HomeMy WebLinkAbout20190725_Staff Report
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 25, 2019
Agenda Item No. 4
SUBJECT: Harbor View Broadmoor Community Association Clubhouse (PA2019-091)
Minor Use Permit No. UP2019-024
SITE LOCATION: 1234 Sand Point Way
APPLICANT: Smith Architects
OWNER: Harbor View Broadmoor Community Association
PLANNER: David Lee, Assistant Planner
949- 644-3225, dlee@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• General Plan: PR (Parks and Recreation)
• Zoning District : PR (Parks and Recreation)
PROJECT SUMMARY
A minor use permit to demolish an existing 672-square-foot, single-story clubhouse and
construct a new 1,078-square-foot, single-story clubhouse. The new clubhouse will
include a multi-purpose room, restrooms, and a patio shade structure to serve the Harbor
View Broadmoor Community Association. The development also includes hardscape,
drainage, and accessory structures. The proposed development 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) of the CEQA Guidelines, because it has no potential to have a significant
effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2019-024 (Attachment No. ZA 1).
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Harbor View Broadmoor Community Clubhouse (PA2019-091)
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DISCUSSION
Minor Use Permit
• The subject property is located in the Harbor View Broadmoor Community
Association, adjacent to Sand Point Way, North Crown Drive, and Blue Water
Drive. Surrounding uses include residential to the north, west, and east, and a
Southern California Edison utility station to the south.
• The property is developed with an existing 672-square-foot, single-story clubhouse
and an existing swimming pool. The applicant proposes to construct a new 1,078-
square-foot, single-story clubhouse, which includes a multi-purpose room,
restrooms, and a patio shade structure. The existing pool will be re-plastered and
remain in place.
• The General Plan Land Use Element and Zoning Code designate the site as Parks
and Recreation (PR), which is intended for active public or private recreational
uses. The proposed community center is compatible with the surrounding
neighborhood, which is comprised of single-family residences. The clubhouse will
continue to serve the residents of the community association and their guests.
• The Zoning Code does not require off-street parking for Parks and Recreational
facilities. The clubhouse is within walking distance for residents of Harbor View
Broadmoor Community Association. Additionally, there is on-street parking
available in the vicinity on Wavecrest Drive, Sand Point Way, Bluewater Drive, and
Lighthouse Lane.
• The proposed clubhouse is to be used by the residents of Harbor View Broadmoor
Community Association and their guests. A separate residential community,
Jasmine Creek, is located across North Crown Drive and will not have access to
the proposed clubhouse.
• The proposed clubhouse will continue to have operating hours from 6:00 a.m. to
10:00 p.m., daily and has been conditioned to comply with the City’s noise
ordinance.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 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. The proposed project consists
of the demolition of an existing 672-square-foot clubhouse and the construction of a new
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Harbor View Broadmoor Community Clubhouse (PA2019-091)
Zoning Administrator, July 25, 2019
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1,078-square-foot clubhouse to serve the Harbor View Broadmoor Community
Association.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners 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:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
__________________________
David S. Lee, Assistant Planner
JM/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2019-024 FOR THE DEMOLITION OF AN EXISTING
CLUBHOUSE AND CONSTRUCTION OF A NEW CLUBHOUSE
TO SERVE THE HARBOR VIEW BROADMOOR COMMUNITY
ASSOCIATION AT 1234 SAND POINT WAY (PA2019-091)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Smith Architects, with respect to property located at 1234 Sand
Point Way, and legally described as Lot A of Tract 6113, requesting approval of a minor
use permit.
2. The applicant proposes to demolish an existing 672-square-foot, single-story clubhouse
and construct a new 1,078-square-foot, single-story clubhouse. The new clubhouse will
include a multi-purpose room, restrooms, and a patio shade structure to serve the Harbor
View Broadmoor Community Association. The development also includes hardscape,
drainage, and accessory structures. The proposed development complies with all
applicable development standards and no deviations are requested.
3. The subject property is designated Parks and Recreation (PR) by the General Plan Land
Use Element and is located within the Parks and Recreation (PR) Zoning District.
4. The subject property is not located within the coastal zone.
5. A public hearing was held on July 25, 2019 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 has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 3 (New
Construction or Conversion of Small Structures).
