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Home My WebLink About3.0_Zenk Residence_PA2024-0057CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT November 21, 2024 Agenda Item No. 3 SUBJECT: Zenk Residence (PA2024-0057) ▪Coastal Development Permit ▪Variance SITE LOCATION: 2830 Bayview Drive APPLICANT: Brandon Architects OWNER: Jason and Michelle Zenk PLANNER: Jerry Arregui, Assistant Planner 949-644-3249, jarregui@newportbeachca.gov, PROJECT SUMMARY A request for a coastal development permit (CDP) to allow the demolition of an existing single-unit dwelling and construction of a new three-story, 5,275-square-foot, single-unit dwelling with a 682-square-foot, attached three-car garage and a 2,340-square-foot subterranean basement. The project also includes landscape, hardscape, drainage improvements, and site walls. Due to the nonstandard lot configuration, the request also includes a variance from development standards of Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code (NBMC) to allow the following deviations: a)Exceed the gross floor area limit by approximately 1,513 square feet; b)Encroach 10 feet into the 20-foot front setback along Heliotrope Avenue; c)Encroach 6 feet into the 10-foot rear setback; and d)Encroach into the 15-foot front and rear third floor stepbacks. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA)pursuant to pursuant to Section 15303 under Class 3 (New Construction orConversion of Small Structures) of the CEQA Guidelines, California Code ofRegulations, Title 14, Division 6, Chapter 3 because it has no potential to have asignificant effect on the environment; and 3)Adopt Resolution No. PC2024-025 approving the Coastal Development Permit and Variance filed as PA2024-0057 (Attachment No. PC 1). 1 INTENTIONALLY BLANK P A G E 2 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 2 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Single Unit Residential Detached (RS-D) Single-Unit Residential (R-1) Single-Unit Dwelling NORTH RS-D R-1 Single-Unit Dwelling SOUTH RS-D R-1 Single-Unit Dwelling EAST RS-D R-1 Single-Unit Dwelling WEST RS-D R-1 Single-Unit Dwelling Subject Property 3 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 3 INTRODUCTION Project Setting and Property Background The subject property is located within Corona del Mar, at the northwest corner of Heliotrope Avenue and Bayview Drive. The surrounding neighborhood is predominantly developed with two- and three-story single-unit dwellings. Shown below in Figure 1, the project site is one of two properties located on the 200 block of Heliotrope Avenue that have been reoriented fronting Bayview Drive, rather than Heliotrope Avenue. Figure 1: Properties within the 200 block of Heliotrope Avenue The lot area is 6,497 feet in area (59 feet x 110 feet approx.). The existing residence on the property is single-story and includes a detached two-car garage that is accessed from Heliotrope Avenue. The lot has a minor slope from the high side, adjacent to 235 Heliotrope Avenue, down to Bayview Drive dropping approximately 5 feet. The finished floor of the existing residence ranges between 5 and 10 feet higher than the sidewalk due to the sloping street. The front setback area along Heliotrope Avenue is currently developed with terraced retaining walls and stairs to access the property. The development currently encroaches 6 feet 3 inches into the front setback facing Heliotrope Avenue, 4 inches into the northerly side setback abutting 235 Heliotrope Subject Property 4 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 4 Avenue, and 6 feet 4 inches into the rear setback abutting 2820 Bayview Drive. The existing encroachments were allowed by the following modification permits: • Modification Permit No. MD2008-004 was approved by the Zoning Administrator on February 14, 2008, and allowed the existing detached garage to encroach 6- feet, 4-inches into the required 10-foot rear setback abutting 2830 Bayview Drive. • Modification Permit No. MD3971 was approved on February 25, 1992, by the former Modification Committee which allowed structural modifications to the existing residence and acknowledges that the existing nonconforming residence encroached 3 feet into the 10-foot rear setback abutting 2830 Bayview Drive and 1 foot into the 20-foot front setback along Heliotrope Avenue. Two separate modification permits (Modification Permit No 5006 in 1999 and Modification Permit No, 3851 in 1991) were granted but never exercised allowing for redevelopment of a new single-unit dwelling with encroachments into the required setbacks due to the reconfigured lot orientation. Lot Reorientation Background The subject property and the surrounding area were originally subdivided in 1906, as depicted on the Re-subdivision of Corona del Mar map. This subdivision map oriented the 10 lots on the eastern portion of Block 134, which is where the subject property is located, towards Heliotrope Avenue (34th Ave. on map). After the original subdivision, two single-unit dwellings were built over the lot lines of legal lots 1, 3, 5, and a portion of lot 7 of Block 134 in a reconfigured orientation fronting Bayview Drive (50th St. on map). The original configuration and current configuration are shown below in Figure 2. Both the subject property and the adjacent property at 2820 Bayview Drive were developed with a front yard patio facing Bayview Drive. 5 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 5 Figure 2: Portion of the Re-subdivision of Corona Del Mar map (left) and the current lot configuration (right) According to County Assessor records, the residence on the subject property was constructed in 1948, prior to the Subdivision Map Act of 1974. Certificate of Compliance No. 2008-157 was approved by the City and recorded with the Orange County Recorder in 2008 recognizing the property as a legal parcel. Setback Map Application Due to Lot Configuration Typically, for corner lots, Title 20 and Title 21 define the shortest side frontage upon a street to be considered the front of the lot regardless of which street is used for access. However, the exception occurs when a setback map identifies a different setback as a front. In this case Setback Map S-10B illustrates a 20-foot front setback along Heliotrope Avenue. As a result, the property is subject to a 20-foot front setback from Heliotrope Avenue, a 10-foot rear setback opposite of the front, and 4-foot side setbacks as shown in Figure 3 below. As discussed in the Variance Findings section of the report in more detail, the application of the setbacks to the reconfigured lot disproportionately impacts the buildable area of the lot. Subject Property 6 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 6 Figure 3 Excerpt of Setback Map S-10B and Resulting Setbacks Project Description The applicant proposes the demolition of the existing single-unit dwelling and the construction of a new three-story, 5,275-square-foot, single-unit dwelling with a 682- square-foot, attached three-car garage and 2,340-square-foot subterranean basement. The garage for the proposed residence will be accessible from a new curb cut along Bayview Drive and the existing curb cut along Heliotrope Avenue will be closed. The residence includes a total of six bedrooms, seven bathrooms, one powder room, a kitchen and dining area and an office. A partially covered deck area is provided on the third floor. The project also includes landscape, hardscape, drainage improvements, and site walls. 7 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 7 Figure 4: Rendering of the proposed project, as seen from Heliotrope Avenue. A full set of plans and renderings are available as Attachment Nos. PC 2 and PC 3. DISCUSSION General Plan & Local Coastal Plan and Zoning Code Consistency The project site is categorized as Single-Unit Residential Detached (RS-D) by the Land Use Element of the General Plan and Single-Unit Residential Detached – 6.0–9.9 DU/AC (RSD- B) by the Coastal Land Use Plan (CLUP). The project site is located within the Single-Unit Residential (R-1) Zoning District and Coastal Zoning District. The proposed single-unit dwelling is a permitted use under these land use designations, which are intended to provide for areas appropriate for a range of detached single-family residential dwelling units located on a single legal lot. As designed, the project requires a variance from Title 20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan) of the NBMC to allow the proposed development to exceed the gross floor area limit, encroach into the front and rear setbacks, and encroach into the front and rear third floor step backs, as described in Table 1 below. The project otherwise complies with parking requirements, open volume, and the base height limits of the R-1 zoning district. 8 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 8 Table 1, Zoning and Coastal Zoning Development Standards Standard Required Provided Floor Area Limit (max.) 4,445 square feet 5,958 square feet1,2 Setbacks (min.) • Front (Heliotrope Ave) • Side (Bayview Drive) • Side (easterly) • Rear (northerly) 3rd Floor Stepbacks from PL (min)3,4 • Front (Heliotrope Ave) • Side (Bayview Drive) • Side (easterly) • Rear (northerly) 20 feet 4 feet 4 feet 10 feet 35 feet 6 feet 6 feet 25 feet 10 feet1 20 feet 5 feet 6 feet1 11 feet, 3 inches1 40 feet, 11 inches 44 feet, 5 inches 9 feet, 10 inches1 3rd Floor Area (max.)4 444.5 square feet 394 square feet Height Limit (max.) • Flat • Sloped 24 feet 29 feet 23 feet, 7 inches 29 feet Open Volume Area (min.) 445.5 square feet 872 square feet Parking (min.) 3 spaces 3 spaces 1 Variance Requested 2 The floor area of a subterranean basement is not included in the calculation of the total gross floor area pursuant to NBMC Sections 20.18.30 and 21.18.30. The total floor area including the subterranean basement is 7,615 square feet. 3 NBMC Sec. 20.48.180.2 (Third Floor Limitations) requires enclosed third floor area and covered decks to be stepped back an additional 15 feet from front and rear setback lines and an additional 2 feet from side setback lines on lots wider than 30 feet. For clarity, this table includes the total required distance (setback + stepback) as measured from property lines. 