HomeMy WebLinkAboutPA2022-148_20220712_Project Description and JustificationBRANDON ARCHITECTS | 151 Kalmus Dr., Suite G-1, Costa Mesa, CA, 92626 | 714. 754. 4040 1
Project Description and Justification
To: City of Newport Beach From: Jeff Van Voorhis, AIA
Attention: Plan Checker C.C.: Colby Gallagher
City of Newport Beach | Community Development Dept. Brandon Architects, Inc.
100 Civic Center Drive 151 Kalmus Drive, Suite G-1
Newport Beach, CA 92663 Costa Mesa, CA 92626
T: (949) 644.3292 T: (714) 754.4040 | Ext. 115
E: lwestmoreland@newportbeachca.gov E: Jeff@brandonarchitects.com
E: Colby@brandonarchitects.com
Project Description and Justification
Plan Check No: TBD
Correction Date: N/A
Memo: 2516/2518 Bayside Drive, Corona Del Mar, CA 92625
Dear City Staff,
Thank you for your time in assisting our office to prepare a Variance Application for the future
development of 2516/2518 Bayside Drive. Please refer to the following points as you determine your own findings
in support of our application.
1&2. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape,
size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity
under an identical zoning classification and Strict compliance with Zoning Code requirements would deprive the subject
property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification:
Due to the steep nature of the lot, a shoring retaining wall system is required along the entire north side of property to
proceed with any development of the property. The existing retaining walls on the subject property are not up code and
need to be replaced. We are proposing extending the retaining walls needed for the building development out past the PL
such that they tie into the existing retaining walls. This is the simplest and most efficient manner to construct these walls
as the entire site can be retained with a single wall running from the Alley to Dahlia avenue without any jogs or turns.
Additionally, we are proposing a 2’ extension of the second floor balcony up to property line at the alley that would rest
upon the structurally required retaining walls.
3. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the
applicant:
Our client desires to build a home that equals the substance and stature of other homes surrounding it. This Variance is
necessary for the preservation and enjoyment of the owner’s property rights as any development is dependent upon a
retaining wall system that spans from the public right of way on Dahlia to the right of way in the adjacent alley. Failure to
construct this wall would substantially limit the owner’s ability to develop on this land in a manner consistent with other
30’ lots in Corona Del Mar.
4. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor endanger,
jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of
persons residing or working in the neighborhood:
Granting of the Variance will not produce a condition that is in conflict with any public convenience or produce any
hazard, safety, or general issue. The shoring system we are proposing will be replacing an existing retaining wall
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condition that serves a similar purpose for the existing home but is currently built in a haphazard manner and not up to
code. Granting the variance that allows the additional 2’ on the alley side balcony similarly does not pose any issue to the
public, reduce any views, or create a hazard. No plans are currently proposed for the alley that would conflict with
construction of the balcony up to the subject property line. The construction of the new retaining walls, along with the
proposed relandscaping of the adjacent public right of way areas, create an overall safer condition and more attractive
portion of Bayside for all the neighbors to enjoy.
5. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the
General Plan, or any applicable specific plan:
No unusual uses are being proposed that would be in conflict with the Zoning code, General Plan, or relevant Specific
plans.
Please do not hesitate to reach out if you have any questions. Thank you for your time.
Best,
Jeff Van Voorhis
Project Architect, AIA
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