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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
November 17, 2016
EAC-Planning & Design
Attn: William R. Edwards
2549 East Bluff Drive, #297
Newport Beach, CA 92660
Application No. Variance No. VA2016-006 (PA2016-182)
Address 20351 Cypress Street
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.
At this time, the Variance includes a request for the following deviation from the Zoning
Code development standards:
Rear Setback:
1. A variance to construct a detached 4-car garage that encroaches 18 feet into the
required 25-foot rear setback. This is the first phase of the eventual
redevelopment of the property.
After reviewing the application plans, Consider revising the project plans to reorder the
proposed amenities so that the project can comply with the 25-foot rear yard setback. For
example, the equestrian facilities could be swapped with the proposed garage or the
garage area could be turned around so that the motor court faces the rear. If this is
feasible, the Variance application would no longer be necessary.
The following documentation is required to complete the application:
1. Project Description and Justification.
a. The project description suggests an entirely new single-family residence will
be constructed while the project plans show a significant addition to the
existing residence. Please clarify which is correct. If a new residence is
proposed, please discuss why a deeper front setback is necessary than the
required 20-foot front setback.
«HearingDATE»
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b. Consider and research similar encroachments throughout the neighborhood
and provide specific examples where garages encroach within the 25-foot
rear yard setback.
c. Explain the necessity for the size of the garage structure. Why are the entry
and vestibule areas with attic access necessary? The design provides a 30-
foot garage depth for four vehicles where only two parking spaces are
required with a 20-foot garage depth.
2. Title Report. Please provide one (1) copy of a Preliminary Title Report not more
than six (6) months old from the date the application will be submitted that
identifies the legal description of property. The title report provided was more
than six months old and does not reflect the current owner that signed the project
application.
3. Project Plans. Please provide one full size (24-inch by 36-inch) and 5 reduced (11-
inch by 17-inch) sets of revised plans, which include the following information:
a. The site plan is not drawn to scale on the full size or reduced sets. Please
provide a site plan printed to scale.
b. Provide a floor plan for the proposed attic within the garage structure.
c. Add the following note to the garage floor plan, “No food preparation facilities
shall be provided. Not to be utilized as a separate dwelling unit.”
d. Dimension the proposed depth of the motor court and equestrian pasture
areas on the project plans.
e. Fire Department Comments. Please refer to the attached Fire Department
comments that indicate that the proposed garage must provide fire
sprinklers.
4. WQMP. Please provide a preliminary Water Quality Management Plan because the
proposed project involves the addition or replacement of 5,000 or more square feet
of impervious surface on an already developed site.
5. Electronic Copy. All of the above submittal items are required to be submitted in
electronic format (i.e., USB flash drive or CD-ROM) as determined by the
Planning Department prior to application submittal.
Upon verification of completion, the application will be processed and scheduled for a
Planning Commission Meeting. Should you have any questions regarding submittal
requirements, please contact Makana Nova, Associate Planner, at (949) 644-3249,
mnova@newportbeachca.gov.
By:
«HearingDATE»
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Attachments:
Fire Department Comments
c:
Donald Christian Spence
Wanda M. Mendoza
P.O. Box 1625
Newport Beach, CA 92659