2. Class 3 exempts the construction and location of limited numbers of new, small facilities
or structures including accessory structures to serve residential dwellings. The proposed
project consists of the demolition of an existing 672-square-foot clubhouse and the
construction of a new 1,078-square-foot clubhouse to serve the Harbor View Broadmoor
Community Association.
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020.F (Findings and Decision) of the Newport Beach
Municipal Code, the following findings and facts in support of the findings for a minor use permit
are set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The General Plan Land Use Element designates the site as Parks and Recreation
(PR), which is intended for active public or private recreational uses.
2. The lot currently consists of a clubhouse and swimming pool that serves residents
of the Harbor View Broadmoor Community Association and their guests. The
proposed project is a demolition of the existing 672-square-foot clubhouse and
construction of a new 1,078-square-foot clubhouse, which includes a multi-purpose
room, restrooms, and patio shade structure. The existing pool will remain and be re-
plastered. The project will remain consistent with the General Plan designation, as it
will provide an upgraded clubhouse for the Harbor View Broadmoor Community
Association.
3. The proposed community center is compatible with the surrounding neighborhood,
which is comprised of single-family residences. The clubhouse will continue to serve
the residents of the association and their guests.
4. The subject property is not part of a specific plan area.
Finding:
B. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The zoning designation for the subject property is Parks and Recreation (PR), which
is intended for active public or private recreational uses. Pursuant to Zoning Code
Section 20.26.020 (Special Purpose Zoning Districts Land Uses and Permit
Requirements), assembly or meeting facilities are permitted subject to the approval
of a minor use permit.
2. The Zoning Code does not require off-street parking for Parks and Recreational
facilities. The clubhouse is within walking distance for residents of Harbor View
Broadmoor Association. Additionally, there is on-street parking available in the
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vicinity on Wavecrest Drive, Sand Point Way, Blue Water Drive and Lighthouse
Lane.
Finding:
C. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity.
Facts in Support of Finding:
1. The subject lot is located within the Harbor View Broadmoor Community Association,
which is a residential community comprised of single-family residences. The
proposed clubhouse is to be used by the residents of Harbor View Broadmoor
Community Association and their guests. A separate residential community, Jasmine
Creek, is located across North Crown Drive and will not have access to the proposed
clubhouse.
2. The proposed clubhouse will continue to have operating hours from 6:00 a.m. to
10:00 p.m., daily and has been conditioned to comply with the City’s noise ordinance.
3. The proposed clubhouse is approximately 11 feet and 3 inches in height, measured
from the finished floor to the top of the flat roof, where the Zoning Code allows for a
maximum height of 32 feet for flat roofs.
Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities.
Facts in Support of Finding:
1. The project site currently consists of a clubhouse, swimming pool and seating area.
The proposed project is to replace to existing clubhouse with a clubhouse that
includes a multi-purpose room, restrooms, and a covered patio area. The existing
swimming pool will be re-plastered and remain in place. The proposed location of
the new structures is similar to the location of the existing structure.
2. The proposed community center has been reviewed to ensure adequate public and
emergency vehicle access, public services, and utilities were provided for on-site.
The construction plans were reviewed for compliance with applicable building and
fire codes.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard
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to the public convenience, health, interest, and safety, or general welfare of persons
residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. The proposed community center will be an upgrade to the existing pool house and
will serve the surrounding residents. The proposed multi-purpose room, covered
patio area, and restroom facilities will provide residents with additional recreational
areas in addition to the existing pool, which will be re-plastered.
2. The community room has been conditioned to restrict usage to only members of the
Harbor View Broadmoor Community Association residents and their guests. The
community center will not be used by the public in any way.
3. Compliance with the Municipal Code standards related to noise, lighting and other
performance standards will help ensure that the proposed use will be compatible
with the surrounding area.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit
UP2019-024, subject to the conditions set forth in Exhibit A, which is attached hereto and
incorporated by reference.
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 20 Planning
and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF JULY, 2019.
_____________________________________
Rosalinh Ung, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
PLANNING
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. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. 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 Use
Permit.
4. This Use 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 property is operated or maintained so as to
constitute a public nuisance.
5. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Use Permit or the processing of
a new Use Permit.
6. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
7. The clubhouse shall only be used by the residents of Harbor View Broadmoor
Community Association and their guests. The clubhouse shall not be used by the public
for events of any kind.
8. Prior to the issuance of a building permit, the applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Planning Division.
