HomeMy WebLinkAbout20180614_Response_Letter_6-12-2018
June 12, 2018
Mr. Benjamin M. Zdeba
City of Newport Beach
100 Civic Center Drive, P.O. Box 1768
Newport Beach, CA 92658-8915
Re: 4302 Ford Road
· Site Development Review – Major No. SD2017-009
· Tentative Tract Map No. NT2017-004
· Lot Line Adjustment No. LA2017-002
· General Plan and Zoning Code Amendments (PA2017-228)
Dear Mr. Benjamin M. Zdeba,
Below are the compiled responses from the design team to the Planning Division comments
received on 05/25/18 for Ford Road Residential Project.
Comments
Item:
Responses:
1. Property Owner’s Signature.
Owner: the property owner’s signature on an application for a tentative map shall be
notarized.
2. Proof of Ownership.
A Preliminary Title Report not more than six months old shall be submitted for all
properties involved in this application.
3. Signatory Information.
Owner: provide documentation that demonstrates Steven Ganalon has the authority
to sign on behalf of the property ownership.
4.
Environmental Review.
A phase one environmental study should be considered prior the next submittal. As
this project is a General Plan amendment, it is likely it will require a Mitigated
Negative Declaration (MND).
Mr. Benjamin M. Zdeba
City of Newport Beach
January 12, 2018
Page 2
5. Project Plans.
Revised plan per comments and markups.
6. Project Renderings.
A5.09 Provided additional perspective view - a “human scale” perspective – driving
through the intersection toward Bonita Canyon Drive.
7.
Project Description and Design.
7a. Height Limit.
o Sheet A1.04 – revised some of the sloped roof height to be at 33’-0” or below,
with exception of the two corner towers and the stairwell and elevator shaft
are higher than 33’ in height.
o Also updated on elevations sheets A2.01, A2.02, A2.03
7b. Material.
o Applicant has decided to leave the material as is.
7c. Parking.
o Please see attached Project Description
7d. Trash, Moving Trucks, and Deliveries.
o A0.30, A1.01, added notes
7e. Public Benefit
o Please see attached Project Description
8. Project Review Requests.
NOTED
o
9. Digital Copy.
NOTED
o
10. Development Impact Fees.
NOTED
o
Mr. Benjamin M. Zdeba
City of Newport Beach
January 12, 2018
Page 3
Planning Division Plan Check Corrections – Benjamin Zdeba Received on 05.25.2018
Conditions #
Responses:
1.a A.00 Revised Lot Area. it is 1.054 acres
1.b A.00 Indicated the proposed side set back is 10’-0” to 12’-0”
1.c A.00 Revised the residential density calculation.
1.d. A0.05 Revised open space area summary table.
2. C-1, C-2, C-3 Revised “Apartments” label to “Condominiums”
3.
L0.10. L0.20. L0.30 Property lines revised.
4. L0.20 Added note “NOT PART OF RESIDENTIAL PARKING. NO OVERNIGHT
PARKING OR DAY USE PARKING TO BE ALLOWED IN THE PARKING LOT."
5. A.00 Indicated the proposed side set back is 10’-0” to 12’-0”.
Verified Lot Area is 1.054
6. A3.01, A2.02, A3.03 added existing grade on the two- dimensional sections
drawings.
Building/Life Safety Services - Ghosn Received on 05.16.18 previously submitted on 12/20.17
Conditions #
Responses:
5 Fire flow has been received from the City of Newport and has been included in
the water and sewer demand study.
Mr. Benjamin M. Zdeba
City of Newport Beach
January 12, 2018
Page 4
Public Works Department – David Keely received on 05/25/17 for Ford Road Residential
Project.
Draft Conditions
1. Civil - Noted
2. Civil - Noted
5. Civil - Noted
6. Civil - Noted
7. Civil - Noted
8. Civil – Noted, see pWQMP
9. Civil – Noted, the curb, gutter, and sidewalk adjacent to the condominium parcel
has been noted as new on the Civil plans and will be sown as reconstructed
during design.
Conditions #
Comments and Responses:
1. 5/16/2018 Currently being reviewed by the Utilities Director and Utilities
Engineer.
Response:
Civil – Noted, comments shall be addressed when they are reviewed.
2. 5/16/2018 Additional easement will be necessary
Response:
Civil – The sewer has been redesigned to not enter the adjacent AT&T parcel
and therefore will not need any easement.
3. 5/16/2018 Per the response to comments Lot Line Adjustment LA2016-011 will
not be pursued. Provide a letter to the Community Development Department
Planning Division documenting this.
Response:
Civil – LA2016-001 may still be pursued. Currently working with AT&T to
determine an approach that works all parties.
4. 5/16/2018 Driveway approach is not designed by City driveway standard.
Redesign.
Response:
Driveway has been redesign per City of Newport Beach Standard STD 21.
Mr. Benjamin M. Zdeba
City of Newport Beach
January 12, 2018
Page 5
5. Identify all applicable City Standards.
5/16/2018 All standards have not been identified.
Response:
Civil. All standards currently proposed on plan have been included in the notes.
6.
Identify the proposed water service size for domestic, fire and irrigation
5/16/2018 See mark up comments
Response:
Civil – See responses to mark up comments/
7. Identify the proposed lateral size for the sewer lateral. Install a manhole on the
public side of the property. Explain why the proposed project is not using the
existing sewer lateral.
5/16/2018 See mark up comments. Verify use of existing main that terminate at
the driveway.
Response:
Civil – Per site visit this lateral is currently in use by the adjacent AT&T parcel.
The condo parcel sewer service has been re-deisign to tide into the manhole in
the street and will not encumber the AT&T parcel.
8. No additional comment
Response:
-
9. Show all existing and proposed easement on the Tract Map.
5/16/2018 Additional easements will be necessary.
Response:
Civil – Sewer easement no longer needed per response to item 7. Currently
coordinating with AT&T to determined what further easements and necessary.
10. No additional comment
Response:
-
11. Provide a fully dimension parking layout. Remove the head in parking stalls at
the end of the drive aisle. Deadend drive aisles shall have a dedicated
turnaround area and 5-foot minimum hammerhead. Provide a narrative on how
the tandem parking will be used. Clearly identify the location of the guest
parking space
5/16/2018 Dedicated turnaround areas are required at the dead end drive aisles.
Mr. Benjamin M. Zdeba
City of Newport Beach
January 12, 2018
Page 6
Response:
A1.00 provided turnaround at dead end drive aisles.
12. Gated entries require a dedicated turn around area prior to the gate. The
proposed design does not have adequate area to provide the turn around.
5/16/2018 A 5-foot minimum hammerhead is also required prior to the gate.
Response:
A1.00 provide 5-foot hammerhead prior to the gate.
13. Ramp from the street level to the lower level shall be 24-feet wide minimum, 26-
feet wide is recommended. Please provide the ramp slopes from gutter flow line to
the garage finish floor. Also include the slopes for the transition to the service
area.
5/16/2018 Provide all ramps slopes. Explain why a 26-foot wide ramps cannot be
provided.
Response:
A0.40, A1.01 provided 26-foot wide ramps with slope at maximum 15% slope
C-1 Additional slopes provided
14. Additional comments, correction and conditions may be required upon submittal of
the required information.
Response:
Noted
15. See markup comments
Response:
Update plans per markup comments