4 Third floor stepback and 3rd floor area limits are not regulated by Title 21. Variance Findings (Title 20) A variance is a request to waive or modify certain standards when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district. A variance should be 9 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 9 granted to maintain parity between the variance site and nearby properties in the same zoning district to avoid the granting of special privileges to one property. Section 20.52.090.F (Variances - Findings and Decision) of the Zoning Code requires the Planning Commission to make the following findings before approving a variance: A. 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; B. 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; C. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; D. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; E. 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; and F. 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. Variance Request Analysis i. Floor Area For properties within Corona del Mar, the maximum allowable floor area is generally 1.5 times the buildable area of the site. The buildable area is defined as the area of a site excluding the required setback areas. As previously mentioned, due to the reorientation of the lots, the buildable area of the subject property is disproportionately less than that of typical surrounding lots. As a result, the maximum allowable floor area is also similarly impacted. The buildable area of the subject property is 2,963 square feet, which results in a maximum allowable floor area limit of 4,445 square feet (buildable area x 1.5). Due to the difference in lot sizes and variation in setback areas between the subject property and surrounding lots, staff has calculated the floor to lot area ratios to compare 10 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 10 the proposed project to other properties in the area. The Floor Area Ratio (FAR) for the lot is 0.68 (maximum floor area limit divided by lot area). As illustrated in Table 2 below, the maximum FAR for the property is substantially smaller than the other properties along Heliotrope Avenue where maximum FAR ranges from 0.9 to 1.0. It is also substantially smaller than the FAR for a standard rectangular, 30-foot-wide by 118 feet deep, R-1 lot within Corona del Mar, where a maximum FAR of .95 is allowed. Table 2 provides a summary of FARs for surrounding R-1 properties. Table 2 – FAR comparison of properties in the surrounding neighborhood Address Lot Size (SF) Max. Floor Area Limit Resulting FAR Setbacks Subject Property (Per Code) 6,497 4,445 .68 F:20, S:4, R:10 Subject Property (Proposed) 6,497 5,958 .91 F:10,S:20/5, R:4 2820 Bayview 6,195 5,737 .92 F:20, S:4, R:10 235 Heliotrope 5,015 4,812 .95 F:20, S:3, R:5 244 Heliotrope (corner lot) 4,130 4,045 .97 F:20, S:3, R:5 230 Heliotrope 4,720 4,743 1.0 F:20, S:3, R:5 2800 Bayview (corner lot) 3,540 3,708 1.04 F:10, S:3, R:5 2960 Bayview (corner lot) 9,415 10,044 1.06 F:20, S:4, R:5 218 Goldenrod (corner lot) 5,310 5,716 1.07 F:10, S:4, R:5 236 Goldenrod (corner lot) 7,080 8,034 1.13 F:10, S:4, R:5 Typical, R-1 lot (30’x118’) 3,540 3,348 .95 F:20, S:3, R:5 The Project proposes a maximum floor area of 5,958 square feet, which is a 1,513- square-foot deviation. However, this increased floor area results in a FAR of 0.91, which is comparable to FARs of other lots in the surrounding area. ii. Building Setbacks A typical Corona del Map lot measuring 30 feet wide by 118 feet deep (3,540 square feet) would be subject to a 20-foot front setback, 4-foot side setbacks, and 5-foot rear setback abutting the alley (2,232 square feet of buildable area). As a result of the Setback Map S-10B designating the front setback for the subject property off Heliotrope Avenue, the property results in a wide and shallow building envelope. The limited lot depth, after applying the 20-foot front and 10-foot rear setbacks, results in a building pad that is only 29 feet deep. Furthermore, the required setbacks occupy approximately 54% of the property’s lot area, whereas setbacks occupy only 37% on a typical lot on Heliotrope Avenue. Shown below in Figure 5 are surrounding properties in the neighborhood where setbacks generally occupy between 30% to 38% of lots in the surrounding area. 11 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 11 Figure 5: Setbacks Area by Percentage in the surrounding area The proposed setback encroachments retain approximately 43% of its lot area to setback area which is still larger than the 37% setback area applicable to a typical Corona del Mar lot. To maintain a typical front yard appearance off Bayview Avenue, a 20-foot side setback is proposed. Although the setback along Heliotrope Avenue functions more like a typical side yard abutting a street that would normally be subject to a 4-foot side yard setback, the applicant is still providing a large 10-foot setback along Heliotrope Avenue. The applicant is also proposing a 5-foot rear setback from the property line abutting 235 Heliotrope Avenue, which is greater than the typical 4-foot side setback and provides adequate separation from the adjacent residence. Lastly, the requested encroachment of 6 feet into the 10-foot rear setback still provides a 4-foot setback adjacent to the neighboring residence at 2820 Bayview Drive, which is consistent with required side setbacks of 4 feet applicable to lots wider than 40 feet in the area. The neighboring property at 2820 Bayview Drive also provides a 4-foot side setback. With both the subject property and the adjacent residence providing four-foot setbacks, there is 8 feet of separation between the structures and adequate light and air will be provided. Subject Property: 54% Setback Typical Lot: 37% Setback area 38% Setback area 33% Setback area 24% Setback area 28% Setback area 34% Setback area 30% Setback area 28% Setback area Typical Lot: 37% Setback area 12 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 12 Figure 6 below shows the existing disproportionate setbacks and proposed setback configuration. Figure 6: Setback and Floor Area Comparison 13 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 13 The façade along Heliotrope Avenue is designed with significant articulation and modulation to soften the appearance of the residence along Heliotrope Avenue through the use recessed windows and doors and a balcony on the second floor to further minimize the impact of the front setback encroachment along Heliotrope Avenue as shown in Figure 7 below. Figure 7: Modulation and Articulation along Heliotrope Avenue iii. Third Floor Stepbacks Section 20.48.180 (Residential Development Standards and Design Criteria) of the NBMC requires residential designs to step back enclosed areas and covered decks on the third floors an additional 15 feet from the required front and rear setback lines. These standards were developed with the intent of applying to standard lots that are typically long and narrow. However, because the property is only approximately 59 feet deep, and after applying the required 20-foot front and 10-rear setbacks, the building pad is only 29 feet deep. Applying an additional 15-foot front and rear stepback renders the property physically unable to develop any enclosed floor area or covered decks on the third floor. Though the enclosed third-floor floor area and covered deck encroach into the required front and rear third floor stepbacks utilizing Heliotrope Avenue as the front of the property, the project has been designed with Bayview Drive as the front. As shown in Figure 8 below, the enclosed third floor area is stepped back 20 feet, 11 inches from the proposed setback encroachment line along Bayview Avenue and 39 feet, 5 inches, from the opposite proposed side setback encroachment line, which more than comply with the 14 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 14 intended 15-foot requirement if the lot line fronting Bayview Drive were considered the front. Section 20.48.180 of the NBMC also requires a 2-foot third floor stepback from side setbacks for lots wider than 30 feet, which the project complies with utilizing Heliotrope Avenue as the front of the property. Utilizing Bayview Drive as the front, the third-floor side stepbacks are 5 feet, 10 inches from the proposed 4-foot-side yard abutting 2820 Bayview Drive, which exceeds the 2-foot requirement. Though the third-floor side stepback along Heliotrope Avenue would only be 1-foot, 3-inches from the proposed 10- foot setback encroachment line, the total distance from the property line to the third floor is 11 feet, 3 inches, which is significantly larger than the typical 6-foot distance (4-foot side setback + 2-foot stepback) required from a side property line to the third floor of a standard lot over 40 feet wide. Figure 8: Third Floor Stepbacks Applied Assuming Bayview Drive as the Front Section 20.48.180 of the NBMC also limits the amount of enclosed floor area that can be located on the third floor to 15% of the buildable area, which is 444 square feet for the subject property. The project proposes 394 square feet of floor area which complies with this requirement. However, without the granting of the variance for the proposed third floor step-back