HomeMy WebLinkAbout02_Mai_Residence_Coastal_Development_Permit_PA2025-0122CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
January 15, 2026
Agenda Item No. 2
SUBJECT: Mai Residential Coastal Development Permit
Coastal Development Permit No. (PA2025-0122)
SITE LOCATION: 421 Harding Street
APPLICANT: Darian Radac
OWNER: Henry Mai
PLANNER: Cameron Younger, Planning Technician
cyounger@newportbeachca.gov, (949) 644-3228
LAND USE AND ZONING
x General Plan Land Use Plan Category: RM (Multiple Unit Residential)
x Zoning District: RM (Multiple Residential)
x Coastal Land Use Plan Category: Multiple Unit Residential (RM-E) (30.0-39.9
DU/AC)
x Coastal Zoning District: Multiple Residential (RM)
PROJECT SUMMARY
A coastal development permit (CDP) to allow for the demolition of an existing two-unit
dwelling and for the construction of a 2,789-square-foot single-unit residence, with an
attached 318-square-foot junior accessory dwelling unit (JADU), and an attached 355-
square-foot two-car garage. The project includes landscape, hardscape, and subsurface
drainage facilities all within the confines of private property. The project complies with all
development standards and no deviations from the municipal code are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the environment;
and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. PA2025-0122 (Attachment No. ZA 1).
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Mai Residence Coastal Development Permit (PA2025-0122)
Zoning Administrator, January 15, 2026
Page 2
DISCUSSION
Land Use and Development Standards
x The subject property is in the RM Coastal Zoning District, which provides for multi-
unit residential development and is consistent with the City’s Coastal Land Use Plan,
General Plan, and Zoning Code. A coastal development permit is required, and the
property is not eligible for a waiver for de minimis development because the property
is in the Coastal Commission Appeal Area.
x The property currently consists of one legal lot developed with a two-unit residence
to be demolished, and a new single-unit residence with an attached JADU to be
constructed. The neighborhood is predominantly developed with two- and three-
story, multi-unit residences. The proposed design, bulk, and scale of the
development are consistent with the existing neighborhood pattern of development
and expected future development consistent with applicable development
standards.
Figure 1: Oblique Aerial Image of Neighborhood
Subject Property
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Mai Residence Coastal Development Permit (PA2025-0122)
Zoning Administrator, January 15, 2026
Page 3
x The proposed two-unit dwelling conforms to applicable development standards,
including floor area limit, setbacks, and height as evidenced by the project plans and
illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 5 feet 5 feet
Sides 3 feet 3 feet
Rear 5 feet 5 feet
Allowable Floor Area (max.) 2,789 square feet 2,789 square feet
Allowable 3rd Floor Area (max.) N/A pursuant to
Section
20.48.180(A)(1)(b) of
the NBMC
611 square feet
Allowable 3rd Floor Area &
Covered (max.)
N/A pursuant to
Section
20.48.180(A)(1)(b) of
the NBMC
252 square feet
Open Space (min.) 239 square feet 568 square feet
Parking (min.) 2 per unit; in a garage 2 car tandem garage parking
Height (max.) 28-foot flat roof
33-foot sloped roof
32.79-foot sloped roof
x 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.
Public Access and Views
x The project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 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 creates a new two-unit
residence located on a standard RM 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.
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Mai Residence Coastal Development Permit (PA2025-0122)
Zoning Administrator, January 15, 2026
Page 4
x The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is on Peninsula Park and is not visible from the site as it is approximately
835 feet away. As currently developed, the existing property is not located within the
view shed of the park. The proposed two-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.
x The project is not located near a Public Beach Access point as identified in the CLUP.
Vertical access to the bay and beach is available adjacent to the site along Adams
Street, approximately 330 feet south of the property abutting a public boardwalk on
East Ocean Front. Lateral access is available on the beach to the east on the East
Ocean Front public boardwalk. The project does not include any features that would
obstruct access along these routes.
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 project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within a
state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the city website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director by the provisions of Title 21 (Local Coastal Program [LCP]
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Mai Residence Coastal Development Permit (PA2025-0122)
Zoning Administrator, January 15, 2026
Page 5
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:
DL/cy
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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01-10-2023
RESOLUTION NO. ZA2026-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
COASTAL DEVELOPMENT PERMIT FOR THE DEMOLITION OF
A TWO-UNIT RESIDENCE AND THE CONSTRUCTION OF A NEW
SINGLE-UNIT RESIDENCE AND ACCESSORY DWELLING UNIT
LOCATED AT 421 HARDING STREET (PA2025-0122)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Darian Radac (Applicant) on behalf of Henry Mai (Owner)
with respect to property located at 421 Harding Street and legally described as Lot 8 of
Block 3 (Property) in the City of Newport Beach, requesting approval of a coastal
development permit (CDP).
2. The Applicant requests a CDP to demolish the existing two-unit residence and construct a
2,316-square-foot single-unit residence, a 318-square-foot junior accessory dwelling
unit (JADU), with an attached 155-square-foot two-car garage intended for tandem
parking. The Project includes landscape, hardscape, and subsurface drainage facilities
all within the confines of private property. The project complies with all development
standards and no deviations from the Newport Beach Municipal Code (NBMC) are
requested (Project).
