HomeMy WebLinkAbout02_Hamilton Partners Residence CDP_PA2017-188CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
November 30, 2017
Agenda Item No. 2
SUBJECT: Hamilton Partners Residence CDP (PA2017-188)
SITE LOCATION: 6506 West Ocean Front
Coastal Development Permit No. CD2017-082
APPLICANT: Hamilton Partners LLC
OWNER: Hamilton Partners LLC
PLANNER: Liane Schuller, Contract Planner
949-644-3237, lschuller@newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
General Plan: RT (Two-Unit Residential)
Zoning District : R-2 (Two-Unit Residential)
Coastal Land Use Category: RT-E (Two Unit Residential) - (30.0 - 39.9 DU/AC)
Coastal Zoning District: R-2 (Two-Unit Residential)
PROJECT SUMMARY
A Coastal Development Permit (CDP) to allow the demolition of an existing two-story
duplex and the construction of a new 2,721-square-foot, three-story single-family
residence with an attached 387-square-foot, two-car garage. The project includes
hardscape, low patio walls, and subsurface drainage facilities. The design complies with
all applicable development standards and no deviations 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), 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. CD2017-082 (Attachment No. ZA 1).
1
DISCUSSION
Land Use and Development Standards
The project is located in the R-2 Zoning District, which allows a maximum of two
residential dwelling units on a single legal lot, 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 Appeal Area.
The property consists of one legal lot containing an existing two-story duplex. The
neighborhood is predominantly developed with two -story single-family and duplex
residential structures. The design, bulk, and scale of the proposed development is
consistent with the existing and anticipated neighborhood pattern of development.
The proposed single-family residence 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 5 feet 5 feet
Sides 3 feet 3 feet
Rear (Alley) First Story 5 feet 5 feet
Rear (Alley) Second Story 2.5 feet 2.5 feet
Allowable Floor Area 3,120 square feet 3,108 square feet
Open Volume Area 234 square feet 234 square feet
Third Floor Area 312 square feet 264 square feet
Parking 2-car garage 2-car garage
Height 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Coastal Land Use Plan Section 3.1.3 (Beach Encroachments) allows
encroachments into the Ocean Front right-of-way on a limited basis. The project
includes a concrete patio enclosed with low two-foot high walls, similar to other
neighboring properties. This encroachment is consistent with City Council Policy
L-12 and Appendix C of NBMC Title 21. Compliance will be verified by the City’s
Public Works Department during the building permit plan check process.
Hazards
A project-specific Coastal Hazard and Sea Level Rise Analysis was prepared by
GeoSoils, Inc., dated June 9, 2017. The report concludes it is very unlikely that
any type of wave will reach the site even considering a 4.75 -foot rise in sea level
that could occur by the year 2092. The report also concludes the proposed project
will be reasonably safe from shoreline erosion due to the width of the beach and
lack of wave or wakes that would erode sand from the beach. Overall, the analysis
2
concludes that the proposed project will be safe from flooding and erosion hazards
for the next 75 years, and that no shoreline-protective devices will be required.
The finished first floor elevation of the proposed residence is 14.75 feet (NAVD88)
at the beach side, stepping down to 13.67 feet (NAVD88) at the alley. Both
elevations are higher than the minimum required 9.00-foot (NAVD88) elevation
standard.
Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv),
the property owner will be required to enter into an agreement 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 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). Both requirements are included as conditions of approval that will
need to be satisfied prior to the issuance of building permits for construction.
The property is located in an area known for the potential of seismic activity and
liquefaction. A project-specific Geotechnical Investigation has been prepared, which
provides recommendations relative to grading, drainage and foundation design. 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 prior to 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 prior to building permit issuance.
Water Quality
A Construction Pollution Prevention Plan (CPPP) prepared by Toal Engineering,
dated September 11, 2017, provides recommendations for temporary Best
Management Practices (BMPs) during construction to minimize erosion and
sedimentation, and to minimize pollution of runoff derived by construction
chemicals and materials. No water quality impacts to coastal waters are
anticipated as the property is located more than 200 feet from coastal waters.
Construction plans and activities will be required to adhere to the CPPP.
Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan),
because the development contains more than 75 percent of impervious surface area,
a Water Quality and Hydrology Plan (WQHP) was prepared by Toal Engineering,
dated September 11, 2017. The WQHP has been reviewed and approved by the
City’s Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site
characterization, a sizing standard for BMPs, use of a low-impact development (LID)
approach to retain the design storm runoff volume on site, and documentation of the
expected effectiveness of the proposed BMPs. Construction plans will be reviewed
for compliance with the approved WQHP prior to building permit issuance.