9. All landscape materials and irrigation systems shall be maintained in accordance with
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
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kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
10. The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
11. Prior to the issuance of a building permit, the applicant shall prepare photometric study
in conjunction with a final lighting plan for approval by the Planning Division. The survey
shall show that lighting values are “1” or less at all property lines.
12. 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.
13. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
14. 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 either the
current business owner, property owner or the leasing agent.
15. Construction activities shall comply with Section 10.28.040 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
and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are
not allowed on Sundays or Holidays.
16. No outside paging system shall be utilized in conjunction with this establishment.
17. Trash receptacles shall be conveniently located both inside and outside of the
clubhouse, however, not located on or within any public property or right-of-way.
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18. The exterior of the clubhouse shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the
premises and on all abutting sidewalks within 20 feet of the premises.
19. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
20. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
21. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
22. 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 Harbor View Broadmoor Community Association Clubhouse Minor Use Permit
including, but not limited to, Minor Use Permit No. UP2019-024 (PA2019-091). 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.
Public Works Conditions
23. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
24. An encroachment permit is required for all work activities within the public right-of-way.
25. A new sewer cleanout shall be installed on the existing sewer lateral serving the property
per City Standard #406-L.
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Attachment No. ZA 2
Vicinity Map
12
VICINITY MAP
Minor Use Permit No. UP2019-024
PA2019-091
1234 Sand Point Way
Subject Property
13
Attachment No. ZA 3
Project Plans
14
Harbor View BroadmoorCommunity Center RedesignCorona Del Mar, CA 926251234 Sand Point WayAbbreviationsGeneral NotesScope Of WorkProject DirectorySheet IndexVicinity MapCode DataArea TabulationA.B.Abv.A/CA.C.A.D.Acoust.Add'lAdj.Alt.Al/Alum.Anod.Anchor BoltAboveAir ConditioningAsphaltic ConcreteArea DrainAcoustic (al)AdditionalAdjacentAlternateAluminumAnodizedBd.Bldg.Blkg.Bm.B.N.Bot.Btwn.Cab.Cer.C.I.Clr.Clg.CMUC.O.F.Col.Comp.Conc.Conn.Const.Cont.C.T.Dbl.D.F.Dia.Dim.Dn.Dp.Dr.D.s.Dwg.Ea.Elec.Elev.Eq.E.P.Exist.Exp.Ext.F.D.Fdn.F.E.C.F.F.F.G.Fin.Fixt.Flr.Fluor.F.O.C.F.F.M.F.O.S.F.O.W.Fr.Frmg.Ft.Ftg.Ga.Galv.Gyp. Bd. orG.W.B.G.I.GLB.H.B.H.C.Hdr.Hcp.Hgr.H.M.Horiz.H.P.Hr.Ht.HVACI.D.Insul.Int.Jan.Jmb.Jt.K.P.Lam.Lav.LB.L.P.Lt.Wt.Mas.Matl.Max.M.B.Mech.Med.Mfr.Min.Misc.Mtd.Met/Mtl.N.I.C.No.N.T.S.O.C.Opng.Opp.Osa.O/P.A.P.C.C.P.J.Pl.Plas.Plyw'dPnl.Pr.Pt.P.S.I.R.Rad.R.D.Reinf.Reqd.RM.R.R.R.S.S.C.Sched.Sect.S.F.Sht.Shtg.Sim.Spec.Std.Stl.Stor.Struct.T.C.Temp.Tel.Thk.T.O.B.T.O.C.T.O.L.T.O.P.T.O.S.T.O.W.Typ.U.N.O.Ur.V.C.T.Vert.W/W.C.Wd.W.H.W.PW.R.Wsct.