HomeMy WebLinkAboutPA2022-0237_20221019_Project DescriptionPACIFIC COAST
ARCHITECTS
19 October 2022
To: City of Newport Beach
Planning Department
From: Pacific Coast Architects
Phil Edmondson
Re : 2252 Mesa Drive
Subject: Project Description, Findings and Conversion Statement
Dear Planning Department,
Thank you for reviewing our submittal.
The property at 2252 Mesa Dr. is unique in that it is a beautiful back bay
property that the owners are proposing to remodel into a more pristine property.
The new owner is in the process of converting this property back to a more
natural setting and the existing detached office building with an attached guest
unit is in the location of many potential outdoor uses and as a result wants to
demolish it to give space for the proper site planning to accommodate open
space and lawn areas.
There is an existing two-story home with a lower level that we are proposing to
separate from the main home (close the interior stairs) and convert into an
attached ADU unit to off-set the proposed demolition of the existing office/guest
unit.
The Office/Guest unit has been unused and has been in disrepair for a long
time and with the proposed demolition we propose to restore this portion of the
site back to outdoor open space uses (lawn area) more consistent with the
current zone.
The existing home has two garages for a total of 5 parking stalls in the garages,
one of which will be for the new ADU unit.
We feel that approving this submittal is consistent with Newport Beach's
general development patterns and the prevailing development patterns
surrounding this property.
All proposed improvements are in compliance with City and LCP requirements.
305 □RANGE
AVE . SUITE B
HUNTINGTON
B E A C H,
CA .9264B
(9491 675 -946B
PCA @ PCA-HB .C □M
PA2022-0237
IP Section 21.52.15 (f) (Findings and Decision)
(1) Conforms to all applicable sections of the Local Certified Coastal
program (e.g. development standards, no impact to public views,
natural resources, etc.); and
Our project is in complete conformity with the LCP due to the fact that this is a
single-family home, surrounded by single-family homes in a single-family
neighborhood. We comply with all criteria and are not proposing to alter any
use or density items on-site that will be detrimental to the requirements of the
LCP.
(2) Conforms with the public access and public recreation policies of
Chapter 3 of the Coastal Act if the project is located between the
nearest public road and the sea or shoreline of any body of water
located within the coastal zone,
The public view quality and access in the location of this project will remain as
existing, with no public or private view impacts imposed with this proposed
Office/Guest House demolition and ADU conversion of a portion of the existing
primary residence.
Chapter 21.34: Conversion or Demolition of Affordable Housing:
This CDP request is to replace like for like an (E) ADU unit for a (N) ADU unit.
Per sec, 21 .34.020 Applicability, this code section does not apply to this
request since we are not proposing a conversion or demolition per sec. A
(conversion of 11 or more dwelling units in two or more structures) or sec. B
(conversion or demolition of three or more dwelling units in one structure).
I hope this clarifies our request and that once you consider the above findings
you will agree. Please let me know if there is anything else you may need.
hil E mondson
Principal, Pacific Coast Architects
I
PA2022-0237