encroachments, the applicant would be unable to achieve any enclosed third floor area. 15 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 15 Coastal Development Permit Findings (Title 21) The subject property is located within the Coastal Zone. The property is also located within the boundaries of the Categorical Exclusion Order, as amended in 2018 (CE-5- NPB-16-1-A1) by the California Coastal Commission, which allows single-unit development that conforms to all applicable development standards to be categorically excluded from obtaining a CDP. However, the project is requesting a Variance from development standards within Title 21 (Local Coastal Program Implementation Plan) of the NBMC; therefore, a CDP is required. Per Section 21.52.015(F) of the NBMC, the required findings to approve a CDP are as follows: 1. Conforms to all applicable sections of the certified Local Coastal Program; and 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. Additional findings are required in accordance with Section 21.52.090 (Relief from Implementation Plan Development Standard) to approve the requested waivers to development standards. Staff believes facts to support the findings in the draft resolution are sufficient to demonstrate compliance with the Local Coastal Program (LCP) and that the project would not impact any coastal resources, including access or views. The key facts in support of findings are summarized in the following paragraphs. Land Use and Requested Deviations With the exception of the Variance request, the proposed development complies with applicable residential development standards including, but not limited to, both side setbacks, building height, parking, and open space as illustrated in Table 1 and 2 above. As previously discussed, the deviations to encroach into the front setback and rear setback, and exceed the maximum floor allows for the property to be developed with a residence that is compatible in design, bulk, and scale of the surrounding residences on Heliotrope Avenue and Bayview Drive. Public Views and Access The subject property is not located directly adjacent to a coastal view road as identified in the Coastal Land Use Plan (CLUP); however, Bayview Drive is designated as Coastal View Road northeast of Goldenrod Avenue, which is one block from the property. The project proposes to increase the setback along Bayview Drive from the required 4-foot side setback to a 20-foot side setback. The project has also been designed to comply with the 24-foot flat and 29-foot sloped height limit. Therefore, there is not anticipated to 16 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 16 be any impacts to coastal views along Bayview Drive. The property is located in the vicinity of several coastal viewpoints along Ocean Boulevard; however, the viewpoints are in closer proximity to the coast and are not impacted by the proposed project. The property is located approximately 1500 feet from Begonia Park which is designated as a coastal viewpoint by the CLUP. However, the project is not visible from that location due to the distance and intervening structures. Aside from the requested setback and floor area deviations, the project complies with all applicable LCP development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on public views. The subject property is located between the first public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-unit dwellingwith a new single-unit dwelling. Therefore, the project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. The project is filling in existing curb cut along Heliotrope Avenue and creating a new curb cut along Bayview Drive which will not result in a net change in overall street parking that is available to the public. The property is located along Heliotrope Avenue, which is identified by the CLUP as having public beach access at its street end. The project does not interfere with the existing nearby access to the beach, which will continue to be provided. Compliance with the LCP and Feasible Alternatives Section 21.52.090 (Relief from Implementation Plan Development Standard) of the NBMC requires findings to be made regarding whether or not the development is consistent with the certified LCP to the maximum extent feasible and whether or not there are feasible alternatives that would provide greater consistency with the LCP that are more protective of coastal resources. An alternative to this project would be to construct the residence a compliant 20-foot front setback along Heliotrope Avenue and compliant 10-foot rear setback. However, this would reduce of property’s FAR to 0.68 which is between 24% and 34% lower than surrounding lots with typical orientation along Heliotrope Avenue. These setbacks would create a 29-foot-deep building pad, which would not allow for a third floor due to the required 15-foot front and rear third floor stepbacks. Additionally, the 10-foot rear setback would create a 14-foot separation between the neighboring structure, where 6 to 8 feet of separation is more typical in the surrounding area to provide for adequate light and air. The requested deviations allow the development to be in parity with the surrounding neighborhood. The property has been developed with the existing residence since 1948 17 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 17 and is not identified as an environmentally sensitive area as shown on Map 4-1 of the CLUP or as defined by NBMC Chapter 21.30B (Habitat Protection). Therefore, the project does not have the potential to adversely affect coastal resources. Staff believes that the proposed project is consistent with the LCP to the maximum extent feasible and that the alternatives do not provide parity between the subject property and the surrounding neighborhood. Summary and Alternatives Due to the project’s unique orientation and disproportionate buildable area and floor area limit, staff believes the Variance for floor area, setbacks, and third floor stepbacks are warranted and necessary for parity with the surrounding neighborhood. The facts in support of the required findings and all recommended conditions of approval are presented in the draft resolution (Attachment No. PC 1). The following alternatives are available to the Planning Commission should they feel the facts are not in evidence of support for the project application: 1. The Planning Commission may require changes to the project to alleviate any concerns related to the design or the ability to make the required findings. If the changes are substantial, the item should be continued to a future meeting to allow the applicant to make the necessary adjustments and to allow staff to prepare a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission may deny the application and provide facts in support of denial and allow staff to prepare a revised resolution for denial of the project. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3 because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-unit dwellings and additions of up to 10,000 square feet to existing structures. The project demolishes an existing single-unit dwelling and constructs a new single-unit dwelling within a developed neighborhood. Therefore, the Class 3 exemption is applicable. 18 Zenk Residence (PA2024-0057) Planning Commission, November 21, 2024 Page 18 The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property and occupants within 300 feet of the boundaries of the site (excluding intervening rights- of-way and waterways) including the applicant, and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the city website. Prepared by: JP/ja Submitted by: ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Project Plans PC 3 Project Renderings PC 4 Applicant Justification 19 INTENTIONALLY BLANK P A G E 20 Attachment No. PC 1 Draft Resolution with Findings and Conditions 21 INTENTIONALLY BLANK P A G E 22 RESOLUTION NO. PC2024-025 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A COASTAL DEVELOPMENT PERMIT TO ALLOW THE DEMOLITION OF AN EXISTING SINGLE-UNIT DWELLING AND CONSTRUCTION OF A NEW SINGLE-UNIT DWELLING AND A VARIANCE FOR FLOOR AREA LIMIT AND SETBACK ENCROACHMENTS, INCLUDING THIRD FLOOR STEPBACKS, FOR THE PROPERTY LOCATED AT 2830 BAYVIEW DRIVE (PA2024-0057) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects (“Applicant”), on behalf of property owner Jason and Michelle Zenk (“Owner”), concerning property located at 2830 Bayview Drive, and legally described as the Southeasterly 59 feet of Lots 1, 3, 5, and 7, except the Northeasterly 10 feet of Lot 7 all in Block 134, Resubdivision of Corona Del Mar, in the City of Newport Beach, County of Orange, State of California, as per map recorded in Book 4, Page 67 of Miscellaneous Maps, in the Office of the Orange County Recorder of said county (Property). 2. The Applicant requests a coastal development permit to demolish an existing single-unit dwelling and construct a new 5,275-square-foot, three-story, single-unit dwelling with a 682-square-foot attached three-car garage and 2,340-square-foot subterranean basement (“Project”). The Project includes landscape, hardscape, drainage improvements, and site walls. Additionally, the applicant requests a variance to allow the Project to exceed the gross floor area limit, encroach 10 feet into the 20-foot front setback along Heliotrope Avenue, encroach 6 feet into the 10-foot rear setback, and encroach into the front and rear third floor stepbacks. 3. The Property is categorized as Single Unit Residential Detached (RS-D) by the General Plan Land Use Element and is located within the Single-Unit Residential (R-1) Zoning District. 4. The Property is located within the Coastal Zone. The Coastal Land Use Plan category is Single-Unit Residential Detached – 6.0–9.9 DU/AC (RSD-B) and the Coastal Zoning District is Single-Unit Residential (R-1). 