&@CLØ'"#(E)(N)BoardBuildingBlockingBeamBoundary NailingBottomBetweenCabinetCeramicCast IronClearCeilingConcrete Masonry UnitCenter Of FrameColumnCompactConcreteConnectionConstructionContinuousCeramic TileDoubleDrinking FountainDiameterDimensionDownDeepDoorDownspoutDrawing (s)EachElectric (al)Elevation or ElevatorEqualElectrical panelboardExistingExpansionExteriorFloor drainFoundationFire Extinguisher CabinetFinish FloorFinish Grade / Fixed GlassFinishFixtureFloorFluorescentFace Of ConcreteFace Of MasonryFace Of StudFace Of WallFrameFramingFeetFooting (s)GaugeGalvanize (d)Gypsum BoardGalvanized IronGlue Laminated BeamHose BibbHollow CoreHeaderHandicappedHanger (s)Hollow MetalHorizontalHigh PointHourHeightHeating / Ventilating Air ConditioningJanitorJambJointKing PostLaminate (d)LavatoryPoundLow PointLight WeightMasonryMaterialMaximumMachine BboltMechanicalMediumManufacture (r) (ing)MinimumMiscellaneousMountedMetalNot In ContractNumberNot To ScaleOn CenterOpeningOppositeOutside AirOverPublic AddressPortland Cement Conc.Panel JointPlatePlasterPlywoodPanelPairPointPounds / Square InchRiserRadiusRoof DrainReinforcedRequiredRoomRoof RafterRough SawnSolid CoreScheduleSectionSquare Foot/FeetSheetSheathingSimilarSpecificationsStandardSteelStorageStructure (al)Top of CurbTemperedTelephoneThickTop Of BeamTop Of ConcreteTop Of LedgerTop Of ParapetTop Of SheathingTop Of WallTypicalUnless Noted OtherwiseUrinalVinyl Composition TileVerticalWithWater ClosetWoodWater HeaterWater-ProofingWater ResistantWainscotAndAngleAtCenterLineDiameter or RoundInchFootNo. or PoundExistingNewInside DiameterInsulationInteriorThe general contractor shall verify all dimensions and site conditions prior to commencement of any work.The architect shall be notified of any and all discrepancies.Dimensions shall take precedence over scales shown on the drawings. Typical details and general notesare minimum requirements to be used when conditions are not shown otherwise.The contractor shall take all means necessary to protect his portion of the work before, during, and afterinstallation, and to protect the installed work and materials of other trades in the event of damage. Thecontractor shall make all repairs and replacements necessary to the approval of the architect and ownerand at no additional cost to the owner.Workmanship shall confirm to the best standards and accepted practices of the trades involved, and shallinclude all items of fabrication, construction, and installation regularly furnished or required for completion,including any finish required for successful operation as intended. Work shall be executed by mechanicsskilled in their respective lines of work.All work, including materials and workmanship shall conform to the requirements of the latest publishedand adopted edition of codes, laws, statutes, rules, regulations, orders, decrees, ordinances and otherrequirements of all legally constituted authorities and public utility franchise holders having jurisdiction overthis project. All work including materials, workmanship and equipment required for a complete installationof specific (or otherwise selected) items shall conform to the product manufacturer's specifications and/orindustry standards, without exception, unless the contract documents delineate requirements beyond suchspecifications and standards. Such codes, manufacturer's specifications and industry standards include,but are