3. The Property is designated Multiple Residential (RM) by the General Plan Land Use
Element and is located within the Multiple Residential (RM) Zoning District.
4. The property is located within the Coastal Zone. The Coastal Land Use Plan category is
Multiple Unit Residential (RM-E – 30.0 - 39.9 DU/AC) and it is located within the Multiple
Residential (RM) Coastal Zoning District.
5. A public hearing was held on January 15, 2026, 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 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.
2. Class 3 exempts the construction of limited numbers of small, new facilities or structures;
installation of small equipment and facilities, and the conversion of existing small
structures where only minor modifications are made in the exterior. This Project consists
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Zoning Administrator Resolution No. ZA2026-###
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01-10-2023
of the demolition of an existing two-unit structure and the construction of a new single-
unit residence with an attached JADU. Therefore, the Project is eligible for the Class 3
exemption.
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.
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 proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The Project proposes a gross floor area of 2,789 square feet, which complies with
the maximum gross floor area of 2,789 square feet allowed for the Property.
b. The proposed development provides the minimum required setbacks, which are 5
feet along the front property line abutting Harding Street, 3 feet along each side
property line, and 5 feet along the rear property line abutting the alley. The Project
will conform to the required setbacks, including the required additional 15-foot third-
floor front and rear step-backs, with no encroachments proposed on either side.
c. The highest guardrail is less than 28 feet from the established grade at 9.0 feet and
the highest ridge is less than 33 feet from the established grade which complies
with the maximum height requirements of Newport Beach Municipal Code (NBMC).
d. As the current established grade is less than 9.0, the proposed development will
comply with the minimum top of slab elevation of 9.0 (NAVD88)
2. The neighborhood is predominantly developed with two- and three-story multiple unit
residences. The proposed design, bulk, and scale of the development are consistent
with the existing neighborhood pattern of development.
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Zoning Administrator Resolution No. ZA2026-###
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01-10-2023
3. The Property is located inland in a developed area approximately 330 feet from the
beach and approximately 835 feet from the Balboa Pier and Peninsula Park.
Additionally, the Property is approximately 300 feet south of the bay.
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 Coastal Land Use Plan. The nearest coastal viewpoints are
at Peninsula Park and the adjacent Balboa Pier which are not visible from the site as they
are located approximately 835 feet southeast of the Property. As currently developed, the
existing property is not located within the view shed of the park and pier. The proposed
two-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. The Project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 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 creates a new single-unit residence with
an attached JADU to an existing RM zoned 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 not located near a Public Beach Access point as identified in the CLUP.
Vertical access to the beach is available adjacent to the site along Adams Street,
approximately 330 feet south of the Property abutting a public boardwalk on East Ocean
Front. Lateral access is available on the East Ocean Front public boardwalk. The Project
does not include any features that would obstruct access along these routes.
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01-10-2023
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 filed as PA2025-0122, 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 15TH DAY OF JANUARY 2026.
______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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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. 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.
6. 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.
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Zoning Administrator Resolution No. ZA2026-###
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01-10-2023
7. 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.
8. 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.
9. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
10. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
11. 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.
12. 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.
13.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.
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.Before the issuance of building permits, the Applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought-tolerant plantings, non-invasive
plant species, and water-efficient irrigation design. The plans shall be approved by the
Planning Division.
16. All landscape materials and irrigation systems shall be maintained by the approved
landscape plan. All landscaped areas shall be maintained in a healthy and growing
condition and shall receive regular pruning, fertilizing, mowing, and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
17. Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the 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
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Zoning Administrator Resolution No. ZA2026-###
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01-10-2023
through Friday, and 8:00 a.m. Noise-generating construction activities are not allowed
on Saturdays, Sundays, or Holidays.
18. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise Standards)
and 10.26.030 (Interior Noise Standards), and other applicable noise control
requirements of the Newport Beach Municipal Code (NBMC).
19. Before the issuance of the building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
20. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
21. This Coastal Development Permit No. PA2025-0122 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.
22. To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and
expenses (including without limitation nature whatsoever which may arise from or in any
manner relate (directly or indirectly) to City’s approval of Mai Residence, including but
not limited to Coastal Development Permit No. PA2025-0122. 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.
Fire Department
23. The Project shall require the installation of fire sprinklers, complying with the 2022 NFPA
13D standards, unless otherwise directed by the Fire Department.
24. At least one unobstructed walk bath from the front to the rear of the property at a
minimum of 36 inches wide shall be required for emergency access.
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Zoning Administrator Resolution No. ZA2026-###
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01-10-2023
Building Division
25. The Applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. The construction plans must comply with the most recent City-
adopted version of the California Building Code (CBC).
14
Attachment No. ZA 2
Vicinity Map
15
VICINITY MAP
Coastal Development Permit No. (PA2025-0122)
421 Harding Street
Subject Property
16
Attachment No. ZA 3
Project Plans
17
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