3
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 and minor rain event run-off on-site. Any
water not retained on-site is directed to the City’s storm drain system.
Public Access
The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to, use, and/or
view the coast and nearby recreational facilities.
The residential lot does not currently provide nor does it inhibit public coastal access.
Lateral beach access is provided by Seashore Drive approximately 50 feet north of
the project site. Vertical access to the beach is available approximately 60 feet west
of the project site along Lugonia Street and approximately 90 feet east of the project
site along Walnut Street.
There are no designated Public View Points or Coastal View Roads near the
project site, per the Coastal Land Use Plan. Due to the distance of the proposed
development from public view points and the project’s compliance with all
applicable development standards, including height and setbacks, the project will
not impact coastal views.
ENVIRONMENTAL REVIEW
This project is 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, Chapter 3, because it has
no potential to have a significant effect on the environment.
Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including one single-family residence in a residential zone. The proposed
project consists of the demolition of an existing duplex and the construction of a new
2,721-square-foot single-family residence with an attached two-car garage in the R-2
Zoning District.
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.
4
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 in accordance with the provisions of Title 21 (Local Coastal
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 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:
_____________________
Liane Schuller
Contract Planner
BMZ/ls
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Description and Justification
ZA 4 Project Plans
5
Attachment No. ZA 1
Draft Resolution
6
08-15-2017
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-082 TO CONSTRUCT A
NEW THREE-STORY SINGLE-FAMILY RESIDENCE AND
ATTACHED TWO-CAR GARAGE AT 6506 WEST OCEAN FRONT
(PA2017-188)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Hamilton Partners LLC, with respect to property located at
6506 West Ocean Front requesting approval of a coastal development permit.
2.The property is legally described as Lot 4, Block E, of Tract 709, including 15 feet of
abandoned right-of-way on southwesterly side.
3.The applicant proposes to demolish an existing residential duplex and to construct a new
2,721-square-foot, three-story single-family residence with an attached two-car garage.
The design includes hardscape, low patio walls and subsurface drainage facilities. The
project complies with all applicable development standards and no deviations are
requested.
4.The subject property is designated RT (Two-Unit Residential) by the General Plan Land
Use Element and is located within the R-2 (Two-Unit Residential) Zoning District.
5.The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RT-E (Two-Unit Residential, 30.0 – 39.9 DU/AC) and it is located within the R-
2 (Two-Unit Residential) Coastal Zone District.
6.A public hearing was held on November 30, 2017, in the Corona del Mar Conference
Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. 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.
7
Zoning Administrator Resolution No. ####
Page 2 of 8
08-15-2017
2.Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including one single-family residence in a residential zone. The proposed
project consists of the demolition of an existing duplex and the construction of a new
2,721-square-foot single-family residence with an attached two-car garage in the R-2
Zoning District.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code (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 maximum floor area limitation is 3,120 square feet and the proposed floor area
is 3,108 square feet.
b.The proposed development will provide the minimum required setbacks, which are
five (5) feet along the front property line abutting West Ocean Front, three (3) feet
along each side property line and five (5) feet along the rear property line abutting
the alley.
c.The highest guardrail is less than 24 feet from the established grade of 14.17 feet
(NAVD88) and the highest ridge is no more than 29 feet from established grade,
which complies with the maximum height limitation.
d.The project includes enclosed garage parking for two vehicles, in compliance with
the minimum parking requirement for single-family residences with less than 4,000
square feet of habitable floor area.
2.Coastal Land Use Plan Section 3.1.3 (Beach Encroachments) allows encroachments
into the Ocean Front right-of-way on a limited basis. The project includes a concrete
patio enclosed with low two-foot high walls, similar to other neighboring properties. This
encroachment is consistent with City Council Policy L-12 and Appendix C of NBMC Title
21.Compliance will be verified by the City’s Public Works Department during the building
permit plan check process.
3.The neighborhood is predominantly developed with two- and three-story, single-family
and duplex residences. The proposed design, bulk, and scale of the development will
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Zoning Administrator Resolution No. ####
Page 3 of 8
08-15-2017
be consistent with the existing neighborhood pattern of development and expected
future development.
4.The development fronts a sandy beach area of more than 200 feet in width. The finished
first floor elevation of the proposed residence is 14.75 feet (NAVD88) at the beach side,
stepping down to 13.67 feet (NAVD88) towards the alley. Both elevations are higher
than the minimum required 9.00-foot (NAVD88) elevation standard.