not limited to the following:All materials and workmanship shall conform to the project documents. Construction shallcomply with the 2016 Edition California Building Code (Title 24) and 2016 CMC, CGBSC,CEES & the City of Newport Beach local ordinances.California Code Of RegulationsCalifornia Administrative Code (Title 24)2016 California Building Code2016 California Mechanical Code2016 California Electrical Code2016 California Plumbing Code2016 California Fire Code2016 Building Energy Efficiency Standards2016 California Green Building Standards CodeAll the above with County of Orange and City of Newport Beach amendments including the City municipal codeAAMA American Architectural Manufacturer's AssociationNEC National Electrical CodeNFPA National Fire Protection AssociationADA Americans With Disabilities ActNRCA National Roofing Contractor's AssociationASTM American Society For Testing And MaterialsAAS Aluminum Association StandardsTCA Tile Council of AmericaSMACNA Sheet Metal & Air Conditioning Contractor's National AssociationOccupancy Group: A-3 (EXISTING)Type of Construction: V-B (EXISTING)Number of Stories: 1 Story (EXISTING)- Demolish existing single story pool house- Construct new single story pool house- Demolish existing concrete- Replace coping- Re-plaster poolSmith Architects, Inc.26047 Acero, Suite 120Mission Viejo, Ca 92691949-481-9999 Tel.949-481-9997 Fax.Client:Architect:TBDStructural:T.1 Title SheetA1.0 Overall Site PlanAD1.1 Enlarged Demo Site PlanA1.1 Enlarged Site PlanA2.1 Proposed Floor PlanA2.3 Roof PlanA3.1 Exterior ElevationsArchitecturalNORTH SITEADDRESS:1234 SAND POINT WAY CORONA DEL MAR, CA 92625TBDMEP:Harbor View Broadmoor Homeowners AssociationC/OBrenda CooneySenior Community ManagerOptimum Professional Property Management, Inc230 Commerce, Suite 250Irvine, Ca 92602714-508-9070 Tel.714-665-3012 Fax.Lot Area = 31,376 s.f.Floor Area = 1,078 s.f.Building/Lot Coverage = 3%Building Height = 11'-3"Landscape = 60%Paving = 31%Building Floor Area = 1,078 s.fDrip Line Area = 3,735 s.f.Canopy Area = 2,657 s.f.Area Calculations: (Proposed)ProposedBuilding Area Calculations:Building Floor Area = 672 s.fDrip Line Area = 1,478 s.f.Canopy Area = 806 s.f.ExistingBuilding Area Calculations:Job No:Issue Date:Sheet Title:No.DateRevision11-010SMITH ARCHITECTS expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of SMITH ARCHITECTS.26047 ACEROSUITE 120MISSION VIEJO, CA. 92691TEL 949. 481.9999Sheet No.:FAX 949. 481.9997INFO@SMITHARCHITECTURE.COMProject:Architects Seal:6-18-2019Harbor View Broadmoor
1234 Sand Point Way Corona Del Mar, Ca 92625 6-18-2019 M.U.P. Submittal
Community Center RedesignT.1Title Sheet15
N40°28'44"W 134.33'N50°34'51"E 36.01'N50°34'51"E 148.04'N40°28'44"W 105.00'N49°31'16"E 164.50'N11°51'40"W8.46'N68°05'21"E 121.67'N49°31'16"E 200.50'N69°24'03"W 114.90'Δ=04°34'30" R=1030.00' L=82.24'℄N68°05'21"E 121.67'℄[BASIS OF BEARINGS]℄℄Δ=42°30'36" R=75.00' L=55.65'ǻ
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60"
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A
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EARFDFD FDFDFDFDFDFSFSCROWN DRIVEBLUE WATER DRIVE WAVECRESTDRIVESAND POINTWAYAREA OF SITE WORKSEE SHEETS AD1.1 & A1.1Job No:Issue Date:Sheet Title:No.DateRevision11-010SMITH ARCHITECTS expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of SMITH ARCHITECTS.26047 ACEROSUITE 120MISSION VIEJO, CA. 92691TEL 949. 481.9999Sheet No.:FAX 949. 481.9997INFO@SMITHARCHITECTURE.COMProject:Architects Seal:6-18-2019Harbor View Broadmoor
