Loading...
HomeMy WebLinkAboutPA2023-0070_20230511_NOTICE OF INCOMPLETE FILING\\cnb.lcl\data\Users\PLN\Shared\PA's\PAs - 2023\PA2023-0070\1ST SUBMITTAL\PA2023- 0070 NOTICE OF INCOMPLETE FILING.docx Tmplt. 02/09/11 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov NOTICE OF INCOMPLETE FILING (Via Email) May 11, 2023 Michael Coon Architects 509 Acacia Avenue Corona Del Mar, CA 92625 michaelcoonarchitects@gmail.com Application No. PA2023-0070 • Variance • Coastal Development Permit Address 3033 Bayside Drive Dear Mr. Coon: Please be advised that after reviewing your project plans and narrative, 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 move forward: 1. Project Plans a) Add “top of wall” elevations to all walls. b) No dimensions provided for trash enclosure located within setback areas. Additionally, please justify why trash carts cannot be accommodated within side yard setback common to 323 Jasmine Ave. c) Pursuant to Newport Beach Municipal Code (NBMC) section 20.30.050 (Grade Establishment), please establish an average existing grade using the four corners of a polygon that represents the footprint of the building. Building height should be measured from the average existing grade. d) On the ground level floor plan, add dimensions for the interior clear space of the garage and carport. The minimum required dimensions are listed below: Page 2 e) Provide architectural sections. Include ceiling heights. Suggested cut lines shown on the attached redlined plans. 2. Notice of Public Hearing. Pursuant to NBMC Section 21.62.020(B)(2), applications containing a request for a CDP require mailing labels for both property owners and residential occupants within 300 foot radius of the project site. The provided mailing labels are missing residential occupants. Please contact listing service to prepare mailing labels for occupants within the 300 foot radius. Include updated labels in resubmittal. 3. Construction Erosion Control Plan. Provide a temporary/construction erosion control plan in compliance with Building Division standards and requirements. 4. Water Quality and Hydrology Plan (WQHP). Please provide a conceptual Water Quality and Hydrology Plan (WQHP) in compliance with NBMC Section 21.35.050. The WQHP shall be prepared by a qualified licensed professional and shall include a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Additional plan components that may be required include an alternatives analysis, and a description of the treatment control and/or runoff control BMPs the development will implement to minimize potential post-development water quality and hydrologic impacts. Please reference cited Section for additional information. Page 3 5. Grading and Drainage Plan. Provide a preliminary grading and drainage plan designed to be compliance with NBMC Chapter 15.10 Division standards and requirements. 7) NBMC Section 21.50.080 (Posting Notice). A “Notice of Application of Filing” is available for you to pick up at Bay C and post on site. Please provide staff a photograph of the Notice posted at the site. 8) Project Review Request (PRR) Your project was routed to the relevant City departments for review and comment. PRR comments from the Building Division, Geologist, Fire/Life Safety Division, and Public Works Department are attached. Please review and address each comment, as appropriate. 9) NBMC section 21.52.090 (Relief from Implementation Plan Development Standards) I have researched your request and reviewed it with both my supervisor and the Deputy Community Development Director. While we remain open-minded to your project and its merits, we identified the following design elements as challenging to support: a) 21.52.090 subsection C requires the review authority to consider “Whether or not there are feasible alternatives that would provide greater consistency with the certified Local Coastal Program and/or that are more protective of coastal resources” - Current application includes a request to exceed the 24-foot height limit, to a maximum height of 29-feet. - Please prepare a comparison of the current design with the 2:12 roof pitch to a design that uses a compliant 3:12 pitch. Include ceiling heights. b) The application includes a request to exceed the floor area limit of the lot. The proposed floor area results in a floor-area-to-land ratio (FAR) of 1.3. This FAR is, on average, 0.4 greater than the surrounding properties and could be considered the granting of a special privilege inconsistent with the limitation on other properties in the vicinity and in the same zoning district. Please consider the compatibility and parity with the surrounding development in conjunction with the smaller lot size. See the attached FAR exhibit and consider revising the design accordingly to reduce the FAR or provide additional justification. c) The application includes several setback encroachments along the highly visible Bayside Drive frontage. The proposed design results in a 3-story structure right at the property line, as the lot tapers toward the rear. Please provide justification for the encroachments into the side setback area and the necessity for development to be taken to the property line. Page 4 Project narrative speaks to the Bayside Drive building elevation being designed to provide “a pleasant, interesting design in the modern vernacular, with varying roof heights and voids in the massing, and with materiality so as to be architecturally pleasant and in keeping with other architectural context and vernacular in the vicinity”. Please speak to what relief is proposed in these encroachment areas. d) Please include justification for why stairs are necessary to be constructed within the setback areas from the alley and if there are no design alternatives. 