5.A project-specific Coastal Hazard and Sea Level Rise Analysis was prepared by
GeoSoils, Inc., dated June 9, 2017. The report concludes it is very unlikely that any type
of wave will reach the site even considering a 4.75-foot rise in sea level that could occur
by the year 2092. The report also concludes the proposed project will be reasonably
safe from shoreline erosion due to the width of the beach and lack of wave or wakes
that would erode sand from the beach. Overall, the analysis concludes that the proposed
project will be safe from flooding and erosion hazards for the next 75 years, and that no
shoreline protective devices will be required.
6.Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to
enter into an agreement 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 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). Both requirements are included as conditions of approval that will need
to be satisfied prior to the issuance of building permits for construction.
7.The property is located 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 prior to 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 prior to building permit issuance.
8.A Construction Pollution Prevention Plan (CPPP) prepared by Toal Engineering, dated
September 11, 2017, provides recommendations for temporary Best Management
Practices (BMPs) during construction to minimize erosion and sedimentation , and to
minimize pollution of runoff derived by construction chemicals and materials. No water
quality impacts to coastal waters are anticipated as the property is located more than
200 feet from coastal waters.
9.Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan),
because the development contains more than 75 percent of impervious surface area, a
Water Quality and Hydrology Plan (WQHP) was prepared by Toal Engineering, dated
September 11, 2017. The WQHP has been reviewed and approved by the City’s Engineer
Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a
sizing standard for BMPs, use of a low-impact development (LID) approach to retain the
design storm runoff volume on site, and documentation of the expected effectiveness of
9
Zoning Administrator Resolution No. ####
Page 4 of 8
08-15-2017
the proposed BMPs. Construction plans will be reviewed for compliance with the approved
WQHP prior to building permit issuance.
10.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 and minor rain event run-off on-site. Any water not retained
on-site is directed to the City’s storm drain system.
11.There is no landscaping currently proposed as part of the project. Any future landscaping
will be verified for compliance with NBMC Section 21.30.075. A condition of approval is
included that requires drought tolerant and prohibits invasive species. Prior to issuance of
the building permits, the final landscape plans will be reviewed to verify invasive species
are not planted.
12.The property is not located near designated Public View Points or Coastal View Roads
and will not impact public coastal 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 .
Fact in Support of Finding:
1.The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public’s ability to gain access to, use, and/or view
the coast and nearby recreational facilities.
2.The residential lot does not currently provide nor does it inhibit public coastal access.
Lateral beach access is provided by Seashore Drive approximately 50 feet north of the
project site. Vertical access to the beach is available approximately 60 feet west of the
project site along Lugonia Street and approximately 90 feet east of the project site along
Walnut Street.
3.There are no designated Public View Points or Coastal View Roads near the project
site, per the Coastal Land Use Plan. Due to the distance of the proposed development
from public view points and the project’s compliance with all applicable development
standards, including height and setbacks, the project will not impact coastal views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-082, subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
10
Zoning Administrator Resolution No. ####
Page 5 of 8
08-15-2017
2.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 in accordance with the provisions of Title 21 Local
Coastal 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 of the City’s certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30 603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 30TH DAY OF NOVEMBER, 2017.
_____________________________________
Patrick J. Alford, Zoning Administrator
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Zoning Administrator Resolution No. ####
Page 6 of 8
08-15-2017
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. Prior to the issuance of a building permit, 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 City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
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
development.
4. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
5. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
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.
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. Stock piles 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.
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Zoning Administrator Resolution No. ####
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08-15-2017
8. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed 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. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
12. 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 is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the prop erty is operated or maintained
so as to constitute a public nuisance.
13. Prior to issuance of the 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.
14. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development Permit file. The plans shall be identical to those approved by al l City
departments for building permit issuance. The approved copy shall include architectural
sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall
accurately depict the elements approved by this Coastal Development Permit.
15. Prior to issuance of the building permits, the approved CPPP shall be submitted with the
Building Permit plans. Implementation shall be in compliance with the approved CPPP
and any changes could require separate review and approval by the Building Division.
16. Prior to 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 sh all be approved by the
Planning Division.
17. Prior to the issuance of building permits, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
18. 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.