1234 Sand Point Way Corona Del Mar, Ca 92625 6-18-2019 M.U.P. Submittal
Community Center RedesignA1.0OverallSite Plan1Scale: 1" = 20'-0"Overall Site PlanN
O
R
T
H
NOTE:NO CHANGE TO LANDSCAPE OR IRRIGATION1. EXISTING CONCRETE WALKWAY TO REMAIN2. EXISTING LANDSCAPE TO REMAIN3. EXISTING PLANTER AREA TO REMAIN4. EXISTING POOL TO REMAIN AND BE RE-PLASTERED5. EXISTING SINGLE STORY POOL HOUSE TO BE REPLACED WITH NEW POOL HOUSE6. CONCRETE DECK TO BE REPLACEDKeynotes:1123345616
N50°34'51"E 36.01'N50°34'51"E 148.04'N40°28'44"W 105.00'N49°31'16"E 164.50'N11°51'40"W8.46'N49°31'16"E 200.50'℄℄[BASIS OF BEARINGS]CROWN DRIVEBLUE WATER DRIVE
1. EXISTING 6' METAL FENCE TO REMAIN - PROTECT IN PLACE2. EXISTING 6' HIGH CMU BLOCK WALL TO REMAIN - PROTECT IN PLACE3. EXISTING GATE TO BE REPLACED WITH NEW GATE AND EGRESS HARDWARE4. EXISTING PAYPHONE TO REMAIN - PROTECT IN PLACE5. EXISTING CONCRETE POOL DECK AND POOL COPING TO BE REPLACED6. EXISTING PLANTER AREA TO REMAIN - PROTECT IN PLACE7. EXISTING POOL TO REMAIN AND BE RE-PLASTERED8. EXISTING TREES TO REMAIN - PROTECT IN PLACE9. DEMOLISH PLANTER / LANDSCAPE AREA AS REQUIRED FOR NEW WORK10. REMOVE EXISTING TREES AS REQUIRED FOR NEW WORK11. DEMOLISH EXISTING CONCRETE SLAB AS REQUIRED FOR NEW WORK12. EXISTING GAS METER. REMOVE AND CAP AS DIRECTED BY UTILITY. SEE MEPDRAWINGS13. EXISTING ELECTRICAL METER PANEL. REMOVE AND CAP AS DIRECTED BY UTILITY.SEE MEP DRAWINGS14. DEMOLISH EXISTING PORTION OF CMU BLOCK WALL15. DEMOLISH EXISTING BENCH16. DEMOLISH EXISTING BUILDING STRUCTURE17. EXISTING DECK DRAINS TO BE REPLACED WITH NEW STORM WATER PIPES ANDDRAINSDemo Keynotes:TYP.TYP.TYP.TYP.TYP.TYP.TYP.21028168151311542867111155283682695119511999911131298Job No:Issue Date:Sheet Title:No.DateRevision11-010SMITH ARCHITECTS expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of SMITH ARCHITECTS.26047 ACEROSUITE 120MISSION VIEJO, CA. 92691TEL 949. 481.9999Sheet No.:FAX 949. 481.9997INFO@SMITHARCHITECTURE.COMProject:Architects Seal:6-18-2019Harbor View Broadmoor
1234 Sand Point Way Corona Del Mar, Ca 92625 6-18-2019 M.U.P. Submittal
Community Center RedesignAD1.1EnlargedDemo Site Plan1Scale: 1/8" = 1'-0"Enlarged Demo Site PlanN
O
R
T
H 14151616NOTE:NO CHANGE TO LANDSCAPE OR IRRIGATIONTYP.1717
N50°34'51"E 36.01'N50°34'51"E 148.04'N40°28'44"W 105.00'N49°31'16"E 164.50'N11°51'40"W8.46'N49°31'16"E 200.50'℄℄[BASIS OF BEARINGS]6
0
"
CLEAR
6
0
"
C
LEARFDFD FDFDFDFDFDFSFSCROWN DRIVEBLUE WATER DRIVE
Job No:Issue Date:Sheet Title:No.DateRevision11-010SMITH ARCHITECTS expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of SMITH ARCHITECTS.26047 ACEROSUITE 120MISSION VIEJO, CA. 92691TEL 949. 481.9999Sheet No.:FAX 949. 481.9997INFO@SMITHARCHITECTURE.COMProject:Architects Seal:6-18-2019Harbor View Broadmoor
1234 Sand Point Way Corona Del Mar, Ca 92625 6-18-2019 M.U.P. Submittal
Community Center RedesignA1.1EnlargedSite Plan1Scale: 1/8" = 1'-0"Enlarged Site PlanN
O
R
T
H
1. EXISTING 6' HIGH METAL FENCE TO REMAIN - PROTECT IN PLACE2. EXISTING 6' HIGH CMU BLOCK WALL TO REMAIN - PROTECT IN PLACE3. EXISTING GATE TO BE REPLACED WITH NEW GATE AND EGRESS HARDWARE4. EXISTING PAYPHONE TO REMAIN - PROTECT IN PLACE5. EXISTING CONCRETE POOL DECK AND POOL COPING TO BE REPLACED6. EXISTING PLANTER AREA TO REMAIN - PROTECT IN PLACE7. EXISTING POOL TO REMAIN AND BE RE-PLASTERED8. EXISTING TREES TO REMAIN - PROTECT IN PLACE9. NEW BARBEQUE KITCHEN10. NEW CONCRETE SLAB11. NEW 6' HIGH CMU BLOCK WALL12. NEW 3' HIGH CMU BLOCK WALL13. EXISTING DECK DRAINS TO BE REPLACED WITH NEW STORM WATER PIPES ANDDRAINSKeynotes:92221134666675555551388TYP.TYP.88TYP.TYP.8TYP.8TYP.29'-0"21'-9"
