HomeMy WebLinkAboutPA2021-231_20211008_NOTICEOFINCOMPELTEFILING (2)
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newportbeachca.gov
NOTICE OF INCOMPLETE COASTAL DEVELOPMENT
PERMIT APPLICATION FILING
October 8, 2021
Brandon Architects
c/o Justin Johnson
151 Kalmus Drive, Suite G-1
Costa Mesa, CA 92626
justin@brandonarchitects.com
Application No. • Coastal Development Permit No. CD2021-061
(PA2021-231)
Address 2762 Bayshore Drive
Please be advised that after reviewing the subject application, your submittal has been
deemed incomplete and further information is required before we are able to proceed
with the application process.
The following documentation is required to complete the application:
1. Property Development Standards.
Please be advised, the project as designed does not comply with all required property
development standards identified in 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. Redlined plans will be
available for pickup in Bay C after Public Works completes their Project Review
Request (PRR) of the plan set. Staff will notify you when plans are ready for pickup.
2. Coastal Hazards Report.
As the property is located on the shoreline, the proposed development may be
affected by current or expected future erosion, flooding/inundation, wave runup, or
wave impacts, including those resulting from sea level rise. Therefore, a Coastal
Hazards Report is required.
While the report provides multiple scenarios and values of potential sea level rise,
the report should analyze sea level rise for the year 2096 (i.e. the 75 year life of the
structure) and conclude whether the structure is safe from seas level rise and/or what
mitigation should be installed (i.e. waterproofing/flashing, concrete curb). The report
October 8, 2021
(PA2021-231)
Page 2
Tmplt. 10/23/2018
should interpolate between the data for the High emissions 2090 & 2100 and Low
Risk Aversion to calculate a) sea level rise for the year 2096 and b) the projected bay
water elevation for 2096. Please add this additional analysis to the report.
On page 9 of the report, the report states:
The public streets throughout the Newport Beach coastal area, including the
Lido Island, Balboa Peninsula and Balboa Island, will flood with lower SLR
well before the residence floods.
Please have the report address whether this is the same situation in the Bay Shores
community.
3. Bulkhead Condition Report.
As the property contains a bulkhead, a Bulkhead condition report is required. The
report is required to be prepared by in accordance with Newport Beach Municipal
Code Section 21.30.015(E)(3). In addition to the other requirements the report must
include an analysis of whether the existing bulkhead is required to protect the existing
principal structure. Referencing the bulkhead in the Coastal Hazards Report is not
sufficient. Describe the existing bulkhead, retaining wall, and pool protection fencing.
Please be aware, a Waiver of Future Protection will likely 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.
As mentioned above, your project plans have been routed to the Public Works department
for review. Their response is pending and a correction sheet will be emailed to you upon
completion. The WQMP for your project has been routed for a PRR and any comments will
be emailed to you upon completion of the review.
Upon verification of completion, the application will be processed and scheduled for a
Zoning Administrator Hearing. Should you have any questions regarding submittal
requirements, please contact Joselyn Perez, Assistant Planner at (949) 644-3312 or
jperez@newportbeach.gov..
By:
Attachments: Planning Division Correction Sheet
Building Division PRR Response Sheet
PROVIDE MORE DETAIL ON EXISTING FENCING AT BULKHEAD (I.E. AN ELEVATION VIEW)
ENSURE BULKHEAD IS COMPLYING WITH MD2003-074 (PA2003-167)