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Zoning Administrator Resolution No. ####
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08-15-2017
19. Coastal Development Permit No. CD2017-082 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.
20. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, 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 Hamilton Partners Residence CDP including, but not limited to, Coastal
Development Permit No. CD2017-082 (PA2017-188). This indemnification shall include,
but not be limited to, damages awarded against the City, if any, costs of suit, attorneys'
fees, and other expenses incurred in connection with such claim, action, causes of action,
suit or proceeding whether incurred by applicant, City, and/or the parties initiating or
bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
14
Attachment No. ZA 2
Vicinity Map
15
VICINITY MAP
Coastal Development Permit No. CD2017-082
PA2017-188
6506 West Ocean Front
Subject Property
16
Attachment No. ZA 3
Project Description and Justification
17
eric austeric austeric austeric aust architect
62 balboa coves
newport beach, california 92663
tel 949.637.5220
email aust.architect@gmail.com
date 08 september 2017
attention Planning Department
company City of Newport Beach;100 Civic Center Drive; Newport Beach, CA 92663
tel number 949.644.3200
pages 1
project description and justificationproject description and justificationproject description and justificationproject description and justification
regarding Brigandi Residence – 6506 W. Oceanfront
notes City of Newport Beach, the following is the project description and justification for
the new residential development located at 6506 W. Oceanfront.
An existing 2 story, 2,110 s.f. residence is located at the 2,250 s.f. site and will be
completely demolished. The proposed new structure will consist of a single family
2,721 s.f., 3 story residence with a 387 s.f., 2 car garage accessed directly off the
alley. The house will have 4 bedrooms and 5 bathrooms. There will be 114 s.f. of
covered patio space on the 1st floor at the entry and 120 s.f. of covered patio at the
2nd floor master bedroom. There will also be 400 s.f. of open roof deck at the
South side of the the 3rd floor. 234 s.f. of dedicated “open space” has been
provided to comply with the 15% open space requirement. All development on the
site will comply with current City of Newport Beach Planning regulations for
setbacks, height and floor area.
Thanks.
eric d. aust
PA2017-188
18
Attachment No. ZA 4
Project Plans
19
N56°01'48"W 30.00'N56°02'16"W 30.00'N34°50'45"E 74.99'
N34°50'45"E 74.99'a l l e yo c e a n f r o n tEXISTING 2 STORY HOUSE
EXISTING 2 STORY HOUSE
b e a c ha0.0a0.0a0.0a0.0site plan + project data3/16"=1'-0"copyright 2017job #170916 october 2017c6506 west oceanfrontnewport beach, californiapartnersarchitecthamilton partners LLCc l i e n t :newport beach, california 926636406 w. oceanfrontnewport beach, california 9266362 balboa covestel949.637.5220residence92663tel949.673.7600hamilton02'8'4'site/roof plan2sheet indexproject consultantsXsymbols legendXdeferred submittalspublic works notesnorth
vicinity map1north 11'project dataref. north true northrendering from beach20
a l l e yb e a c haaaa0000....1111site plan1/4"=1'-0"copyright 2017job #170916 october 2017c6506 west oceanfrontnewport beach, californiapartnersarchitecthamilton partners LLCc l i e n t :newport beach, california 926636406 w. oceanfrontnewport beach, california 9266362 balboa covestel949.637.5220residence92663tel949.673.7600hamilton01'4'8'2'construction staging diagram1construction staging notesref. north true north21
22
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ED LAND SURVEYORVIKTOR P.MEUMNo. 8682PRELIMINARY PLANNOT FOR CONSTRUCTIONLEGENDDETAILINFILTRATION TRENCHBENCHMARK NOTE:COUNTY OF ORANGE #1J 58-80ELEV=9.27NAVD88 DATUMEASEMENT NOTE:THE PLAT FOR THIS SURVEY WAS PREPARED WITHOUT A TITLE REPORT.UNPLOTTED EASEMENTS MAY EXIST ON THE SUBJECT PROPERTY.SCOPE OF WORKPRELIMINARY CONSTRUCTION NOTESCITY OF NEWPORT BEACH NOTESDETAILDOWNSPOUT OUTLET23
N56°01'48"W 30.00'N56°02'16"W 30.00'N34°50'45"E 74.99'
N34°50'45"E 74.99'o c e a n f r o n tEXISTING 2 STORY HOUSE
EXISTING 2 STORY HOUSE
