appeals are filed with the City, a Notice of Final Action will be mailed to the California Coastal Commission. Upon receipt of the notice by the Coastal Commission, the action will be subject to an additional 10-working-day appeal period. You may track status of the Coastal Commission appeal period via the following link: Statewide Appealable Projects PDF At the conclusion of both appeal periods, a building permit may be issued for the project. A copy of the approved resolution with findings and conditions is attached. If you have any questions, please do not hesitate to contact me directly. Thank you and I look forward to working with you again in the future. Sincerely, DL/cy cc: John Tenaglia 262 Colton Street Newport Beach, CA 92663 01-10-2023 RESOLUTION NO. ZA2025-069 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT FOR AN ADDITION TO AN EXISTING SINGLE-UNIT RESIDENCE LOCATED AT 262 COLTON STREET (PA2025-0188) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Phil Edmondson (Applicant) on behalf of John Tenaglia (Owner) with respect to property 262 Colton Street, legally described as Lot 15 of Block 6 (Property) in the City of Newport Beach, requesting approval of a coastal development permit (CDP). 2. The Applicant requests a CDP to allow for the construction of a 166-square-foot bedroom addition to an existing 1,937-square-foot single-unit residence. The project complies with all development standards and no deviations from the Newport Beach Municipal Code (NBMC) are requested (Project). The Project requires a CDP due to an increase of building height greater than 10% within the coastal zone. 3. The Property is categorized as Single Unit Residential Detached (RS-D) by the General Plan Land Use and is located within the Single-Unit Residential (R-1) Zoning District. 4. The Property is located within the Coastal Zone. The Coastal Land Use Plan (CLUP) category is Single-Unit Residential (RSD-C – 10.0 -19.9 DU/AC) and it is located within the Single-Unit Residential (R-1) Coastal Zoning District. 5. A public hearing was held on November 13, 2025, online via Zoom. A notice of the time, place, and purpose of the hearing was given by the 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 1, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities) because it has no potential to have a significant effect on the environment. 2. Class 1 exempts repair, maintenance, and minor alterations of existing public or private structures, including additions to existing structures. The project consists of a 166- square-foot bedroom in addition to an existing second floor. Therefore, the Project is eligible for the Class 1 exemption. SECTION 3. REQUIRED FINDINGS. Zoning Administrator Resolution No. ZA2025-069 Page 2 of 7 01-10-2023 By 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. Facts in Support of Finding: 1. The Project complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, and height. a. The maximum floor area limitation for conforming structures is 3,500 square feet. The existing floor area of the property is 2,192 square feet and the new square footage with the proposed improvements will bring the Property to 2,358 square feet. Therefore, the Project complies with the maximum floor area allowed. b. The existing single-unit residence provides one 255-square-foot single-car garage space, which is considered non-conforming parking. NBMC Section 21.38.060(A) (Nonconforming Parking - Residential) allows for a 10% addition to the existing floor area within a ten-year period. Since the existing floor area of the property is 2,192 square feet, the maximum addition is 219 square feet. The proposed addition of the Project is 166 square feet and complies with the nonconforming parking allowances of the NBMC. c. The proposed development provides the minimum required setbacks, which are 5 feet along the front property line along Colton Street, 3 feet along each side property line, and 5 feet along the rear property line along the alley. The Project will conform to the required setbacks with no encroachments proposed on either side. d. The Project requires a CDP due to an increase of building height of more than 10%, while being located within the Coastal Zone. The existing height of the structure is approximately 22 feet from grade. With the proposed additon, the height of the structure will be approximately 28 feet from grade, consistent Section 21.30.060(C) – Height Limits and Exceptions of the NBMC. e. The highest guardrail is less than 24 feet from the established grade, and the highest ridge is less than 29 feet from the established grade, which complies with the maximum height requirements of the NBMC. 2. The neighborhood is predominantly developed with single and two-story, single-unit residences. The proposed design, bulk, and scale of the development are consistent with the existing neighborhood pattern of development. Zoning Administrator Resolution No. ZA2025-069 Page 3 of 7 01-10-2023 3. The development is located on an inland property in a developed area approximately 1,000 feet northeast from the beach and approximately 240 feet southeast from the Semeniuk Slough canal. The Property is separated from the canal by a row of residences on both Canal and Orange Street. 4. 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. 