HomeMy WebLinkAbout- Item 3 - 1322-1324 E Balboa Blvd - HC Staff Report CITY OF
°� mz NEWPORT BEACH
C9CF00.NP Harbor Commission Staff Report Agenda Item No.
October 13, 2014
TO: HARBOR COMMISSION
FROM: Public Works Department
Chris Miller, Harbor Manager
949-644-3043, cmiller@newportbeachca.gov
PREPARED BY: Shannon Levin, Harbor Analyst
949-644-3041, Shannon@newportbeachca.gov
TITLE: Proposed Dock & Pier Configuration, 1322-1324 East Balboa Blvd
ABSTRACT:
The applicant proposes to reconfigure the existing dock and pier at 1322-1324 East
Balboa Blvd. The subject pier is a shared residential pier.
RECOMMENDATION:
1 . Advise staff and provide comment on the proposed dock and pier
configuration.
FUNDING REQUIREMENTS:
There are no funding requirements.
DISCUSSION:
The applicant proposes to reconfigure the existing dock and pier structure at 1322-1324
E. Balboa Blvd (Attachment A- Vicinity Map). The existing pier is approximately 800
square feet: 95' x 4' pier approach; 10' x 20' pier platform; 20' x 3' gangway; and 24' x
10' floating platform.
In 1997, staff issued a Harbor Permit for pile replacement with the permit condition that
two (2) 32-foot maximum length vessels may legally berth. For two vessels to berth at
the subject pier they must be side-tied. The eastern edge of the float has a zero
setback to the property line, which borders the F Street street-end. NBMC
17.35.020(B)(1) states that all piers for residential properties be set back a minimum of
five feet from the prolongation of the property line.
The reconfiguration proposes a structure of approximately 791 square feet: a minimized
pier approach of 80' x 4'; pier platform of 165 square feet; 24' x 3' gangway; and 36' x
6.5' floating dock offset from the property line by at least one (1) foot (Attachment B-
Proposed Configuration). This configuration aims to bring the float landward to provide
the west side berth with a slightly larger area so that the vessel does not encroach
beyond the side property line. The proposal increases the setback to at least one foot
at the F Street property line reducing the street-end encroachment as well.
Proposed Dock & Pier Configuration, 1322-1324 East Balboa Blvd
October 13, 2014
Page 2
The current configuration is a case in which the property lines converge to a point so
that when properly berthed both permitted vessels encroach over the property lines on
either side. Newport Beach Municipal Code ("NBMC") 17.25.020(C)(1) states that boats
berthed at private or public piers shall not extend beyond the projection of the property
lines of the property to which the pier is connected. The proposed structure nearly
eliminates the encroachment over the west property line.
Since at least the 1980's the property owners at 1322 and 1324 have shared joint
responsibility for the pier permit. NBMC 17.35.020(A)(10) grants residential pier permits
for shared piers at the prolongation of common lot lines, such as 1322 and 1324 E.
Balboa Blvd.
Staff has conducted field surveys of the street end and moorings. At least since 1988
the property owners and mooring permittees have worked together in this formation. In
other areas of the harbor, such as Balboa Island, it is common for vessels to berth and
moor closely. Records indicate that the current structure has existed in this
configuration since at least the 1960's.
Staff supports the application for the reconfiguration, with the added conditions that limit
the beam width of the both 32' vessels: At the 1324 E. Balboa and F Street property line
the maximum allowable beam width is limited to 15 feet; and that on the side of
1322/1320 E. Balboa Blvd the maximum allowable beam width is limited to ten feet.
ENVIRONMENTAL REVIEW:
Staff recommends the Harbor Commission find this project exempt from the California
Environmental Quality Act ("CEQA") pursuant to Section 15301, Class 1, (Existing
Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3,
because it has no potential to have a significant effect on the environment.
NOTICING:
This agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the Harbor Commission considers this item).
Submitted by:
Shannon Levin
Harbor Analyst
Attachments: A. Vicinity Map
B. Proposed Configuration
Attachment A— Vicinity Map
HARBOR
ISLANL)1P t ���� � ,► ` i x,
COLLINS
LIDO BAY ISLAND ewrgaprwErx ��3q
ISLE ISLAND
44 r
Bq�9
W gb�y�W
�Eq�FROkip _
BALBOA ISLAND
6
v.e t
Attachment A— Vicinity Map
•
ti ..
Attachment B— Proposed Configuration
Shared Pier 1322 & 1324 East Balboa Blvd
Proposed Configuration
Pier approach 80' x 4'
Pier platform 165sf
Pierhead Line Gangway 24' x 3'
Floating dock 36' x 6.5'
h5
a
Bulkhead Line 20
i�
Czl 5
/D
q 35
37
F Street
1320 1322 1324 .