d1.0d1.0d1.0d1.0site plan1/4"=1'-0"copyright 2017job #170912 september 2017c6506 west oceanfrontnewport beach, californiapartnersarchitecthamilton partners LLCc l i e n t :newport beach, california 926636406 w. oceanfrontnewport beach, california 9266362 balboa covestel949.637.5220residence92663tel949.673.7600hamilton01'4'8'2'demolition plan1wall legendref. north true northestablished grade andoverall height24
a l l e yb e a c ha1.0a1.0a1.0a1.01st + 2nd floor plans1/4"=1'-0"copyright 2017job #170916 october 2017c6506 west oceanfrontnewport beach, californiapartnersarchitecthamilton partners LLCc l i e n t :newport beach, california 926636406 w. oceanfrontnewport beach, california 9266362 balboa covestel949.637.5220residence92663tel949.673.7600hamilton01'4'8'2'1st floor plan12,250 s.f. lot areaproject area analysis1,560 s.f. buildable lot arearef. north true north2 x 1,560=3,120 s.f. allowable1,035 s.f. 1st floor (livable)project area analysis2,721 s.f. total livable+ 264 s.f. 3rd floor (livable) 387 s.f. 1st floor (garage)1,422 s.f. 2nd floor (livable)3,108 s.f. total floor area2nd floor plan2 120 s.f. 2nd floor (at front patio) 234 s.f. total open space (234 req'd)+open space provided 114 s.f. 1st floor (at entry)5
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2442 2drawing noteswall legend25
aaaa1111....11113rd floor plan1/4"=1'-0"copyright 2017job #170916 october 2017c6506 west oceanfrontnewport beach, californiapartnersarchitecthamilton partners LLCc l i e n t :newport beach, california 926636406 w. oceanfrontnewport beach, california 9266362 balboa covestel949.637.5220residence92663tel949.673.7600hamilton01'4'8'2'3rd floor plan3ref. north true north5
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2442 2drawing noteswall legend26
a2.0a2.0a2.0a2.01st + 2nd floor plan1/4"=1'-0"copyright 2017job #170912 september 2017c6506 west oceanfrontnewport beach, californiapartnersarchitecthamilton partners LLCc l i e n t :newport beach, california 926636406 w. oceanfrontnewport beach, california 9266362 balboa covestel949.637.5220residence92663tel949.673.7600hamilton01'4'8'2'1st floor reflected ceiling plan12nd floor reflected ceiling plan23rd floor reflected ceiling plan3ceiling legendgeneral notes31ref. north true north27
a3.0a3.0a3.0a3.0exterior elevations1/4"=1'-0"01'4'8'2'copyright 2017job #170916 october 2017c6506 west oceanfrontnewport beach, californiapartnersarchitecthamilton partners LLCc l i e n t :newport beach, california 926636406 w. oceanfrontnewport beach, california 9266362 balboa covestel949.637.5220residence92663tel949.673.7600hamiltonnorth elevation (front) from street1south elevation (beach side)2east/west building section3east/west building section4established grade andoverall heightm a t e r i a l s157
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aaaa3333....1111exterior elevations1/4"=1'-0"01'4'8'2'copyright 2017job #170916 october 2017c6506 west oceanfrontnewport beach, californiapartnersarchitecthamilton partners LLCc l i e n t :newport beach, california 926636406 w. oceanfrontnewport beach, california 9266362 balboa covestel949.637.5220residence92663tel949.673.7600hamiltoneast elevation (side)5west elevation (side)6established grade andoverall heightm a t e r i a l s1
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a4.0a4.0a4.0a4.0building sections1/4"=1'-0"01'4'8'2'copyright 2017job #170916 october 2017c6506 west oceanfrontnewport beach, californiapartnersarchitecthamilton partners LLCc l i e n t :newport beach, california 926636406 w. oceanfrontnewport beach, california 9266362 balboa covestel949.637.5220residence92663tel949.673.7600hamiltonnorth/south section1north/south section2established grade andoverall height30 292728 26 O.H.5 O.H.530
door schedulewindow scheduledoor elevationswindow type 'A'Awindow type 'B'Bwindow type 'C'Cwindow type 'D'Dwindow type 'E'Ed1entry doorwindow type 'F'Fwindow elevationsd2window general noteswindow type 'G'Gwindow type 'H'Hwindow type 'I'Iwindow type 'J'Jmulti-slide exterior doord4interior doord5exterior french doorsd3exterior doorwindow type 'K'Kwindow type 'L'La5.0a5.0a5.0a5.0door + window schedules01'4'8'1/4"=1'-0"2'copyright 2017job #170912 september 2017c6506 west oceanfrontnewport beach, californiapartnersarchitecthamilton partners LLCc l i e n t :newport beach, california 926636406 w. oceanfrontnewport beach, california 9266362 balboa covestel949.637.5220residence92663tel949.673.7600hamilton31
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