5. The Property is located within the boundaries of the Categorical Exclusion Order, as amended in 2018 (CE-5-NPB-16-1-A1) by the California Coastal Commission, which allows single-unit development that conforms to all applicable development standards to be categorically excluded from obtaining a coastal development permit. However, the Project does not conform to all development standards within Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code (“NBMC”); therefore, a coastal development permit is required. 23 Planning Commission Resolution No. PC2024-0025 Page 2 of 18 6. A public hearing was held on November 21, 2024, in the Council Chambers at 100 Civic Center Drive, Newport Beach, California. A notice of the time, place, and purpose of the hearing was given in accordance with the California Government Code Section 54950 et seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The Project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the California Code of Regulations, Title 14, Division 6, Chapter 3 (“CEQA Guidelines”), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition of up to three single-unit dwellings and additions of up to 10,000 square feet to existing structures. The Project includes the demolition of one existing single-unit dwelling and construction of a new single-unit dwelling located within the Single-Unit Residential (R-1) Zoning District and the Single-Unit Residential (R-1) Coastal Zoning District. 3. The exceptions to this categorical exemption under Section 15300.2 of the CEQA Guidelines are not applicable. The Project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. Variance In accordance with Section 20.52.090(F) (Variances – Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. 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. 24 Planning Commission Resolution No. PC2024-0025 Page 3 of 18 Facts in Support of Finding: 1. The Property is rectangular and 110 feet wide by 59 feet deep. The Property is 6,497 square feet and has a slope of approximately 3.9% towards the southern portion of the Property. 2. The Property has a unique orientation compared to the neighboring lots along Heliotrope Avenue. The Property and surrounding area were originally subdivided in 1906. This subdivision included 10 lots on the eastern portion of Block 134, between Bayview Drive and Seaview Avenue. All 10 lots originally fronted Heliotrope Avenue to the east with alley access in the rear. Subsequent to the original subdivision, two lots, including the Property, were reoriented to front Bayview Drive and two single-unit dwellings were built over lots 1, 3, 5, and a portion of lot 7. According to County Assessor records, the existing residence on the Property was constructed in 1948, prior to the Subdivision Map Act of 1974. Certificate of Compliance No. 2008-157 certifies that the Property has been legally created and complies with the Subdivision Map Act and was recorded with the Orange County Clerk Recorder in 2008. 3. The Property is located within the Corona del Mar resubdivision where residential properties are typically rectangular and measure 30 feet wide by 118 feet deep, with vehicular access provided through an alley at the rear. Pursuant to Table 2-2 (Development Standards for Single-Unit Residential Zoning Districts) of Section 20.18.030 (Residential Zoning Districts General Development Standards) of the NBMC, such properties are subject to a 20-foot front setback, a five-foot rear alley setback, and three-foot side setbacks. The Property is 110 feet wide by 59 feet deep with an orientation known as a reverse corner lot orientation. The reoriented lot is perpendicular to the neighboring lots on Heliotrope Avenue and parallel to the neighboring lot at 2820 Bayview Drive which also has a reverse corner lot orientation. A residence abutting another residence to the rear requires a 10-foot rear setback, rather than a 5-foot alley setback. Additionally, the Property is subject to a 20-foot front setback along the entire 110-foot width, whereas a typical Corona del Mar lot is only subject to the 20-foot front setback along the 30-foot lot width. The front and rear setbacks along the 110-foot width of the Property create a disproportionately smaller buildable area which impacts the ability of the Property to be developed with a similar floor area ratio (“FAR”) to that of neighboring properties. 4. With a buildable area that is disproportionately shallow relative to width, the resulting building envelope is long and narrow. The limited lot depth, after applying the 20-foot front and 10-foot rear setbacks, results in a building pad that is only 29 feet deep. Required setback areas occupy approximately 54% of the Property’s lot area, whereas setbacks occupy only approximately 37% of a typical lot on Heliotrope Avenue. The neighboring property at 2820 Bayview Drive has the same reverse corner lot orientation as the Property; however, setbacks only occupy approximately 38% of the lot area. Other properties in the neighborhood are also less impacted by setbacks, with setbacks generally occupying between 30% to 38% of lots in the surrounding area. 25 Planning Commission Resolution No. PC2024-0025 Page 4 of 18 5. Section 20.48.180 (Residential Development Standards and Design Criteria) of the NBMC requires an additional 15-foot front and rear stepbacks for enclosed areas and covered decks on the third floor. However, because the Property’s building pad is only 29 feet deep, the already constrained buildable area renders the Property physically unable to develop any enclosed floor area or covered decks on the third floor. 6. The unique lot orientation coupled with Title 20 (Planning and Zoning) development standards create a unique circumstance for the Property that does not generally apply to other properties in the vicinity within the same Single-Unit Residential (R-1) Zoning District. Finding: B. 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. Facts in Support of Finding: 1. The strict application of development standards for the Property results in a buildable area (lot size minus setbacks) of 2,963 square feet and a maximum allowable floor area (buildable area x 1.5) of 4,445 square feet. The buildable area and maximum allowable floor area are disproportionally smaller than that of other properties in the surrounding area. 2. Strict compliance with Title 20 (Planning and Zoning) of the NBMC development standards would deprive the Property of constructing a residence with a similar FAR when compared to neighboring lots. The maximum allowable floor area of the Property yields a FAR of 0.68. Typical 118-foot by 30-foot lots in the area yield a maximum FAR of 0.95. The neighboring property at 2820 Bayview Drive, which has the same reverse corner lot orientation, has a maximum FAR of 0.92. The Property’s maximum allowable FAR of 0.68 is approximately 28% less than what is allowed on lots with typical configuration in the surrounding neighborhood and identical zoning classifications. The Project proposes a maximum floor area of 5,958 square feet, which is a 1,513 square foot deviation. This increased floor area results in a FAR of 0.91, which is comparable to the FAR of other lots in the area which range from 0.9 to 10.. The Project also includes a 2,340 subterranean basement; however, footnote No. 5 of Table 2-2 (Development Standards for Single Unit Residential Districts) of Section 20.18.030 (Residential Zoning Districts General Development Standards) of the NBMC specifies that the floor area of a subterranean basement is not included in the calculation of gross floor area. 3. Pursuant to Table 2-2 (Development Standards for Single-Unit Residential Zoning Districts) of Section 20.18.030 (Residential Zoning Districts General Development Standards) and Setback Map No. S-10B of Section 20.80.040 (Setback maps) of the NBMC, the Property is subject to a 20-foot front setback along Heliotrope Avenue, a 10- foot rear setback, a four-foot side setback along Bayview Drive and a 4-foot side setback from the interior side property line abutting 235 Heliotrope Avenue. Chapter 20.70 26 Planning Commission Resolution No. PC2024-0025 Page 5 of 18 (Definitions) of the NBMC defines a front lot line of a corner lot as the property line of the shortest street, from which the front setback extends; therefore, the Property’s front lot line should be along Bayview Drive. However, Setback Map No. S-10B identifies the front setback area to be along Heliotrope Avenue for the entire block. The Project proposes a 20-foot side setback where the NBMC requires a 4-foot side setback, along Bayview Drive which more accurately aligns with the definition of a front lot line of a corner lot in Chapter 20.70 (Definitions) of the NBMC. The front setback area along Heliotrope Avenue would now function as a side yard; however, the Project still provides a 10-foot setback, where the neighboring property at 2820 Bayview Drive only provides 4-feet along each side yard. The Project also includes a 5-foot side setback between 235 Heliotrope Avenue, where a 4-foot setback is required. The rear setback area abutting the neighboring property at 2820 Bayview Drive would now function as a side yard and the Project proposed a 4-foot setback which is consistent with required side setbacks of 4 feet applicable to lots wider than 40 feet. 4. Section 20.48.180 (Residential Development Standards and Design Criteria) of the NBMC requires residential designs to step back enclosed areas and covered decks on the third floors an additional 15 feet from the required front and rear setback lines and an additional 2 feet from the required side setback line. These