10) View Simulations Please include a view simulation of the proposed residence taken from the Bayside Drive right of way. I look forward to seeing your resubmittal and continuing to collaborate with you on this request. Please note, upon verification of completion, the application will be processed and scheduled for a Planning Commission Hearing. Should you have any questions regarding submittal requirements, please contact me at 949-644-3312, jperez@newportbeachca.gov. Sincerely, Attachments: Redlined Plans – Planning Division FAR Comparison Exhibit PRR Comments – Building Division PRR Comments – Grading PRR Comments – Fire/Life Safety PRR Comments – Public Works c: Roya Hosseinzadeh 2500 Lighthouse Lane dentalroya@gmail.com Hosseinzadeh Residence (PA2023-0070) FAR COMPARISON OF NEARBY TRIANGULAR SHAPED LOTS Address Lot Size Percentage of lot in buildable area Buildable Area Floor Area Limit Potential FAR Actual FAR Discretionary Application? Year Built 319 Heliotrope Ave 3,737 .6 2,242 3,363 .9 .66 Per APN report Y – VA0197 but not for current residence 1973 322 Heliotrope Ave 2,483 .6 1,490 2,234 .9 .93 Per pc no. 0416- 2003 Y – VA0505 but not for current residence Y – MD2002- 044 For setback encroachments 2005 323 Iris Ave 4,222 .63 2,660 3,989 .94 .57 Per APN report Y – MD1089 Carport parking in open space 1977 322 Iris Ave 4,054 .67 2,716 4,074 1 .7 Per APN report N 1970 3101 Bayside Drive 5,232 .66 3,453 5,180 .99 .22 N 1948 Typical CDM lot (30’ by 118’) 3,540 .63 2,232 3,348 .95 __ __ __ Subject Property Lot Size Percentage of lot in buildable area Buildable Area Floor Area Limit Potential FAR Existing FAR Requested FAR 3033 Bayside Drive 2,591 .54 1,399 2,099 .81 .79 1.3 Tmplt: 10/10/12 P ROJECT R EVIEW R EQUEST C OMMUNITY D EVELOPMENT D EPARTMENT Planning Division Please Distribute to: Building – WQMP & Grading – Public Works – Fire/Life Safety – Date: April; 19, 2023 Please return PRR and Plans to Staff Planner Joselyn Perez, Associate Planner 949-644-3312, jperez@newportbeachca.gov Applicant & Contact: Michael Coon, AIA michaelcoonarchitects@gmail.com 949-375-1736 Project Name Hosseinzadeh Residence Address: 3033 Bayside Drive (PA2023-0070) Variance, Coastal Development Permit Request for a variance and coastal development permit to exceed floor area limit, height limit, and to encroach into required setbacks to construct an approximately 1,083 sq. ft. addition to a single unit dwelling and convert the dwelling into a 3-story, two-unit, dwelling. REPORT REQUESTED BY: May 3, 2023 Planning Commission HEARING DATE: TBD Check all that apply:  No comments on the project as presented. Notes: 1. Building must comply with current edition of 2022 California Building Code, 2022 California Residential Code, 2022 California Energy Code, 2022 CalGreen Code, and Chapter 15 of NBMC. 2. Automatic fire sprinklers will be required for the following condition: New construction or addition/reconstruction which exceeds 2,000 sf. and 50% of the area of the existing structure will require installation of a fire sprinkler system throughout the structure. NBMC 15.04.120 Where the valuation of the permit for the remodel or renovation is equal to or exceeds 50% of the market value of such building the entire building shall comply with the code provisions for new construction. Exception: Permits having a valuation less than $320,700.00. NBMC 15.02.060 Sprinkler drawings and hydraulic calculations to be submitted to plan check and approved prior to issuing a building permit, or, list under ‘Deferred Submittals” on cover sheet. Provide a note on the drawing stating: “Obtain fire sprinkler permit prior to calling for roof sheathing inspection.”  Application of Standard Code requirements are not expected to alter the project design. X Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project.  I contacted the applicant on  To schedule an appt. for Code review  To discuss the following (see notes) Tmplt: 10/10/12 Duplex shall have independent fire risers from each separate water meter. 3. A Sound Transmission Class (STC) rating of not less than 50 based on laboratory testing (45 if field tested) is required for the sound rated partition between dwelling units. 4. A Sound Transmission Class (STC) rating and Impact Insulation Class (IIC) rating of not less than 50 based on laboratory testing (45 if field tested) is required for the floor-ceiling between dwelling units. 5. Floors and walls separating dwelling units in the same building shall not be of less than 1-hour fire-resistive rated construction. R302.3 6. Where floor assemblies are required to be fire-resistance rated, the supporting construction of such walls shall have equal or greater fire-resistive-rating. R302.3.1 7. If the valuation of the permit for the remodel or renovation of a building is equal to or exceeds 50 percent of the market value of such building, then the entire building shall comply with the Code provisions for new construction. 