HomeMy WebLinkAbout20190723_Brandon Arc Response Comments
To: Liz Westmoreland From: Justin Johnston
City of Newport Beach Brandon Architects, Inc.
Planning Division 151 Kalmus Dr., Suite G-1
100 Civic Center Drive Costa Mesa, CA 92626
Newport Beach, CA 92658
T: 949.644.3200 T: 714.754.4040
Date: 07/19/2019
RE: Coastal Development Permit – PA2019-100
3312-3324 Via Lido
Newport Beach, CA 92663
Ms. Westmoreland,
Thank you for taking the time to review our plans. Below you will find point-by-point responses to your
plan check corrections. Copies of responses from other trades are attached to this memorandum for
your convenience.
1. Bulkhead – Scope of Work
Please clarify the construction methods for raising and repairing the bulkhead, including the
potential tieback replacement noted in the Coastal Hazards Report. The City is able to process
repair and maintenance improvements to the bulkhead, but does not have the authority to
authorize any construction that requires work from a barge or other device in the water/bay.
Response: Per the submitted engineer drawings the bulkhead will be brought up to current
required heights and repaired with new tiebacks on the landward side of the wall, on the
subject property. The work will not require any equipment such as a barge or device in the
water/bay.
2. Property Development Standards
Please be advised, the project as designed does not comply with all required property
development standards identified in the Newport Beach Municipal Code (NBMC) Chapter 21.30
(Property Development Standards). Reference the attached plan check correction sheet for a list
of the required changes.
Response:
Item 11 – Language has been revised to “raised” for description of work on the seawall.
Item 15 – Acknowledged. Will comply when parcel map is finalized.
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3322 Via Lido, Newport Beach, CA 92663
Item 17 – Acknowledged.
Item 22 & 24 – Easement is shown and dimensioned (4’) at Northwest corner of the site plan,
sheet A-0.0.
Item 28 – Clearance is shown between BBQ and structure on site plan, sheet A-0.0.
Item 29 – Guardrails comply with front yard requirements. Pool safety barrier of 5’ from the
outside has been provided at side of front yard and continued along front yard PL for
protection. Reference sheet A-0.0.
Item 31 – Reference sheet A-0.4 for area calculations.
Item 36 – Reference sheet A-0.4, area plan has been revised, open volume is shown with each
space labeled.
Item 40 & 41 – Open volume for revised per comments, 15% minimum is well below provided
area as noted on comments.
Item 43 – Acknowledged.
Item 45 – Reference revised floor plans, sheets A-2.0, A-2.1, & A-2.2.
Item 46 – Projections have been dimensioned. Reference sheet A-3.0.
Item 50 – Plans have been labeled for ‘open to below’ spaces on upper levels.
Item 55 – Vehicle shown in sideyard has been removed.
Item 58 – Survey now shows signature.
Item 61 & 63 – 4th grade point is from the of the existing structures finish floor, representative
of the new structures proposed footprint and the polygon used for grade plane purposes.
Item 72 – Chimney has been dimensioned. Reference sheet A-3.0.
Item 90 – Acknowledged. Pool barrier will be provided per AV100 of the California Residential
Code. Pool safety barrier of 5’ from the outside has been provided at side of front yard and
continued along front yard PL for protection. Reference sheet A-0.0.
Item 92 – Trash area is located in the plan South side yard, reference keynote 28 on sheet A-0.0
and text has been added.
3. Please show the proposed location of the replaced streetlight. It will need to be relocated on the
property per Public Works requirement.
Response: Street light shall be relocated within the parkway on the left side of the Western
most driveway apron.
4. Please show the newly created street parking space. Because the curb cut/driveway
configuration has changed from existing conditions, there be enough space for a public parking
space (which should be highlighted as a benefit of the redevelopment project). Show on the site
plan and grading plan.
Response: New on-street parking space has been shown on site plan.
5. Please confer with the Building Department regarding the potential need for a guardrail at the
edge of the pool. I asked them if the baja shelf/seat would be considered a standing surface, and
they said it could be. If a guardrail is required at the edge then the height may exceed the zoning
code standards for front setback areas.
Response: Pool has been revised to not create a potential standing surface, no guardrail will
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3322 Via Lido, Newport Beach, CA 92663
need to be installed.
6. Plant Selection and Grouping
The project is located within 50 feet of the bay. Please refer to the California Invasive Plant
Council and California Native Plant Society websites for a list of prohibited and drought tolerant
plant types for environmentally sensitive areas. Please verify there are no invasive species
included in the planting palette.
Response: Per landscape architect, no invasive species of plantings have been proposed.
7. FYI: Please be aware, a Waiver of Future Protection will be required as a condition of approval for
this project in accordance with Section 21.30.015(E)(5). This is a recorded agreement waiving any
potential right to future protection devices to address threats from natural hazards for the
economic life of the development.
Response: Acknowledged.
Thank you again for taking the time to review the proposed plans. Should you have additional questions
or comments please feel free to reach out to me.
Thank you,
Justin Johnston