standards were developed with the intent of applying to standard lots that are typically long and narrow. However, because the property is only approximately 59 feet deep, and after applying the required 20-foot front and 10-rear setbacks, the building pad is only 29 feet deep. Applying an additional 15-foot front and rear stepback renders the property physically unable to develop any enclosed floor area or covered decks on the third floor. A typical lot in Corona del Mar would provide a 15-foot third floor stepback from the 20-foot required front setback for a total distance of 35 feet from the front property line, a 15- foot stepback from the 5-foot required rear alley setback for a total distance of 20 feet from the rear property line, and a 2-foot stepback from the 4-foot required side setbacks for a total distance of 6 feet from the side property lines. The Project provides a 1-foot, 3-inch front third floor stepback along Heliotrope (11 feet, 3 inches from the front property line), a 5-foot, 10-inch rear third floor stepback (9 feet, 10 inches from the rear property line), a 36-foot, 11-inch side third floor stepback from the side yard setback along Bayview Drive (40 feet, 11 inches from the side property line) and a 40-foot, 5 inch side third floor stepback from the opposing side (44 feet 5 inches from the side property line). This constitutes a 23-foot, 9-inch encroachment into the front third floor stepback and a 14-foot, 2-inch encroachment into the rear third floor stepback. Though the enclosed third-floor floor area and covered deck encroach into the required front and rear third floor stepbacks, the Project is providing a large side stepback because the Project has been designed with Bayview Drive as the front of the Property. With this design, the Project creates stepbacks which more appropriately align with the reverse corner lot orientation of the Property and creates stepbacks that comply with required stepbacks with Bayview Drive considered the front of the Property. Finding: C. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the Applicant. 27 Planning Commission Resolution No. PC2024-0025 Page 6 of 18 Facts in Support of Finding: 1. All Facts in Support of Finding B are hereby incorporated by reference. 2. Facts in Support of Finding D.2 are hereby incorporated by reference. 3. The existing development encroaches 5 feet into the front setback along Heliotrope Avenue, 6 feet, 4 inches into the rear setback adjacent to 2820 Bayview Drive, and 4 inches into the easterly side setback. Encroachments into the required setbacks have historically been allowed for the enjoyment of substantial property rights of the Applicant. 4. Granting of the Variance allows the Applicant to construct a residence that has sufficient and appropriate setbacks, including third floor setbacks, with a similar FAR to surrounding residences. 5. The Property is 6,493 square feet and proposes a 5,958 square-foot single-unit dwelling. The neighboring property at 2820 Bayview Drive is 6,195 square feet and has a maximum allowable floor area of 5,737 square feet. The property at 2960 Bayview is a corner lot and is 9,415 square feet in size and has a maximum allowable floor area of 10,044 square feet. The Variance will allow the Property to have an appropriately sized dwelling when compared to lots of similar size, shape, and location. Finding: D. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Facts in Support of Finding: 1. Facts 2, 3, and 4 in Support of Finding B are hereby incorporated by reference. 2. Approval of the Variance allows the Applicant to develop a 5,958-square-foot residence comparable in the height and setbacks with the residences on other lots in the surrounding area within the same zoning classification. Other properties within the Corona Del Mar resubdivision which abut a residence to the rear instead of an alley have alternative setbacks. 3322 Seaview Avenue is five blocks east of the Property with a similar lot which abuts a residence at its rear instead of an alley and is subject to a 10- foot rear setback. Planning Application No. PA2011-116 was approved for the property at 3322 Seaview Avenue to require a 5-foot rear setback due to the unique circumstances. Similarly, the Project is requesting a 4-foot setback from the rear property line. The Property will maintain a 20-foot setback along Bayview Drive which more appropriately aligns with setbacks of other lots in the surrounding area. 3. Section 20.48.180 (Residential Development Standards and Design Criteria) of the NBMC allows a maximum of 15% of the buildable area to be enclosed floor area on the third floor. Though the Project proposes a deviation in the third-floor front and rear 28 Planning Commission Resolution No. PC2024-0025 Page 7 of 18 stepbacks, the Project proposes 392 square feet of enclosed floor area on the third floor to accommodate an office and bathroom, which complies with the 444-square-foot maximum. The Project also proposes 161 square feet of covered deck area on the third floor. Section 20.48.180 of the NBMC also limits the combination of enclosed floor area and covered deck area on the third floor to a maximum of 50% of the buildable area. The Project proposed a combined total enclosed floor area and covered deck area of 554 square feet, which complies with the 1,481-square-foot maximum. The Project is also designed with recessed windows and doors, an open balcony on the second floor, and an open deck on the third floor which softens the building façade facing Heliotrope Avenue and to the rear facing 2830 Bayview Drive. Finding: E. 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. Facts in Support of Finding: 1. Fact 2 in Support of Finding B is incorporated herein by reference. 2. The Project has been designed with articulation and modulation to soften the appearance of the residence along Heliotrope Avenue using a recessed door and windows, an open balcony on the second floor, and an open deck on the third floor. The Project has also been designed to comply with the 24-foot flat and 29-foot sloped height limit. Therefore, granting a Variance will not adversely impact public views or prove to be detrimental to the neighborhood. 3. Chapter 20.70 (Definitions) of the NBMC defines a front lot line of a corner lot as the property line of the shortest street, from which the front setback extends, which means the Property’s front lot line should be along Bayview Drive. However, Setback Map No. S-10B identifies the front setback area along Heliotrope Avenue for the entire block. In addition to a 10-foot encroachment into the front setback, the Project proposes a 20- foot side setback along Bayview Drive which more accurately aligns with the definition of the front lot line of a corner lot set forth in Chapter 20.70 (Definitions) of the NBMC. The proposed alternative setback configuration aims to depict Bayview Drive as the front which more appropriately provides setbacks similar to neighboring properties. The neighboring property at 2820 Bayview Drive provides similar setbacks; however, the Project proposes a 10-foot setback in what will function as the side setback along Heliotrope Avenue to reduce impacts to the neighboring properties along Heliotrope Avenue, which provide 20-foot front setbacks. 4. Granting the Variance would not increase the density beyond what is planned for the area, should not result in additional traffic, parking, or demand for other services, and should not adversely impact any ocean view available from Bayview Drive. 29 Planning Commission Resolution No. PC2024-0025 Page 8 of 18 Finding: F. 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. Facts in Support of Finding: 1. Approval of the Variance allows the Property to be developed with setbacks that are consistent with other lots in the surrounding area. 2. The Variance would allow a maximum FAR consistent with neighboring lots within the same zoning designation. 3. The Project will comply with all other applicable development standards of the NBMC. 4. The Property is not located within a specific plan area. Coastal Development Permit In accordance with Subsection 21.52.015(F) (Coastal Development Permits - Findings and Decision) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: G. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The Property is located within the Coastal Zone. The Coastal Land Use Plan category is Single Unit Residential Detached – 6.0–9.9 DU/AC (RSD-B) and the Coastal Zoning District is Single-Unit Residential (R-1). The Project consists of the demolition an existing single-unit dwelling and construction a new single-unit dwelling. 2. The Property is located within an area predominantly developed with two- and three- story, single-unit dwellings. The proposed deviations in floor area and setbacks will allow for a development that is still compatible with the design, bulk, and scale of the existing and future neighborhood pattern of development. 3. The deviations in floor area and setbacks comply with Section 21.52.090 (Relief from Implementation Plan Development Standards) of the NBMC, which allows for a waiver or modification of certain standards of Title 21 (Local Coastal Program Implementation Plan) of the NBMC due to special circumstances, including a property’s location, shape, size, surroundings, or other physical features. The requested setback encroachments are appropriate because of the disproportionally small building pad resulting from the reverse corner lot orientation. The requested increase in the maximum floor area allows the Project to be within a range of FARs consistent with other properties in the surrounding area and does not result in a structure that is out of character with the surrounding neighborhood. 