5. The Property is not located adjacent to a Coastal View Road, public access way, or Coastal Viewpoint as identified in the CLUP. The nearest Coastal Viewpoint is located on the eastern corner of Canal and 62nd Street, where there is a public view of the canal. The Viewpoint is not visible from the Property as it is located approximately 880 feet northeast. As currently developed, the Property is not located within the view shed of the Viewpoint. The proposed single-unit residence complies with all applicable Local Coastal Program (LCP) development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Additionally, the Project does not contain any unique features that could degrade the visual quality of the coastal zone. 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. Fact in Support of Finding: 1. Implementation Plan Section 21.30A.040 requires that the provision of public access bears a reasonable relationship between the requirement and the Project’s impact and be proportional to the impact. In this case, the Project adds an additional bedroom to the second story on an existing two-story, single-unit residence located on a standard R-1 lot. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. Furthermore, the Project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. The Project is located near various Public Beach Access points as identified in the CLUP and provides vertical access through the street ends of Lancaster Street (approximately 260 feet northwest of the Property) and Sunset Drive (approximately 400 feet north of the Property). Lateral access to the coast is available through West Coast Highway which is approximately 550 feet south of the Property. The Project does not include any features that would obstruct access along these routes. SECTION 4. DECISION. Zoning Administrator Resolution No. ZA2025-069 Page 4 of 7 01-10-2023 NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act under Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 1 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 filed as PA2025-0188, 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 LCP Implementation Plan, of the 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 13TH DAY OF NOVEMBER 2025. ______________________________________ Liz Westmoreland, AICP, Zoning Administrator Zoning Administrator Resolution No. ZA2025-069 Page 5 of 7 01-10-2023 EXHIBIT “A” CONDITIONS OF APPROVAL 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. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter the sensitive habitat, receiving waters, or storm drains or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 3. Demolition beyond the approved scope of work requires planning division approval before the commencement of work. Approval of revisions to project plans is not guaranteed. Any changes in the current scope of work may require the entire structure to be demolished and redeveloped in conformance with the current Zoning Code Development Standards. 4. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds under MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 5. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 6. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and Zoning Administrator Resolution No. ZA2025-069 Page 6 of 7 01-10-2023 construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 7. Trash and debris shall be disposed of in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 8. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 9. The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 10. The Applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused by the revocation of this CDP. 11. This CDP may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health, and welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 12. Before 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. 13. 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. 14. Before the issuance of building permits, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 15. 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. 16. Construction activities shall comply with Section 10.28.040 (Construction Activity – Noise Regulations) of the NBMC, 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, and 8:00 a.m. to 6:00 p.m., on Saturday. Noise-generating construction activities are not allowed on Sundays, or Holidays. Zoning Administrator Resolution No. ZA2025-069 Page 7 of 7 01-10-2023 17. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise Standards) and 10.26.030 (Interior Noise Standards), and other applicable noise control requirements of the Newport Beach Municipal Code (NBMC). 18. Before the issuance of the building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 19. 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. 20. This Coastal Development Permit No. PA2025-0188 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. 21. 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 nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Tenaglia Residence, including but not limited to Coastal Development Permit No. PA2025-0188. 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, attorney’s fees, and damages that which the City incurs in enforcing the indemnification provisions set forth in 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 22. The Applicant shall obtain all applicable permits from the City’s Building Division. The construction plans must comply with the most recent City-adopted version of the California Building Code (CBC). Public Works Department 23. The Applicant shall install a new sewer cleanout on the existing sewer lateral per City Standard 406. The new sewer cleanout shall be located within the sidewalk area along the Colton Street frontage.