7'-11"
13'-7"12101010101011121222NOTE:NO CHANGE TO LANDSCAPE OR IRRIGATION13TYP.T.O.W. 277.5T.O.W. 277.518
MULTI PURPOSE ROOM100POOL EQUIPMENT102WOMEN'S105MEN'S104STORAGE1036
0
"
C
L
EAR
60" C
L
E
AR 1B122347DEFAC56A.9FDFDFDFDFDFDFDFSFSJob No:Issue Date:Sheet Title:No.DateRevision11-010SMITH ARCHITECTS expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of SMITH ARCHITECTS.26047 ACEROSUITE 120MISSION VIEJO, CA. 92691TEL 949. 481.9999Sheet No.:FAX 949. 481.9997INFO@SMITHARCHITECTURE.COMProject:Architects Seal:6-18-2019Harbor View Broadmoor
1234 Sand Point Way Corona Del Mar, Ca 92625 6-18-2019 M.U.P. Submittal
Community Center Redesign FLOOR AREA = 1,078 s.f.DRIP LINE AREA = 3,735 s.f.CANOPY AREA = 2,657 s.f.Building Area Calculations:Proposed Floor Plan Legend:(N) WALLWINDOW - SEE SHEET AX.X FOR WINDOW SCHEDULEDOOR / FRAME - SEE SHEET AX.X FOR DOOR SCHEDULEXXXXXX1Scale: 1/8" = 1'-0"Proposed Floor PlanN
O
R
T
H 1001021031061051011044A3.11A3.12A3.13A3.121'-6"19'-6"25'-0"6'-6"13'-8"6'-6"15'-0"15'-0"15'-0"11'-0"14'-0"14'-0"14'-0"14'-0"6"5'-0"6"13'-0"6"7'-2"9'-8"A2.1Floor Plan67'-0"93'-2"19
1B122347DEFAC56A.91/4" = 1' min.1/4" = 1' min.1/4" = 1'
min.
1/4" = 1'
min.
1/4" = 1'
min.1/4" = 1' min.1/4" = 1' min.1/4" = 1' min.1/4" = 1'
min.
1/4" = 1'
min.open1/4" = 1'
min.1/4" = 1' min.1/4" = 1'
min.1/4" = 1' min.1/4" = 1' min.Job No:Issue Date:Sheet Title:No.DateRevision11-010SMITH ARCHITECTS expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of SMITH ARCHITECTS.26047 ACEROSUITE 120MISSION VIEJO, CA. 92691TEL 949. 481.9999Sheet No.:FAX 949. 481.9997INFO@SMITHARCHITECTURE.COMProject:Architects Seal:6-18-2019Harbor View Broadmoor
1234 Sand Point Way Corona Del Mar, Ca 92625 6-18-2019 M.U.P. Submittal
Community Center Redesign 1. ROOF AREA WITH SLOPED INSULATED PANELS AND SINGLE PLY ROOFING. PREPPEDFOR FUTURE PV SOLAR PANELS SET PARALLEL TO ROOF2. PERIMETER INTEGRAL GUTTERRoof Plan Keynotes:47'-6"46'-9"23'-1"102'-8"24'-6"64'-3"19'-0"11'-0"34'-3"8'-5"10'-8"111Scale: 1/8" = 1'-0"Roof PlanN
O
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T
H
A2.3Roof Plan220
FINISH FLOOR0'-0"123475T.O. PARAPET11'-3"6A.9DEFAC123475FINISH FLOOR0'-0"T.O. PARAPET11'-3"6ACBDEFJob No:Issue Date:Sheet Title:No.DateRevision11-010SMITH ARCHITECTS expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of SMITH ARCHITECTS.26047 ACEROSUITE 120MISSION VIEJO, CA. 92691TEL 949. 481.9999Sheet No.:FAX 949. 481.9997INFO@SMITHARCHITECTURE.COMProject:Architects Seal:6-18-2019Harbor View Broadmoor
1234 Sand Point Way Corona Del Mar, Ca 92625 6-18-2019 M.U.P. Submittal
Community Center Redesign 1. STEEL COLUMN2. METAL FASCIA3. PORCELAIN TILE4. SMOOTH PLASTER FINISH5. METAL DOOR W/ LOUVERS ABOVE6. FOLDING GLASS DOORS7. WOOD SOFFIT / CEILING8. STONE VENEER9. QUARTZ COUNTERTOP10. STAINLESS STEEL KITCHEN APPLIANCES11. LOUVERSMaterial Legend:P2 PAINT - "GYPSUM" - PPG PAINTS - PPG 1006-1P3 PAINT - "AFTERNOON TEA" - PPG PAINTS - PPG 1023-7P4 PAINT - "STATUARY BRONZE" - MODERN MASTERS - MM 190 MATTEW2 IPE WOODM1 DARK BRONZE STOREFRONT - "STANDARD DARK BRONZE"M2 MANSARD BROWN METAL - "MANSARD BROWN" - METAL SALES - 133M3 STAINLESS STEEL / BRUSHED ALUMINUMT1 PORCELAIN TILE - "BIANCO" - DALTILE -S1 STONE VENEER - "FLINT CRAFT CHOP LEDGE" - CREATIVE MINESS2 QUARTZ COUNTERTOP - "SNOW LEOPARD" - DALTILE - NQ96Finish Legend:A3.1ExteriorElevations4Scale: 1/8" = 1'-0"West Elevation3Scale: 1/8" = 1'-0"North Elevation2Scale: 1/8" = 1'-0"East Elevation1Scale: 1/8" = 1'-0"South Elevation6M14P22P47W219S28S110M310'-0"11P310M38S19S212P44P27W212P47W24P25P310'-0"9S210M38S117W22P43T14P25P36M15P31/4"1'1/4"1'PPG Paints"Gypsum"PPG1006-1PPG Paints"Afternoon Tea"PPG1023-7Modern Masters"Statuary Bronze"MM 190 MatteIpe Wood"Standard Dark Bronze"Metal Sales"Mansard Brown"133Stainless Steel Finish orBrushed Aluminum FinishDaltile Porcelain TileLindenpoint "Bianco"LP 19Creative MinesStone Veneer"Flint Craft Chop Ledge"DaltileQuartz Countertop"NQ96 Snow Leopard"21
From:Lee, David
To:Lee, Amanda; Garciamay, Ruby
Subject:FW: Comments on ZA Item 4 (7/25/2019)
Date:Thursday, July 25, 2019 10:00:52 AM
Attachments:2019Jul25_ZA_Item_4_Comments_JimMosher.pdf
From: Jim Mosher <jimmosher@yahoo.com>
Sent: Thursday, July 25, 2019 10:00 AM
To: Ung, Rosalinh <RUng@newportbeachca.gov>
Cc: Lee, David <dlee@newportbeachca.gov>
Subject: Comments on ZA Item 4 (7/25/2019)
Please find attached some comments on this afternoon's Zoning Administrator Item 4
(PA2019-091).
Yours sincerely,
Jim Mosher
Zoning Administrator - July 25, 2019
Item No. 4a Additional Materials Received
Harbor View Broadmoor Community Association Clubhouse (PA2019-091)
July 25, 2019, Zoning Administrator Agenda Comments
Comments submitted by: Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach
92660 (949-548-6229)
Item 4. Harbor View Broadmoor Community Association Clubhouse
Minor Use Permit No. UP2019-024 (PA2019-091)
1.The title of the proposed resolution emphasizes certain demolition and construction activities
expected to take place on the subject property. But as best I can tell, the primary subject of
the hearing is the proposed use of the property, which appears to be the same as the
existing use in both nature (clubhouse to be used as “assembly or meeting facility” per
Finding 3.B.1) and intensity (although larger and arguably more attractive than it was, the
limitation on access to the facility to residents of the tract will presumably keep the number
of users fixed).
2.If the nature and intensity of the use are not changing, it is unclear why a new use permit is
required, or if it supersedes an earlier permit.
a.Was the existing use established at a time when a use permit for it was not required?
b.Or is a new permit required because of the modified configuration?
3.Handwritten p. 7, Fact C.2 says: “The proposed clubhouse will continue to have operating
hours from 6:00 a.m. to 10:00 p.m., daily and has been conditioned to comply with the City’s
noise ordinance.”
a.Conditions of Approval 13 does remind the applicant of the City’s noise restrictions
and Condition 15 reminds of limits on construction hours.
b.However, I cannot find any condition restricting operating hours.
i.Assuming a condition restricting hours is added, to what area would it apply?
The clubhouse structure only? The area within the pool wall? The entire lot?
4.Handwritten p. 7, Fact D.1 contains a minor typo: “The proposed project is to replace to
the existing clubhouse with a clubhouse that includes a multi-purpose room, restrooms, and
a covered patio area.”
Zoning Administrator - July 25, 2019
Item No. 4a Additional Materials Received
Harbor View Broadmoor Community Association Clubhouse (PA2019-091)