30 Planning Commission Resolution No. PC2024-0025 Page 9 of 18 4. With the granting of the requested Variance, the Project will comply with applicable residential development standards including, but not limited to, height, open volume, and parking. a. The maximum floor area limitation granted by the Variance would be 5,958 square feet and the proposed floor area is 5,958 square feet. b. As approved by this Variance, the Project will encroach 10 feet into the required front setback along Heliotrope Avenue, 4 feet into the required 10-foot rear setback, 23 feet, 9 inches into the front third floor stepback, and 15 feet, 2 inches into the rear third floor stepback. The Project will comply with the required 4-foot side setbacks and 2-foot side stepbacks on the third floor. c. The highest guardrail/parapet is below 24 feet from established grade and the highest ridge is 29 feet from the established grade. The Project therefore complies with all height requirements. d. A minimum of 444.5 square feet of open volume area is required based on the buildable area of the Property and the Project provides 874 square feet of open volume area. e. The Project will provide a three-car garage which complies with the minimum parking requirements for a single-unit dwelling over 4,000 square feet in floor area. f. The Project proposes a minimum top of slab elevation of 98.23 feet based on the North American Vertical Datum of 1988 (“NAVD 88”) which complies with the minimum 9.0-foot NAVD 88 top of slab elevation requirement. 6. The Property is not located within 200 feet of the water mean high tide line; therefore, a Coastal Hazards Report is not required for this Project. The Property does not have an existing bulkhead and is not directly abutting the shoreline. 7. The Property is in an area known for potential seismic activity and liquefaction. All projects are required to comply with the California Building Code (“CBC”) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved before the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance. 8. The Property is not located directly adjacent to a coastal view road as identified in the Coastal Land Use Plan; however, Bayview Drive is designated as Coastal View Road northeast of Goldenrod Avenue, which is one block from the Property. The Project proposes to increase the setback along Bayview Drive from the required 4-foot side setback to a 20-foot side setback. The Project has also been designed to comply with the 24-foot flat and 29-foot sloped height limit. Therefore, there are no anticipated impacts to 31 Planning Commission Resolution No. PC2024-0025 Page 10 of 18 coastal views along Bayside Drive. The Property is located in the vicinity of several coastal viewpoints along Ocean Boulevard; however, the viewpoints are in closer proximity to the bay and are not impacted by the Project. The Property is located approximately 1500 feet from Begonia Park which is designated as a coastal viewpoint by the Coastal Land Use Plan (“CLUP”). However, the Project is not visible from that location due to the distance and intervening structures. Therefore, the Project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts on public views. 9. The Project’s proposed 1,699 square feet of landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. Prior to issuance of building permits, the final landscape plans will be reviewed to verify compliance with the Newport Beach Water Efficient Landscape Ordinance (“WELO”). Finding: H. 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. Facts in Support of Finding: 1. The Property is located between the first public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires that the provision of public access bears a reasonable relationship between the requirement and the Project’s impact in that it is proportional to the impact. In this case, the Project replaces an existing single-unit dwelling with a new single-unit dwelling. Therefore, the Project does not involve a change in land use, density, or intensity that will result in increased demand for public access and recreation opportunities. 2. The Property is located along Heliotrope Avenue, which is identified by the CLUP as having public beach access at its street end. The Project does not interfere with the existing nearby access to the beach, which will continue to be available. 3. The Project is closing an existing curb cut along Heliotrope Avenue and creating a new curb cut along Bayview Drive. The Project will not result in a net change in overall street parking that is available to the public. In accordance with Section 21.52.090 (Relief from Implementation Plan Development Standards) of the NBMC, the Planning Commission may approve a waiver to a development standard of the Implementation Plan only after making all of the following findings: Finding: I. The Planning Commission has considered the following: i. Whether or not the development is consistent with the certified Local Coastal 32 Planning Commission Resolution No. PC2024-0025 Page 11 of 18 Program to the maximum extent feasible; and ii. 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. Facts in Support of Finding: 1. An alternative to this Project would be to construct a compliant 20-foot front setback along Heliotrope and compliant 10-foot rear setback. However, this would reduce the Property’s FAR to 0.68, which is between 24% and 34% lower than surrounding lots with typical orientation along Heliotrope Avenue. These setbacks would create a 29- foot-deep building pad, which would not allow for a third floor due to the required 15-foot front and rear third floor setbacks. Additionally, the 10-foot rear setback would create a 14-foot separation between the neighboring structure, where 6 to 8 feet of separation is more typical in the surrounding area to provide for adequate light and air. This alternative would not provide greater consistency with the Local Coastal Program. 2. The Property has been developed with an existing residence since 1948, is located within a developed neighborhood, and does not contain any coastal resources. Finding: J. The granting of the variance is necessary due to special circumstances applicable to the property, including location, shape, size, surroundings, topography, and/or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same coastal zoning district. Fact in Support of Finding: Facts in Support of Finding A and B above are hereby incorporated by reference. Finding: K. The variance complies with the findings required to approval a coastal development permit in NBMC Section 21.52.015(F). Fact in Support of Finding: Facts in Support of Findings G and H above are hereby incorporated by reference. Finding: L. The variance will not result in development that blocks or significantly impedes public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs. 33 Planning Commission Resolution No. PC2024-0025 Page 12 of 18 Facts in Support of Finding: 1. The Property does not currently provide public access to the shore, coastal parks, trails, or coastal bluffs. 2. Facts in Support of Finding H above are hereby incorporated by reference. Finding: M. The variance will not result in development that blocks or significantly impairs public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas. Fact in Support of Finding: Facts in Support of Finding G and H above are hereby incorporated by reference. Finding: N. The variance will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation, or wildlife species. Fact in Support of Finding: The Property is not identified as an environmentally sensitive area as shown on Map 4-1 of the CLUP or as defined by NBMC Chapter 21.30B (Habitat Protection). Therefore, the Project does not have the potential to adversely affect coastal resources. Finding: O. The granting of the variance will not be contrary to, or in conflict with, the purpose of this Implementation Plan, nor to the applicable policies of the Local Coastal Program. Fact in Support of Finding: Facts in Support of Finding G and H above are hereby incorporated by reference. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 34 Planning Commission Resolution No. PC2024-0025 Page 13 of 18 2. The Planning Commission of the City of Newport Beach hereby approves the coastal development permit and variance, subject to the conditions outlined in Exhibit “A”, which is attached hereto and incorporated herein by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director by the provisions of Title 20 and Title 21 of the Newport Beach Municipal Code. The project site is located in the coastal zone and outside of the California Coastal Commission appeals jurisdiction; therefore, final action taken by the City may not be appealable to the California Coastal Commission. PASSED, APPROVED, AND ADOPTED THIS 21st DAY OF NOVERMBER, 2024. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Mark Rosene, Chair BY:_________________________ David Salene, Secretary 35 Planning Commission Resolution No. PC2024-0025 Page 14 of 18 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 3. The Applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused the revocation of this variance and Coastal Development Permit. 4. The Variance and Coastal Development Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 and 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted by the Community Development Director. 5. This Variance and Coastal Development Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance. 6. The Project shall maintain a 10-foot setback along Heliotrope Avenue, a 20-foot side setback along Bayview Drive, a 5-foot side setback on the opposing side and a 4-foot rear setback. 