8. For habitable levels or basements located more than one story above or more than one story below an egress door: The maximum travel distance from any occupied point to a stairway or ramp that provides egress from such habitable level or basement shall not exceed 50’ 9. Provide geotechnical report pursuant to City Policy, CBC 1803.5, for all new construction, additions, structures with special conditions, pools, shoring, retaining walls or structures on or near a slope. See link: http://www.newportbeachca.gov/home/showdocument?id=18172 Kenneth Huang 3285 5/03/2023 Signature Ext. Date Please indicate the approximate time spent on reviewing this project: 1 Tmplt: 10/10/12 P ROJECT R EVIEW R EQUEST C OMMUNITY D EVELOPMENT D EPARTMENT Planning Division Please Distribute to: WQMP & Grading –Sergio G. Date: April; 19, 2023 Please return PRR and Plans to Staff Planner Joselyn Perez, Associate Planner 949-644-3312, jperez@newportbeachca.gov Applicant & Contact: Michael Coon, AIA michaelcoonarchitects@gmail.com 949-375-1736 Project Name Hosseinzadeh Residence Address: 3033 Bayside Drive (PA2023-0070) Variance, Coastal Development Permit Request for a variance and coastal development permit to exceed floor area limit, height limit, and to encroach into required setbacks to construct an approximately 1,083 sq. ft. addition to a single unit dwelling and convert the dwelling into a 3-story, two-unit, dwelling. REPORT REQUESTED BY: May 3, 2023 Planning Commission HEARING DATE: TBD Check all that apply:  No comments on the project as presented. Notes: Preliminary Conceptual WQMP required. Sergio Gutierrez 3213 4/19/2023 Signature Ext. Date  Application of Standard Code requirements are not expected to alter the project design. X Recommended conditions of approval are attached.  Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project.  I contacted the applicant on  To schedule an appt. for Code review  To discuss the following (see notes) Please indicate the approximate time spent on reviewing this project: Tmplt: 10/10/12 P ROJECT R EVIEW R EQUEST C OMMUNITY D EVELOPMENT D EPARTMENT Planning Division Please Distribute to: Building – WQMP & Grading – Public Works – Fire/Life Safety – Date: April; 19, 2023 Please return PRR and Plans to Staff Planner Joselyn Perez, Associate Planner 949-644-3312, jperez@newportbeachca.gov Applicant & Contact: Michael Coon, AIA michaelcoonarchitects@gmail.com 949-375-1736 Project Name Hosseinzadeh Residence Address: 3033 Bayside Drive (PA2023-0070) Variance, Coastal Development Permit Request for a variance and coastal development permit to exceed floor area limit, height limit, and to encroach into required setbacks to construct an approximately 1,083 sq. ft. addition to a single unit dwelling and convert the dwelling into a 3-story, two-unit, dwelling. REPORT REQUESTED BY: May 3, 2023 Planning Commission HEARING DATE: TBD Check all that apply:  No comments on the project as presented. Notes:Corrections See markups on plans. David Keely 3349 5/2/23 Signature Ext. Date  Application of Standard Code requirements are not expected to alter the project design.  Recommended conditions of approval are attached.  Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project.  I contacted the applicant on  To schedule an appt. for Code review  To discuss the following (see notes) Please indicate the approximate time spent on reviewing this project: Tmplt: 10/10/12 P ROJECT R EVIEW R EQUEST C OMMUNITY D EVELOPMENT D EPARTMENT Planning Division Please Distribute to: Building – WQMP & Grading – Public Works – Fire/Life Safety – Date: April; 19, 2023 Please return PRR and Plans to Staff Planner Joselyn Perez, Associate Planner 949-644-3312, jperez@newportbeachca.gov Applicant & Contact: Michael Coon, AIA michaelcoonarchitects@gmail.com 949-375-1736 Project Name Hosseinzadeh Residence Address: 3033 Bayside Drive (PA2023-0070) Variance, Coastal Development Permit Request for a variance and coastal development permit to exceed floor area limit, height limit, and to encroach into required setbacks to construct an approximately 1,083 sq. ft. addition to a single unit dwelling and convert the dwelling into a 3-story, two-unit, dwelling. REPORT REQUESTED BY: May 3, 2023 Planning Commission HEARING DATE: TBD Check all that apply:  No comments on the project as presented. Notes: 1. Automatic fire sprinklers will be required for the following condition: New construction or addition/reconstruction which exceeds 2,000 sf. and 50% of the area of the existing structure will require installation of a fire sprinkler system throughout the structure. NBMC 15.04.120 Where the valuation of the permit for the remodel or renovation is equal to or exceeds 50% of the market value of such building the entire building shall comply with the code provisions for new construction. Exception: Permits having a valuation less than $320,700.00. NBMC 15.02.060 Sprinkler drawings and hydraulic calculations to be submitted to plan check and approved prior to issuing a building permit, or, list under ‘Deferred Submittals” on cover sheet. Provide a note on the drawing stating: “Obtain fire sprinkler permit prior to calling for roof sheathing inspection.” Duplex shall have independent fire risers from each separate water meter.  Application of Standard Code requirements are not expected to alter the project design.  Recommended conditions of approval are attached.  Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project.  I contacted the applicant on  To schedule an appt. for Code review  To discuss the following (see notes) Tmplt: 10/10/12 James Gillespie 3354 5/4/23 Signature Ext. Date Please indicate the approximate time spent on reviewing this project: