HomeMy WebLinkAboutPA2023-0064_20230420_NOTICE OF INCOMPLETE FILINGCOMMUNITY 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
(Via Email)
April 20, 2023
Daniel Martinez, Architect
1445 Glenneyre Street, Suite B
Laguna Beach, CA 92651
daniel@dmadesigns.com
Application No. PA2023-0064
•Variance
•Coastal Development Permit
Address 2607 Ocean Boulevard
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.Plans
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.
2.Project Description and Justification.
a)To help describe the project, please provide a visual comparison of the current
proposal versus previously approved plans (i.e., overlay on the elevation view).
See the attached staff report for the plans that were approved by the Planning
Commission on December 7, 2017.
b)Attached, for your reference, is the staff report prepared by California Coastal
Commission staff, related to the previous Variance application at the project site. The
April 20, 2023
(PA2023-0067)
Page 2
Tmplt. 10/23/2018
report provides a robust overview of the Local Coastal Program and Coastal Land
Use Plan policies that the project will need to be found consistent with.
3. NBMC Section 21.30.030 (Natural Landform and Shoreline Protection).
In addition to the standards in Section 21.30.075 (Landscaping), please provide a
planting and irrigation plan that demonstrates compliance with subsection (C)(2) of
21.30.030.
4. NBMC Section 21.30.100 (Scenic and Visual Quality Protection).
Project requires a Visual Impact Analysis be prepared.
Please create view simulations from the public right of way of Ocean Boulevard and
from the public right of way of China Cove Ramp.
See attachment for suggested points.
5. 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.
6. Water Quality and Hydrology Plan (WQHP).
Please provide a Water Quality and Hydrology Plan (WQHP) in compliance with
NBMC Section 21.35.050. The WQHP shall be required for developments of water
quality concern, which are specified categories of development that have a greater
potential for adverse water quality and hydrologic impacts due to the development
size, type of land use, and/or proximity to coastal waters. 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.
7. Project Review Request (PRR)
Your project has been 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.
April 20, 2023
(PA2023-0067)
Page 3
Tmplt. 10/23/2018
8. Parks, Beaches, and Recreation Commission (PB&R)
As identified by Public Works, the project will require review and approval from the
PB&R Commission.
9. Structural Integrity of Retaining Wall Along Way Lane
The CMU wall at the bottom of the slope (along Way Lane) is shown on the plans as
existing to remain. Please have an engineer inspect the wall and prepare a report on
the safety and stability of the wall.
10. Miscellaneous
Staff would like to meet with the architect team to discuss comments prior to
resubmittal.
Please reach out to staff to set up a meeting.
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 Joselyn
Perez, Associate Planner, at 949-644-3312, jperez@newportbeachca.gov.
By:
Joselyn Perez, Associate Planner
Attachments: Planning Correction Sheet
Plan Markups
Staff Report for Ginsberg Residence (PA2016-170)
California Coastal Commission Staff Report for W11a
California Coastal Commission Staff Report for A-5-NPB-18-0006
NBMC Section 21.30.030 Natural Landform and Shoreline Protection.
Visual Impact Analysis – View simulation suggestions
5% Slope Building Envelope Exhibits
PRR Comments – Building Division
PRR Comments – Grading
PRR Comments – Fire/Life Safety
PRR Comments – Public Works
City of Newport Beach
Community Development Department
100 Civic Center Drive / P.O. Box 1768
Newport Beach, CA 92658
Phone: (949) 644-3200
www.newportbeachca.gov
PLANNING DIVISION
PLAN CHECK
CORRECTIONS
F:\Users\CDD\Shared\Admin\Planning_Division\Current_Templates Revised 09-11-18 – CDD
Plan Checker Joselyn Perez
Phone No: 949.644.3312
Email Address: jperez@newportbeachca.gov:
PLAN CHECK NO. PA2023-0064 ADDRESS: 2067 Ocean Boulevard
CORRECTION DATE: April 20, 2023
CORRECTIONS:
1) Height Analysis
i) Points Used
Provided grade plane on sheet AR1.0 uses points from grade plane in PA2016-170.
Current project however contains a new topographic survey and the elevations in
the new survey don’t match the elevations in the survey done for PA2016-170.
If using the new survey prepared by Robert J Russell, please update your grade
plane to use the points from your survey.
ii) Measuring Height
Throughout the plans, lines to demonstrate height limit are provided but they appear
to be projecting from a pre-construction/original topography rather than projecting
from the interpolated grade plane.
Please see the attached exhibits on measurement of height and revise your lines
accordingly.
Your height limit lines on architectural sheets should be 24/29 feet above the
interpolated grade below. Grading plan can use NG contours.
2) Setback Exhibit
While setback encroachments are shown on AR1.0/Height Analysis, for clarity, please
provide a standalone sheet showing the proposed setback encroachments.
3) Appearance of a 3rd Floor (see sheet A6.0)
Wall along southern edge of living room on the upper level is in line with the wall of the middle
level and lower level. There is no relief or break in the massing. This design creates a
continuous, three-story, wall plane, as seen from Way Lane.
Is there the potential to provide relief in the circled area? i.e., carve out a balcony or recess
part of the wall.
Breaking up the massing could help prevent the appearance of third floor and therefore the
application of development standards found in NBMC section 20.48.180, related to third
floors.
4)Exterior Wall Removal
Please add to plan set an exhibit showing:
i)the total lineal footage of exterior walls and,
ii)the amount of exterior wall that is to be removed and replaced.
5)Mechanical Rooms and Exclusion from Gross Floor Area (GFA)
For a mechanical room to be excluded from GFA, the mech room must either be inaccessible
(i.e., no swinging door, instead a 3-foot by 3-foot access hatch) or measure less than 6 feet
from floor to ceiling, without the use of drop ceilings.
Please provide section views through the excluded areas.
6)Interior Clear Space for Garage
Please add the interior clear dimension to garage no. 1 to demonstrate compliant parking.
Less than 4,000 sq. ft. of livable, 2 spaces required.
7)Open Volume Calculation
Please add provided open volume to the project data and add to area calculation
exhibit where the open volume occurs.
NBMC requires open volume be provided outside of the required setbacks.
Variance application will need to include open volume if required open volume is
being provided within required setbacks.
8)Elevator
What is the overall size of the elevator?
Elevators that are 30 square feet in size or less may extend to the 29-foot height limit.
9)Sheet AR1.1
For clarity, please shade the over height elements in a striking color.
Staff suggests yellow.
10) Structure Beyond the Property Line
Please pull back all elements of building that extend beyond the PL (i.e., eaves).
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Due to Bulk
Please use the following links to access the attachments:
Staff Report for Ginsberg Residence (PA2016-170)
https://ecms.newportbeachca.gov/WEB/Browse.aspx?id=1241682&dbid=0&repo=CNB
California Coastal Commission Staff Report for W11a-3-2018/A-5-NPB-18-0006
https://documents.coastal.ca.gov/reports/2018/3/w11a/w11a-3-2018-report.pdf
California Coastal Commission Staff Report for Th15b/A-5-NPB-18-0006
https://documents.coastal.ca.gov/reports/2019/12/Th15b/Th15b-12-2019-report.pdf
4/20/23, 11:32 AM Chapter 21.30 PROPERTY DEVELOPMENT STANDARDS
https://www.codepublishing.com/CA/NewportBeach/#!/NewportBeach21/NewportBeach2130.html#21.30.015 1/6
21.30.030 Natural Landform and Shoreline Protection.
A. Purpose. This section provides regulations for the protection of natural landforms and shoreline
features. The intent is to ensure that development is sited and designed to minimize hazards to life
and property; to ensure the structural integrity of bluffs and canyons; to neither create nor contribute to
erosion or adverse impacts on shoreline sand supply and the shoreline; to maintain a system of
harbor bulkheads that are essential to the continued operation of Newport Harbor and to protect public
access, public views, and scenic qualities of the coastal zone; and to implement policies of the
Coastal Land Use Plan.
B. Applicability. This section applies to coastal development permit applications for development
applications on lots that abut or include bluffs, canyons, beaches, or the shoreline.
C. Development Standards. Development proposed on coastal bluffs or within coastal canyons or
within shoreline areas identified in Section IV of Appendix A of this Implementation Plan are subject to
the following standards:
1. Bluff and Canyon Setbacks.
a. B Overlay and C Overlay Districts. As provided in Section 21.28.040 (Bluff (B) Overlay
District) and Section 21.28.050 (Canyon (C) Overlay District).
b. Planned Communities. Planned communities established before the January 27, 2006,
certification date of the Coastal Land Use Plan (i.e., Bayside Residential, Bayview Landing,
Newport Coast, Newport Ridge, Newporter North (Harbor Cove), Park Newport, and Upper
Castaways) shall maintain the setbacks established by the approved site plan.
c. Bluff or canyon development setbacks shall be increased if found to be necessary to
ensure safety and the stability of the development by a coastal hazard and/or geologic
stability report required by Section 21.30.015(E).
d. Other Coastal Zoning Districts. As required by the development standards for that
coastal zoning district.
2. Landscaping and Irrigation. In addition to the standards in Section 21.30.075 (Landscaping),
the following standards shall apply:
a. Plant material shall provide a transition area between developed areas and natural
habitats and shall be drought-tolerant and either native or noninvasive to minimize the need
for irrigation beyond initial plant establishment.
4/20/23, 11:32 AM Chapter 21.30 PROPERTY DEVELOPMENT STANDARDS
https://www.codepublishing.com/CA/NewportBeach/#!/NewportBeach21/NewportBeach2130.html#21.30.015 2/6
b. The selection and siting of landscaping materials shall minimize impacts to public views
at maturity.
c. Permanent irrigation shall not be allowed on or near a bluff or canyon protected by
dedication to the Upper Newport Bay Nature Preserve or dedicated as open space as part of
a planned residential development. Temporary irrigation (e.g., above ground sprayers,
microsprayers, drip irrigation, etc.) may be allowed on a case-by-case basis as necessary to
establish native or naturalized plant materials. Temporary irrigation shall be removed upon
establishment of the plant materials.
d. Irrigation systems shall be designed to minimize coastal bluff and canyon erosion.
Water-efficient systems (e.g., drip, mini-spray, bubbler-type, or similar drip systems) shall be
used on bluff and canyon faces and within fifty (50) feet of a bluff edge or canyon edge. Low-
flow sprinkler heads with matched precipitation rates shall be used when spray or rotor-type
heads are specified for watering shrubs and groundcover areas.
3. Protective Structures. The following standards shall apply to the construction of protective
structures:
a. Limits on Use. The construction of protective structures shall be prohibited, except to
protect coastal-dependent uses, or public beaches in danger from erosion and when
designed to eliminate or mitigate adverse impacts on local shoreline sand supply, and
existing structures that are:
i. Not subject to recorded waivers of future protection.
ii. Threatened by natural hazards, provided that the protective structures are limited to
the minimum required to protect the existing structure and located on private land, not
State tidelands. For purposes of this subsection, “existing structure” shall consist only of
a principal structure (e.g., residential dwelling, required garage, second residential unit,
etc.) and shall not include accessory structures (e.g., cabanas, decks, landscaping,
patios, pools, stairs, tennis courts, etc.).
b. Enlargement and Expansion of Land Areas. The construction of protective structures
shall be prohibited for the purpose of enlarging or expanding areas for new development or
for new development. However, this shall not preclude the expansion or encroachment into
coastal waters to the minimum extent necessary to repair, maintain, or replace an existing
protective device that is in general alignment with any adjacent protective device(s). Under
no circumstances shall the backfill be used to create new usable land areas.
Feet
Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents disclaim any and all responsibility from or relating to any results obtained in its use.
Disclaimer:
4/20/2023
0 8040
5% Slope Guide
NBMC 20.30.050.B(3): More than Five Percent Slope:
a. On lots where the slope of the four-sided polygon is greater than five percent, the
established grade from which structure height is measured shall be a plane
established by determining the elevation of the lot at five evenly spaced points along
each of the two side property lines and connecting each of the points along a side
property line with the corresponding point on the opposite side property line.
b. The five evenly spaced points along each side property line shall be located so that
one point is located at the intersection of the front setback line with the side property
line and another point is located at the intersection of the rear setback line with the
side property line. The other three points along the side property line shall be located
so that all five points are equidistant from each other (see Figure 3-3).
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Tmplt: 10/10/12
P ROJECT R EVIEW R EQUES T
C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T
Planning Division
Please Distribute to:
Public Works – D. Keely
Building Division –
WQMP & Grading – S. Gutierrez
Fire/Life Safety – J. Gillespie
Date: March 23, 2023
Please return PRR and Plans to Staff Planner
Joselyn Perez, Associate Planner
949-644-3312, jperez@newportbeachca.gov
Applicant:
Daniel Martinez Architect Contact: Daniel Martinez
949.494.7272
daniel@dmadesigns.com
Project Name Bollenbacker Residence
Address: 2607 Ocean Boulevard
(PA2023-0064) Variance, Coastal Development Permit
Remodel and addition to an existing single-family dwelling unit resulting in a 3,302 square foot, 4-story,
single family dwelling unit with 808 square feet of attached garage parking.
REPORT REQUESTED BY: April 6, 2023
Planning Commission HEARING DATE: TBD
Check all that apply:
❑ No comments on the project
as presented.
Notes:
1. Compliance with requirements for emergency escape and
rescue openings (EEROs) will be required for all bedrooms
and sleeping rooms (CRC R310) in added and altered building
areas. A submittal of a Request for Alternate Material or
Method of Construction will be required for the EERO serving
Bedroom 4 because the 3rd floor projects over the egress path
from the opening.
2. Verify that the 1,730sf of proposed new or replaced
impervious area documented on the precise grading plan
includes the areas where new roof and deck framing will be
constructed. If the total area of new or replaced impervious
surface materials is at least 5,000sf a Water Quality
Management Plan will be required (or at least 2,500sf if the
site runoff discharges directly into Newport Bay).
3. Though cut stability analyses have been provided by the
geotechnical engineer, shoring will be required for the
proposed cuts shown in Sections A-A on sheet A7.0 and D-D
on sheets A7.1 and A7.2.
4. Cut stability analyses will be required for the proposed new
retaining walls inside the NE property line. These will need to
X 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
be submitted for review by the Building Division Engineering
Geologist.
5. Where new building footings will be constructed adjacent to
existing retaining walls as shown in west elevation on sheet
A6.1, new footings shall be founded at least as deep as the
existing retaining wall footings, or analyses of the existing
retaining walls for the new footing surcharge loads will be
required.
6. If there is not access to an exterior exit stairway from the
upper level, and the maximum travel distance from any
occupied point on the upper level to the interior stairway
providing egress to the middle level exceeds 50’, a second
means of egress from the upper level will be required (CRC
R311.4).
7. If the ratio of construction cost to market value for the
existing dwelling equals or exceeds 50%, the entire
building shall comply with the code provisions for new
construction (NBMC 15.02.060). Fire sprinklers are
proposed for this project, so the remaining element that
will need to be updated to comply with the current code
is the capillary break beneath the existing concrete slabs
on grade according to 2022 California Green Building
Standards Code Section 4.505.2.1.
Eric Skarin 3270 04/06/23
Signature Ext. Date
Please indicate the approximate time spent on reviewing this project: 2hrs
Tmplt: 10/10/12
P ROJECT R EVIEW R EQUEST C OMMUNITY D EVELOPMENT D EPARTMENT Planning Division Please Distribute to: WQMP & Grading – S. Gutierrez
Date: March 23, 2023
Please return PRR and Plans to Staff Planner
Joselyn Perez, Associate Planner 949-644-3312, jperez@newportbeachca.gov Applicant: Daniel Martinez Architect Contact: Daniel Martinez 949.494.7272 daniel@dmadesigns.com
Project Name Bollenbacker Residence
Address: 2607 Ocean Boulevard
(PA2023-0064) Variance, Coastal Development Permit
Remodel and addition to an existing single-family dwelling unit resulting in a 3,302 square foot, 4-story,
single family dwelling unit with 808 square feet of attached garage parking.
REPORT REQUESTED BY: April 6, 2023
Planning Commission HEARING DATE: TBD
Check all that apply:
No comments on the project as presented.
Notes:
Once a Final Geotechnical Report has been generated with
out of slope bedding surcharge lateral earth pressures values the
conventional footing retaining structure may not meet code and a
deep foundation system may need to be designed to accommodate
foundation setback, out of slope bedding and seismic earth
pressures acting on the proposed retaining wall will need to be
analyze. The Geotechnical Engineer must also utilize the condition
for projecting 1:1 plane from the toe of slope to determine the H/3
foundation setback.
Sergio Gutierrez 3213 3/28/2023
Signature Ext. Date
Application of Standard Code requirements are not expected to alter the project design.
Recommended conditions of
approval are attached. 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)
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: Public Works – D. Keely
Building Division – WQMP & Grading – S. Gutierrez Fire/Life Safety – J. Gillespie
Date: March 23, 2023
Please return PRR and Plans to Staff Planner
Joselyn Perez, Associate Planner 949-644-3312, jperez@newportbeachca.gov
Applicant: Daniel Martinez Architect Contact: Daniel Martinez 949.494.7272 daniel@dmadesigns.com
Project Name Bollenbacker Residence
Address: 2607 Ocean Boulevard
(PA2023-0064) Variance, Coastal Development Permit
Remodel and addition to an existing single-family dwelling unit resulting in a 3,302 square foot, 4-story,
single family dwelling unit with 808 square feet of attached garage parking.
REPORT REQUESTED BY: April 6, 2023
Planning Commission HEARING DATE: TBD Check all that apply:
No comments on the project as presented.
Notes:
An NFPA 13D fire sprinkler system is required for this development.
James Gillespie 3354 4/10/23
Signature Ext. Date
X 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 O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T
Planning Division
Please Distribute to:
Public Works – D. Keely
Building Division –
WQMP & Grading – S. Gutierrez
Fire/Life Safety – J. Gillespie
Date: March 23, 2023
Please return PRR and Plans to Staff Planner
Joselyn Perez, Associate Planner
949-644-3312, jperez@newportbeachca.gov
Applicant:
Daniel Martinez Architect Contact: Daniel Martinez
949.494.7272
daniel@dmadesigns.com
Project Name Bollenbacker Residence
Address: 2607 Ocean Boulevard
(PA2023-0064) Variance, Coastal Development Permit
Remodel and addition to an existing single-family dwelling unit resulting in a 3,302 square foot, 4-story,
single family dwelling unit with 808 square feet of attached garage parking.
REPORT REQUESTED BY: April 6, 2023
Planning Commission HEARING DATE: TBD
Check all that apply:
No comments on the project
as presented.
Notes:
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:
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1
'
N49°24'46"W
1
1
0
.
7
1
'
D
A
H
L
I
A
A
V
E
N
U
E
ROOF
DECK
54.85
F.S
EXISTING
NATURAL
GRADE TO
REMAIN
EXISTING BLDG ENV
PROPOSED BLDG ENV
EXISTING BLDG ENV
PROPOSED BLDG ENV
VIEWING DECK
(E)
56.0 F.S.
SKY
SK
Y
PATIO
(N)
54.5 F.S.
62.0 TOW
59.2 N.G.
58.2 TOW
55.2 N.G.
SPA
57.6 TOW
54.6 N.G.
CONC
54.25
F.S.
54.0 TC
53.5 F.G.
53.5 TC
53.0 F.G.PLNT
52.25 F.G.
PLANTER
PLANTER
PLANTER
FLAT
ROOF
58.34
FLAT
ROOF
63.75
3:12
SLOPE 3:
1
2
SL
O
P
E
FLAT
ROOF
56.0
FL
A
T
R
O
O
F
62.8 TOR
TRELLIS
3:
1
2
SL
O
P
E
TRASH
(E)
EXISTING CMU
WALL TO REMAIN
NEW CONC DRIVE
TO SINGLE CAR
GARAGE
39.62 TOW
39.1 F.G.
31.2 TOW
25.2 F.G. (E)
NEW CONC DRIVE
TO (E) 2 CAR
GARAGE
PROPOSED
ADDITION BLW
(SHADED)
MIDDLE LVL
DECK O'HG (N)
EXISTING BLDG
FOOTPRINT
PROJECTED CONTOUR
(PRE 1947 BLDG
PERMIT)
74.22 FL
74.85 TC
NAVD 88
75.48 FL
76.14 TC
NAVD 88
73.15 FL
73.81 TC
NAVD 88
67.15 FL
67.80 TC
NAVD 88
59.8 E.G.
35.12 TOW
27.13 F.S.
EXISTING DECK & CATWALK
TO BE REMOVED, (DASHED)
EXISTING DECK & CATWALK
TO BE REMOVED, (DASHED)
EXISTING (3) STORY
RESIDENCE
(HATCHED)
A1.0
SI
T
E
P
L
A
N
&
P
R
O
J
E
C
T
D
E
S
C
R
I
P
T
I
O
N
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
26
0
7
O
C
E
A
N
B
V
L
D
,
C
O
R
O
N
A
D
E
L
M
A
R
,
C
A
L
I
F
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
UPPER LEVEL FLOOR PLAN
OWNER
PROJECT ADDRESS
MIKE BOLLENBACKER
OCEAN BLVD LLC
8141 2ND STREET
DOWNEY, CALIFORNIA 90241
818.631.0389
2607 OCEAN BLVD
CORONA DEL MAR, CA 92625
LEGAL DESCRIPTION
A PORTION OF BLOCK 0-32 OF CORONA DEL MAR TRACT, MM 3/41-42 AS SHOWN ON RECORD OF
SURVEY 2009-1150, RSB 238 / 24, COUNTY OF ORANGE, CALIFORNIA
AP# 052-041-05
PROJECT DESCRIPTION - SCOPE OF WORK
1.RENOVATE EXISTING 3 STORY RESIDENCE
1.1.COMPLETE REMODEL OF ALL LEVELS
1.2.MODIFY EXISTING GARAGE TO PROVIDE COMPLIANT CLEAR PARKING FOR (2) CARS AT ALLEY
LEVEL.
1.3.RELOCATE HOUSE ENTRY FROM UPPER LEVEL 3RD FLOOR TO LOWER 1ST FLOOR ALLEY BELOW.
1.4.ADD ADDITIONAL (1) CAR GARAGE AT ALLEY LEVEL.
1.5.REMOVE EXISTING ENTRY LEVEL DECK AT UPPER FLOOR.
2.ADD BEDROOM SUITE AT UPPER LEVEL 3RD FLOOR.
3.CONSTRUCT ROOF DECK AND LANDSCAPE / HARDSCAPE IMPROVEMENTS AT REAR YARD NATURAL
GRADE.
LOCATION EXISTING PROPOSED TOTAL
1ST LEVEL (ALLEY) 282 SQFT 23 SQFT 305 SQFT
2ND LEVEL (MIDDLE) 880 SQFT 337 SQFT 1217 SQFT
3RD LEVEL (UPPER) 1098 SQFT 682 SQFT 1780 SQFT
TOTALS (HABITABLE) 2260 SQFT 1042 SQFT 3302 SQFT
GARAGE: 384 SQFT 424 SQFT 808 SQFT
DECK (MIDDLE)- 102 SQFT 102 SQFT
DECK (UPPER) 553 SQFT -553 SQFT 0 SQFT
DECK (ROOF)- 553 SQFT 553 SQFT
TOTAL DECKS: -553 SQFT 553 SQFT 665 SQFT
TOTAL HABITABLE:3302 SQFT
TOTAL GARAGE: 808 SQFT
FAR TOTAL 4110 SQFT
BUILDABLE AREA WITHIN ZONING SETBACKS: 1910 SQFT
FLOOR AREA RATIO:1910 X 1.5 = 2865 SQFT MAXIMUM
BUILDABLE AREA RELATIVE TO PROPOSED SETBACKS: 3029 SQFT
-FRONT = 8'-0"
-REAR = 0'-0" (EXISTING LEGAL NON-CONFORMING)
-SIDE (PROJECT EAST) = 3'-1" (EXISTING LEGAL NON-CONFORMING)
SIDE (PROJECT WEST) = 7'-7" (AVG LOT WITH 106.25' X 10% = 10'-8") 10'-8" TL S.B. - 3'-1" (EAST
S.B.) = 7'-7"
PROPOSED FLOOR AREA RATIO:3029 X 1.5 = 4543.5 SQFT MAXIMUM
F.A.R.
SITE AREA: 4257 SQFT
FLOOR AREA RATIO: 4110 / 4257 = .96
LOT COVERAGE
BUILDING FOOTPRINT AT EAVE & DECK PROJECTIONS: 1965 SQFT
COVERAGE: FOOTPRINT1965 SQFT / SITE 4257 SQFT = 46%
PROJECT SQUARE FOOTAGE
PROJECT CONSULTANTS
ZONE:R-1
OCCUPANCY:R-3 / U
TYPE OF CONSTRUCTION:V-B, SPRINKLERED
APPLICABLE CODES:2021 CRC, 2021 CBC, CMC, CEC, CGBC, CITY OF NEWPORT BEACH ZONING
ORDINANCE (NBMC)
PROJECT DATA
NOTES
SHEET INDEX
58.40
N.G.
27.15
N.G.
33.25
N.G.
54.32
N.G.
36.50
N.G.
59.12
N.G.
33.00
N.G.
45.0
N.G.
54.60
N.G.
29.5N.G.
21.46
F.S.
54.10
N.G.
27.74
F.S.
26.46
F.S.
21.07
F.S.
(+23.82)34.16 N.G.
57.98 SLOPED ROOF
+(13.93)39.75 N.G.
53.68 SLOPED ROOF
(+2.05) 51.63 N.G.
53.68 SLOPED ROOF (+5.75)52.23 N.G.
57.98 SLOPED ROOF
(+25.35)37.50 N.G.
62.85 TRELLIS
(+26.62) 31.73 N.G.
58.53 GLASS RAIL
(+21.03) 37.50 N.G.
58.53 GLASS RAIL
(+26.72) 31.81 NG
58.53 SOLID RAIL
(+28.22) 30.8 NG
59.03 PARAPET
(+14.12) 44.91 WALK F.S.
59.03 PARAPET
(+31.02) 33.25 NG
64.25 ELEVATOR PARAPET
(+23.95)29.25 N.G.
53.20 SLOPED ROOF
(+30.92)22.91 F.S.
53.20 SLOPED ROOF
(+8.46)54.39 N.G.
62.85 TRELLIS
(+15.03)47.82 N.G.
62.85 TRELLIS
4'-0"
S.B.
1
0
'
-
0
"
S
.
B
.
1
0
'
-
0
"
S
.
B
.
4'-0"
S.B.
BLDG ENVELOPE
BLDG ENVELOPE
BLDG ENVELOPE
BLDG ENVELOPE
15
'
-
7
"
31
'
-
8
"
38.80
N.G.
45.40
N.G.
52.50
N.G.
(+17.98) 38.18 N.G.
56.16 SLOPED ROOF
(+27.99) 34.86 N.G.
62.85 TRELLIS
AR1.0
PR
O
J
E
C
T
H
E
I
G
H
T
A
N
A
L
Y
S
I
S
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
26
0
7
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
0
A
R
C
A
L
I
F
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
PROJECT HEIGHT ANALYSIS
NOTES
AR2.0
LA
N
D
S
C
A
P
E
/
H
A
R
D
S
C
A
P
E
C
O
N
C
E
P
T
U
A
L
P
L
A
N
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
2
0
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
0
A
R
C
A
L
I
)
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
LANDSCAPE / HARDSCAPE CONCEPTUAL PLAN
GARAGE
#2
ENTRY
FOYER
ELEV
GARAGE
#1
MECH
PWDR
LVL 1
STORAGE
SLOPED
CRAWL
SPACE
STAIRWELL
A2.0
LO
W
E
R
L
E
V
E
L
F
L
O
O
R
P
L
A
N
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
2
0
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
M
A
R
C
A
L
I
F
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
LOWER LEVEL FLOOR PLAN
CONSTRUCTION LEGEND
BDRM
#2
GUEST
SUITE
GUEST
BATH
GUEST
WALK-IN
GUEST
SHWR
WC
TUB
WC
SHWR
DECK
BATH
#2
GAME
ROOM
ELEV
LAUNDRY
MECH /
STOR (E)
STAIRWELL
UPPER LVL CRAWL
SPACE
A3.0
MI
D
D
L
E
L
E
V
E
L
F
L
O
O
R
P
L
A
N
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
2
0
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
M
A
R
C
A
L
I
F
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
MIDDLE LEVEL FLOOR PLAN
CONSTRUCTION LEGEND
WALK-IN
#1
WALK-IN
#2
PWDR
LVL 3
KITCHEN
PANTRY
LIVING
ROOM
PRIMARY
BDRM
PRIMARY
BATH
ELEV
WC
STAIRWELL
A4.0
UP
P
E
R
L
E
V
E
L
F
L
O
O
R
P
L
A
N
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
2
0
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
M
A
R
C
A
L
I
F
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
UPPER LEVEL FLOOR PLAN
CONSTRUCTION LEGEND
ROOF
DECK
ELEV
STOR
BLW
SPA
VIEWING
DECK (E)
DESTINATION
PATIO
FERNLEAF RAMP
A5.0
RO
O
F
P
L
A
N
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
0
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
M
A
R
C
A
L
I
F
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
ROOF PLAN
PL
PL PL
A6.0
EX
T
E
R
I
O
R
E
L
E
V
A
T
I
O
N
S
-
W
E
S
T
&
E
A
S
T
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
6
0
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
0
A
R
C
A
L
I
)
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
SOUTH - alley view
NORTH- ramp view
PL
PL
FAMILY RM
GAME RM
ENTRY
FOYER
PWDR
LNDRYELEV
ROOF
DECK
SB
(E)
SB
(E)
FERNLEAF
RAMP
WAY
LANE
A7.2
BU
I
L
D
I
N
G
S
E
C
T
I
O
N
S
-
D
OC
E
A
N
B
L
V
D
R
E
S
I
D
E
N
C
E
2
7
O
C
E
A
N
B
V
L
D
C
O
R
O
N
A
D
E
L
M
A
R
C
A
L
I
F
O
R
N
I
A
REVISIONS
SHEET
DATE
SCALE
JOB
D-D
WAY
L
A
N
E
N49°24'40"W 55.15'
N29°
2
2
'
5
2
"
W
4
9
.
6
6
'
N5
0
°
1
1
'
1
9
"
E
5
3
.
3
7
'
N49°24'46"W 110.71'
N4
0
°
3
5
'
1
2
"
E
3
5
.
6
1
'
FERNLEAF RAM
P
WAY
L
A
N
E
DA
H
L
I
A
A
V
E
N
U
E
PROPOSED GARAGE: 24.43FF
SECOND FLOOR: 34.12FF
THIRD FLOOR: 45.12FF
ROOF DECK: 54.85FS
MATCH(25.83FS)
EXISTING BUILDING
TO REMAIN
(23.29FF)
MATCH
(21.60FS)
MATCH
(22.58FS)
57.62TW
(54.62FG)
23.29FF
23.21FS
MATCH
(23.02FS)
23.84FF
23.82FS
24.42FF
24.34FS
MATCH
(23.95FS)
MATCH
(24.85FS)
62.54TW
(59.54FS)MATCH
(59.79FS)
MATCH
(51.35FG)54.85
FS
24.42FF24.34FS
18
%
18
%
MATCH
(23.77FS)
9.0
%
13
%
11
%
54.44FS
54.63
FG
53.52TW
(50.92FS)
54.39
FS
57.54TW
54.54FS
55.05TW
(54.55FG)
54.58
FG
2.
0
%
54.25
TG
54.72
FS
54.77FS
54.64FS
55.14TC
54.64FS 54.85TW
54.35FG
54.85TW54.35FG
54.35
FG
54.13
TG
PROPOED DECK
56.14FS
56.14TC55.64FS
54.62FS
55.02TW
54.52FS 55.10TW
54.60FS
54.51
FS
57.49TW
54.49FS
54.46
FS
54.36
FS
54.50
FS
54.42
FS
54.48TG
2.
0
%
55.00TW
54.50FS
54.95TW
54.45FS
55.00TW54.50FG
58
56
1.0
%
1
.
0
%
53.70
FG
53.75
FG
53.75
FG
53.85
FG
53.62
TG
59.14TW56.14FS 57.98TW
(54.98FG)
40.50TW
(40.00FG)
40.50TW
(35.78FG)
MATCH(40.20FG)
1.
0
%
3.0
%
1.0%
2.5%
2.0%
1.5%
39.94
TG40.00FG
MATCH
(23.25FS)
22.74
TG
1
1
1
8
3
3 3
3
3
3
33
8
5
5
5
5
1 WALL
1WALL
1WALL
1WALL
1WALL
1WALL
1 WALL 1WALL
1WALL
1 WALL
4 1WALL
3
3
4
4
4
4
4
4
1 EXISTING GRADE
TO REMAIN
1
1
1
2
2
2
2
2 2
PROPOSED STEPS TO LOWERLEVEL, SEE ARCHITECTURAL
PLAN FOR DETAILS
3
3
3
3
3
3
4
4
4
5
2 2 2
2
6
6
6
6
6 6 6
6
2
2
2
2
2
2
2
7
7 7 7 77
7
7
7
7
7
7
7 7
7
7
7
6
8
9
10
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/23
02/09/2023
02/09/2023
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 07
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
LEGEND
PROPOSED CONCRETE
PROPOSED LANDSCAPE
PROPOSED RETAINING WALL
PROPOSED SITE WALL
PROPOSED BUILDING LIMITS
PROPERTY LINE
CENTERLINE
DEMOLITION NOTES:
2
3
1
4
PROTECT IN PLACE, ITEM NOTED
SAW CUT AND REMOVE EXISTING CONCRETE STAIRS
REMOVE CONCRETE WALKWAY
REMOVE EXISTING RETAINING WALL
REMOVE EXISTING FENCE
CONSTRUCTION NOTES:
2
3
4
5
6
1
7
NEW 3-STORY RESIDENTIAL BUILDING, UNDER SEPARATE
PLAN AND PERMIT, SEE ARCHITECTURAL PLANS
CONSTRUCT 4" THICK CONCRETE FLATWORK ON APPROVED
SUBGRADE. SEE SOILS REPORT RECOMMENDATIONS FOR
SUBGRADE PREP. SEE SEPARATE ARCHITECTURAL PLAN
FOR MATERIAL COLOR AND FINISH.
INSTALL 6" CIRCULAR AREA DRAIN IN LANDSCAPE.
INSTALL 4" WIDE NDS 'DURA SLOPE' CHANNEL TRENCH
DRAIN WITH LIGHT DUTY RATED GRATE.
CONSTRUCT 6" CONCRETE STEPS PER STRUCTURAL PLANS,
SEE SEPARATE ARCHITECTURAL PLANS FOR DETAILS.
INSTALL LANDSCAPING PER SEPARATE LANDSCAPE PLAN
AND PERMIT.
CONSTRUCT RETAINING WALL PER SEPARATE STRUCTURAL
PLANS.
INSTALL SPA PER SEPARATE ARCHITECTURAL PLAN AND
PERMIT.
INSTALL WATER FEATURE PER SEPARATE ARCHITECTURAL
PLAN AND PERMIT.
INSTALL GATE PER SEPARATE ARCHITECTURAL PLAN AND
PERMIT.
8
9
10
5
PRECISE GRADING PLAN
C-4
4
PROJECT AREAS:
SITE AREA: 4,257 SF
PROPOSED PERVIOUS AREA: 674 SF
PROPOSED IMPERVIOUS AREA: 1,730 SF