7. Any expansion in the area or other modification to the approved plans shall require subsequent review by the Planning Division and potential amendment to this approval or the processing of a new application. 8. A copy of the Resolution, including these conditions of approval shall be incorporated into the Building Division and field sets of plans before issuance of the building permits. 9. Prior to the issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this variance and Coastal Development Permit and shall highlight the 36 Planning Commission Resolution No. PC2024-0025 Page 15 of 18 approved elements such that they are readily discernible from other elements of the plans. 10. Prior to the issuance of a building permit, the Applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant and noninvasive plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 11. All landscape materials and irrigation systems shall be maintained by the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 12. The guardrail above the wall located in the front yard setback along Heliotrope Avenue shall be constructed of transparent material such as glass or an opaque material, such as decorative grillwork, wrought iron, latticework, or similar open material, so that at least 40% of the railing is open. 13. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 14. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 15. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle 37 Planning Commission Resolution No. PC2024-0025 Page 16 of 18 maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 16. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 17. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 18. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 19. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or leasing agent. 20. Construction activities shall comply with Section 10.28.040 (Construction Activity – Noise Regulations) of the NBMC, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are not allowed on Saturdays, Sundays, or Holidays. 21. To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Zenk Residence including, but not limited to, a variance and coastal development permit filed as PA2024-0057. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all the City’s costs, attorneys’ fees, and damages that which City incurs in enforcing the indemnification provisions outlined in this condition. The Applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Building Division 22. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- 38 Planning Commission Resolution No. PC2024-0025 Page 17 of 18 adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 23. The Applicant shall employ the following best available control measures (BACMs) to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt, or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off-road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10% soil moisture content in the top six- inch surface layer, subject to review/discretion of the geotechnical engineer. 24. A list of “good housekeeping” practices will be incorporated into the long-term post- construction operation of the site to minimize the likelihood that pollutants will be used, stored, or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of stormwater away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department 25. The existing driveway along Heliotrope Avenue shall be removed per City Standard 165. 39 Planning Commission Resolution No. PC2024-0025 Page 18 of 18 26. A new driveway shall be constructed along Bayview Drive frontage per City Standard 162. 27. The existing street trees along Bayview Drive and Heliotrope Avenue shall be removed and replaced with one 36-inch box tree along the Bayview Avenue frontage and two 36- inch box street trees along the Heliotrope Avenue frontage. 28. A new sewer cleanout on the existing sewer lateral shall be installed per City Standard 406. 29. All improvements shall be constructed as required by Ordinance and the Public Works Department. 30. An encroachment permit shall be required for all work activities within the public right- of-way. 31. Existing broken and/or otherwise damaged concrete curb, gutter and sidewalk panels shall be reconstructed the along the Bayview Drive and Heliotrope Avenue frontages. 32. All existing overhead utilities shall be undergrounded. 33. The existing decorative walkway along the Bayview Drive frontage shall be removed and replaced with drought tolerant landscaping. 34. All improvements shall comply with the City’s sight distance requirement provided in City Standard 110-L. 35. An encroachment permit and encroachment agreement is required for the proposed decorative walkway along the Heliotrope Avenue frontage. 36. New turf or drought tolerant landscaping shall be installed throughout the entire Bayview Drive and Heliotrope Avenue parkways. 37. A new curb ramp shall be installed at the intersection of Bayview Drive and Heliotrope Avenue. 38. Remove the existing wall within the public right-of-way, any new walls shall be constructed entirely on private property. 39. In case of damage done to public improvements surrounding the Property by the private construction, additional reconstruction within the public right-of-way can be required at the discretion of the Public Works Inspector. 40 Attachment No. PC 2 Project Plans 41 INTENTIONALLY BLANK P A G E 42 '$7( 5(9,6,216 2:1(5,1)250$7,21 352-(&767$786 3/$1&+(&.12 .$/086'5,9(68,7(*&267$0(6$&$:::%5$1'21$5&+,7(&76&20 352-(&7&217$&7 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OF LOT 3 BLOCK 134 CORONA DEL MAR M.M. 4/67 POR. OF LOT 1 POR. OF LOT 5 POR. OF LOT 7 POR. OF LOT 3 POR. OF LOT 5 POR. OF LOT 7POR. OF LOT 1 POR. OF LOT 7 ℄ ℄                                                                       TITLE REPORT/EASEMENT NOTES  NO TITLE REPORT PROVIDED LEGAL DESCRIPTION REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: PARCEL 1: THE SOUTHEASTERLY 59 FEET OF LOTS 1, 3, 5, AND 7,EXCEPTING THE NORTHEASTERLY 10 FEET OF LOT 7, ALL INBLOCK 134, RESUBDIVISION OF CORONA DEL MAR, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OFCALIFORNIA AS PER MAP RECORDED IN BOOK 4, PAGE 67, OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTYRECORDER OF SAID COUNTY. PARCEL 2: AN EASEMENT FOR PUBLIC UTILITY PURPOSES OVER THENORTHEASTERLY 5 FEET OF THE SOUTHWESTERLY 15 FEETOF THE NORTHWESTERLY 59 FEET OF LOT 7 IN BLOCK 134,RESUBDIVISION OF CORONA DEL MAR PER MAP RECORDED IN BOOK 4, PAGE 67, OF MISCELLANEOUS MAPS IN THE OFFICEOF THE COUNTY RECORDER OF SAID COUNTY LC EXISTING ELEVATION LEGEND ( ) AC ASPHALT PAVEMENT FOUND LEAD & TAG STAMPED 'RCE 24668', UNLESS NOTED OTHERWISE SEARCHED, FOUND NOTHING; SETNOTHING FS FL FINISHED SURFACE FLOWLINE FFG FINISHED FLOOR GARAGE CONCRETE SURFACE T.B.M.TEMPORARY BENCHMARK SET ON A FOUND LEAD ANDTAG STAMPED 'RCE 24668' ELEVATION = 96.01 FEET VI L L A P A R K , C A L I F O R N I A 9 2 8 6 1 PH O N E : ( 7 1 4 ) 4 8 8 - 5 0 0 6 A P E X L S I N C @ G M A I L . C O M PAUL D. CRAFT, P.L.S. 8516 DATE NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED. LICENSE RENEWAL DATE 12/31/24 PAUL D OMINICK C RAFTPROFESSIONALLANDSU RVEYOR FF FINISHED FLOOR EG EDGE OF GUTTER GAS METERGM CENTERLINE SCO SEWER CLEANOUT GRAPHIC SCALE BLOCK WALL BRICK SURFACE NG NATURAL GROUND ACU AIR CONDITION UNIT VICINITY MAP BENCHMARK INFORMATION BENCHMARK NO: M-782 DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISKSTAMPED "M 782 1946", SET IN THE TOP OF A CONCRETE BRIDGE ABUTMENT. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTIONOF GOLDENROD AVENUE AND THE CONCRETE PEDESTRIAN BRIDGE OVER BAYSIDE DRIVE, 6 FT. NORTHWESTERLY OF THE CENTERLINE OF THE BRIDGEAND 1 FT. SOUTHEAST OF THE NORTHWEST END OF THE SOUTHWESTABUTMENT. MONUMENT IS SET 0.5 FT. BELOW THE BRIDGE SIDEWALK. ELEVATION: 95.032 FEET (NAVD88), YEAR LEVELED 2011 BASIS OF BEARINGS THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF HELIOTROPE AVENUE HAVING A BEARING OF N40°32'24"E PER CR 2018-0357. LINE DATA TABLE LINE BEARING DISTANCE L1 N41°28'56"E 4.97' WOOD FENCE (WDF) TC TOP OF CURB TD TOP OF DECK TF TOP OF FENCE TW TOP OF WALL TX TOP OF DRIVEWAY X 45 46 47 48 49 F F F F F F F F F F F F F F BF M FS F CONTRACTOR TO FIELD VERIFY ALL MEASUREMENTS AND CONFIRM DETAILS TO PROVIDE ACCURATE BID DATE REVISIONS 09.01.2024 DRAWN BY: SHEET L.4.1 BSD SCALE: 1/8" - 1'-0" ZENK RESIDENCE 2830 BAYVIEW DR, CORONA DEL MAR, CA 92625 IRRIGATION PLAN ADDRESS: 120 TUSTIN AVE, SUITE C #227, NEWPORT BEACH, CA 92663 02.16.202403.05.202403.08.202403.25.202403.26.202403.28.2024 REMOTE DRIP ZONE CONTROL VALVES, INSTALL VALVES WITH WYE FILTER, SET AT 30PSI GATE VALVE, LINE SIZE SYMBOL DESCRIPTION GPMPSI MANUFACTURER / MODELAREA SPEARS COMPACT 2000 PVC VALVE IN BOX, LINE SIZE OR EQUAL FEBCO 825 Y BACKFLOW DEVICE LOCATED IN STAINLESS STEEL CAGE MASTER CONTROL VALVE, NORMALLY OPEN VALVE IN BOX FLOW SENSOR CST-FSI-B10-001 AUTOMATIC IRRIGATION CONTROLLER, SS WALL MOUNT CABINET ON SIDE OF HOUSE NETAFIM. 