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Home My WebLink About20190114_Project Description_09-29-2018John T. Morgan Jr. 18682 Beachmont Avenue, North Tustin, Ca 92705 September 29, 2018 City of Newport Beach Community Development Department Planning Department 100 Civic Center Drive, Newport Beach, CA 92658-8915 Re: The Breech Residence 2282 Channel Road Newport Beach, CA 92661 Dear Planning Department, ARCHITECT ph(714)730-2723 fax(714)730-2724 My client, Mr. William Breech recently purchased the property listed above and wishes to develop it with a new single family custom home. Project Description The existing project site has a legal conforming single family residence that is 2 stories with an attached 3 car garage. Plans call for the demolition of the existing structure to reconstruct a new 3 story single family dwelling with an attached 3 car garage. All new site hardscape and landscaping will be replaced. The existing bulkhead does not require any replacement and the existing height of the bulkhead cap is already higher than above 10.0 M.L.L.W. Existing Non-Conformities The existing home only has one existing non-conformity at the front property line where the existing brick veneer on the front of the existing garage is extending past the front property line about 1 ½". This encroaching veneer will be removed once the existing home is demolished. There is a new roof overhang at the new 2nd floor on the street front that is going to encroach over the front property line about 8" with an encroachment agreement through the public works department. This bottom of the roof overhang is about 19 feet high above the existing city owned public sidewalk below. The face of the overhang closest to the street will be located about 11 '-4" away from the face of curb at the street. Zoning Requirements Zoning is ...................... R-1 The buildable area is .. .. .. .. .. .. . .. .. . .. .. .. 2,610 s.f. PA2018-226 Two times the buildable area is ............ 5,220 s.f. Lot area is ..................................... 3,500 s.f. Lot Width is . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 5. 00' at the street front feet and 35.00' wide at the bay front Open volume requirement is 15% of 2,610 s.f. or 391.50 s.f. Max. 3rd floor footage allowed is 15% of2,610 or 391.50 s.f. Setbacks Front "Channel Road" . . . . . . . . . . . . 10' -0" Front " Bay Front ". . . . . . . . . . . . . . . .. . 0' -0" Right Side . .. .. .. .. . .. .. .. . .. . .. .. .. . 3 '-0" Left Side . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 '-0" Number of existing bedrooms is .......................................... 4 Number of new bedrooms is ............................................... 5 Landscaped area ................................................................. ± 85 s.f. Hardscaped area ................................................................ ±1,055.06 s.f. New building height will be a maximum of ±28' -4" above the established grade elevation to top of new roof sheathing allowing 3. 625" for the placement of finished roof material. Square Footage Calculations The new square footages are as follows .... 1st Floor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,626.12 s.f. 2nd Floor.................................................................... 2,148.61 s.f. 3rd Floor 378.28 s.f. Total Livable Footage is.................................................. 4,153.01 s.f. 3 Car Garage 733.82 s.f. Total Structural House and Garage ...................................... 4,886.83 s.f. 2nd Floor Decks ......................................................... . 3rd Floor Decks Total Decks .............................................................. . Landscaping on Site 326.25 s.f. 898.29 s.f. 1,224.54 s.f. There are a limited amount of new planter areas planned for this project. The square footage of the two existing curved planter areas is ± 3 8 s.f. The existing palm trees will remain and some new drought tolerant plant species of Arctostaphylos Sonoma" Manzanita species will be planted in these two existing planters. PA2018-226 There will also be a new planter area located in the bay front patio behind the existing bulkhead that is 24" wide by about 23 '-6" feet long = 4 7 s.f. No irrigation plans are required as the periodic rainfall and any general hose use will provide adequate water for these planter areas. Parking Conditions The existing 3 car garage will be demolished and a new 3 car garage will be constructed providing the required 3 on site parking spaces. Grading Requirements A precise drainage plan have been prepared by the civil engineer. Please refer to his precise drainage plans and letter of information for additional information. Please see sheet C-1. Established Grade The established grade elevation has been determined to be 10.91. Please see sheet A-1 and the topographic survey sheet T-1 for the established grade calculations. The maximum height limit of the new roof structure permitted by the zoning code is 29 feet above the 10.91 established grade elevation. The new maximum roof height to top of ridge roof sheathing will be ±28'-8" above the established grade elevation, leaving us 3.625" for roof material to be installed. Please see elevations on sheets A-5 and A-6. Water Quality Supporting Studies We understand that the following special plans and information are required for this project review and ultimate approval. All of the following plans have been provided by our civil engineer who specializes in these disciplines as follows ... a. Erosion Control Plan -prepared by civil engineer, please see C sheets. b. Water Quality and Hydrology Plan, WQHP and Water Quality Management Plan WQMP-prepared by civil engineer, please see WQMP report. · Coastal Hazards Report Analysis Please see attached report prepared by a structural engineer with the expertise on evaluation the existing bulkhead conditions. The top of the existing bulkhead is already higher than the city requirement of 10.0 MLL W. No change is require for this project. Please see included coastal hazards report for additional information. Geologic Stability Report Please see included geological investigation report prepared by an experienced soils geologist. The following reports are not applicable to this type of project as follows ... a. Archaeological/Paleontological Research Plan -non applicable to this project. b. Conversion or Demolition of Affordable Housing -non applicable c. Initial Historic Evaluation -non applicable d. Initial Resource Study -non applicable e. Lower Cost Visitor Accommodations Analysis -non applicable f. Visual Impact Analysis -non applicable PA2018-226 Grading Requirements Grading plans have been prepared by the civil engineer. Please refer to sheets C-1 for additional information. We look forward to working with the city for this project coastal development permit approval. Please do not hesitate to contact my office if you have any questions about the project. Thank You, Breech.003 PA2018-226