3/4" POLY CV TECHLINE, TLCV4-12, SPACE @ 12" OC -30 NOT USED-- MAIN LINE (PRESSURE) PIPE, <3" SCH 40 PVC, =>3" CL315, SIZE AS SHOWN LATERAL (NON-PRESSURE) PIPE, <2" SCH 40 PVC, =>2" CL315, SIZE AS SHOWN IRRIGATION SLEEVE, SCH 40, SIZE AS SHOWN 24" BELOW GRADE 12" BELOW GRADE 24" BELOW PAVED SURFACES DRIP LINE HUNTER PRO-C CONTROLLER WITH WIRELESS SOLAR SYNC - B -30 RAINBIRD MPR NOZZLES MANUAL FLUSH VALVE REMOTE CONTROL VALVE RAINBIRD 100-DVF IN BOX, SIZE AS SHOWN NETAFIM COMPACT BALL VALVE ON FLEX LINE IN ROUND BOX BRONZE FIXTURE ON BRASS WORK UP WIRE SLEEVE, SCH 40, SIZE AS SHOWN 24" BELOW PAVED SURFACES F M FS BF 3 1 30 30 -2 NOT USED RAINBIRD MPR NOZZLES RAINBIRD MPR NOZZLES RAINBIRD XCZ-100-FLOW IN BOX, SIZE AS SHOWN SUPERIOR 3100, 1" DIA -30 NOT USEDR 0.5030 RAINBIRD RWS-B-C-1402-36"LONG MODELT NOT USED NOT USED NOT USED NOT USED TREE BUBBLER - - - - - QUICK COUPLER VALVE IN GROUND BOX RAINBIRD 44-RC USE ADD ON MODULES AS NECESSARY PER STATION COUNT 08.09.2024 50 51 52 53 1 C1 TI T L E S H E E T PR E L I M I N A R Y G R A D I N G P L A N FO R Z E N K R E S I D E N C E 28 3 0 B A Y V I E W D R I V E CO R O N A D E L M A R , C A 9 2 6 2 5 JOB NO. DATE SHEET NO. REVISIONS 24020 NO. REVISION DATE SHEET NO. OF 6 11/5/2024 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 2 0 2 8 3 0 B a y v i e w D r , C d M \ D W G \ 2 4 0 2 0 . G R A D I N G . d w g 1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC. 6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE. GENERAL NOTES CITY OF NEWPORT BEACH, CALIFORNIA COUNTY OF ORANGE C1 TITLE SHEETC2 GRADING PLANC3 STORM DRAIN PLANC4 CONSTRUCTION POLLUTION PREVENTION PLANC5 GEOTECHNICAL NOTESC6 GEOTECHNICAL NOTES (CONTD.) SHEET INDEX 2830 BAYVIEW AVENUE NEWPORT BEACH, CA 92625 APN: 052-072-08 PRELIMINARY GRADING PLAN CIVIL ENGINEER 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY. 3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES. 4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES. 5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT. 6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS. 7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN. 8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY. 9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006. 10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION. 11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS. 12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW: 13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS. 14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR. 17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR. 18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE. 19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED. 20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS. 21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER. 22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS. 23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION. 24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED. 26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES. 27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY. NOTES TO OWNER, CONTRACTOR, & ARCHITECT HADDAD FAMILY128 KINGS PL.NEWPORT BEACH, CA 92663 OWNER EARTHWORK QUANTITIES 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE. 9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING. 10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT. 11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION. 14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING. 15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL. GRADING NOTES 1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER. 2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF. 3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON. 4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL. EROSION CONTROL NOTES SITE ADDRESS: 2830 BAYVIEW AVE., NEWPORT BEACHAPN: 052-072-08GENERAL PLAN LAND USE: RS-D SINGLE UNIT RESIDENTIAL DETACHEDZONING DISTRICT: R-1 SINGLE-UNIT RESDENTIALCOSTAL ZONE: YES SITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. CC&R'S 1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6. 4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY. 5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES. 6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY. PUBLIC WORKS NOTES ARCHITECT BRANDON ARCHITECTS151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040 RAW CUT 1,333 CUBIC YARDSRAW FILL 0 CUBIC YARDSOVER EXCAVATION 350 CUBIC YARDSSHRINKAGE 5%±18 CUBIC YARDSNET 1,315 CUBIC YARDS (EXPORT) THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECT ENTITLED: GEOTECHNICAL INVESTIGATION PROJECT No.: BA475.1DATED:FEBRUARY 26, 2024 FIRM NAME: EGA CONSULTANTS, INC. GEOTECHNICAL CERTIFICATION REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION: EGS CONSULTANTS, INC.375-C MONTE VISTA AVENUECOSTA MESA, CA 92627949.642.9309 SOILS ENGINEER NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE GRADING. NO SCALE VICINITY MAP WILL ROLPHCIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA949.464.8115WILL@CIVILSCAPES.COM APEX LAND SURVEYING, INC.VILLA PARK, CA 92861714.488.5006APEXLSINC@GMAIL.COM SURVEYOR 54 P POR. OF LOT 3 LOT 5 LOT 7POR. OF LOT 1 ℄ ℄ PROPOSED RESIDENCEFF=98.23BFF=86.02PAD=84.00** FF=98.23 GF F = 9 1 . 9 5 FS = 9 1 . 9 1 FS=97.98 GF F = 9 2 . 1 6 FF=98.23 FS=98.15 HELIOTROPE AVENUE BA Y V I E W D R I V E W PROPOSED RESIDENCENCEFF=98.238.23BFF=86.02BFF=PAD=84.00** FF=98.23FF=9823 GF F = 9 1 . 9 5 GF F = 9 1 . 9 5 FS=97.98FS=97.98 GF F = 9 2 . 1 6 GF F = 9 2 . 1 6 FF=98.23FF=9823 FS=98.15FS=98.15 BA Y V I E W D R I V E ALLEY W W W W FA C E O F P R O P . B L D G W A L L BFF=86.02 FF=98.23 FA C E O F P R O P . B L D G W A L L P/L EXISTINGGROUND BASEMENT RETAINING WALLPER STRUCTURAL PLAN EXISTING WALLTO REMAIN MIRADRAIN TEMPORARY SHORINGPER SHORING PLAN SECTION A-A SCALE: 1"=4' PAD ELEVATION = 84.00PER SOILS ENGINEER'SRECOMMENDATIONS BFF=86.02 FF=98.23 FA C E O F P R O P . B L D G W A L L P/L EXISTINGBUILDING(ADJACENTNEIGHBOR) BASEMENT RETAINING WALLPER STRUCTURAL PLAN PERMANENT SHORINGPER SHORING PLAN EXISTINGGROUND EXISTING WALL ANDFENCE TO REMAIN SECTION B-B SCALE: 1"=4' PROPOSED SHOTCRETERETAINING WALL PERSTRUCTURAL PLAN SUBDRAIN MIRADRAIN PERSTRUCTURAL PLAN CONNECT MIRADRAIN ANDADAPTER TO ONSITEDRAINAGE SYSTEM PAD ELEVATION = 84.00PER SOILS ENGINEER'SRECOMMENDATIONS PR E L I M I N A R Y G R A D I N G P L A N FO R Z E N K R E S I D E N C E 28 3 0 B A Y V I E W D R I V E CO R O N A D E L M A R , C A 9 2 6 2 5 JOB NO. DATE SHEET NO. REVISIONS 24020 NO. REVISION DATE SHEET NO. OF 6 11/5/2024 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 2 0 2 8 3 0 B a y v i e w D r , C d M \ D W G \ 2 4 0 2 0 . G R A D I N G . d w g 2 C2 GR A D I N G P L A N CONSTRUCTION NOTES HARDSCAPE PER ARCHITECT'S PLAN. DRIVEWAY PER ARCHITECT'S PLAN. PLANTER AREA PER ARCHITECT'S PLAN. WALL OR FENCE PER ARCHITECT'S PLAN. CONSTRUCT FLOWLINE PER DETAIL HEREON. PROTECT EXISTING WATER METER AND SERVICE; EXISTING WATER METER IS LOCATED NEAR BAYVIEW DRIVE ANDALLEY. FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD 406. CONSTRUCT DRIVEWAY APRON PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 162. ABANDON AND PLUG EXSITING DRIVEWAY APRON PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 165.RECONSTRUCT SIDEWALK AND PARKWAY PER CITY OF NEWPORT BEACH STAD DRAWING STD 180. RECONSTRUCT CURB AND GUTTER PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 182, TYPE 'A'. 1' WIDE X 1' DEEP FULL DEPTH AC PATCHBACK. REMOVE EXISTING CARRIAGEWALK AND RECONSTRUCT PARKWAY PER CITY OF NEWPORT BEACH STANDARDDRAWING STD 180. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL ON SHEET C3. 4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GREY GRATE. CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" ON SHEET C3. TRAFFIC SAFETY VISIBILTY AREA PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 105. RECONSTRUCT CURB ACCESS RAMP PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 181, CASE 'H'. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 21 22 ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR. *** ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR. **** HARDSCAPE/LANDSCAPEPER PLAN FLOWLINE DETAIL NO SCALE 1. CONTRACTOR SHALL USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIORTO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:http://www.newportbeachca.gov/home/showdocument?id=17395. PROOF OF CERTIFIEDDELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE. 2. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING. 3. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS ANDDURING REMOVAL OF SHORING. TRENCH AND EXCAVATION NOTE TOP OF WALL FINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINT LEGEND INVERT TOP OF GRATEFINISHED FLOOR ELEVATION TW FSFLFGGBHPINV TGFF TOP OF COPING OR TOP OF CURBTC GARAGE FINISHED FLOORGFF PROPERTY LINE AND LIMIT-OF-WORK OR EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6 (102.6) EXISTING GRADEEG EXISTING SPOT ELEVATION( ) PROPOSED WALL TOP OF RETAINING WALLTRWTOP OF SLOPETOP TOP OF RAILINGTRTOP OF STEMWALLTS BUILDING STEMWALL HARDSCAPE PER ARCH. PLAN NATURAL GRADENG EXISTING GRADEEG *** **** 55 P POR. OF LOT 3 LOT 5 LOT 7POR. OF LOT 1 ℄ ℄ PROPOSED RESIDENCEFF=98.23BFF=86.02PAD=84.00** HELIOTROPE AVENUE BA Y V I E W D R I V E W OSED RESIDENCENCEPROPOS=98.238.23FF=9 6.02BFF=86BFF=86.PAD=84.00** 3 C3 ST O R M D R A I N P L A N PR E L I M I N A R Y G R A D I N G P L A N FO R Z E N K R E S I D E N C E 28 3 0 B A Y V I E W D R I V E CO R O N A D E L M A R , C A 9 2 6 2 5 JOB NO. DATE SHEET NO. REVISIONS 24020 NO. REVISION DATE SHEET NO. OF 6 11/5/2024 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 2 0 2 8 3 0 B a y v i e w D r , C d M \ D W G \ 2 4 0 2 0 . G R A D I N G . d w g CONSTRUCTION NOTES FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE PER DETAIL ON SHEET C3. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE PER DETAIL ON SHEET C3. 4-INCH WIDE NDS TRENCH DRAIN W/ LIGHT GREY GRATE. CONSTRUCT BOTTOMLESS TRENCH DRAIN PER DETAIL "E" ON SHEET C3. FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT. FURNISH & INSTALL 4-INCH PERFORATED PVC SUBDRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT. 1-1/2 INCH DIA. PVC FORCEMAIN; CONNECT TO PUMP DISCHARGE. CONSTRUCT SIDEWALK & PRIVATE DRAIN THROUGH CURB PER CITY OF NEWPORT BEACH STANDARD DRAWINGSTD 184. TRAFFIC SAFETY VISIBILTY AREA PER CITY OF NEWPORT BEACH STANDARD DRAWING STD 105. CONNECT ROOF DRAIN DOWNSPOUT TO PRIVATE STORM DRAIN SYSTEM PER DETAIL HEREON. OTHERWISE,OUTLET TO HARDSCAPE IN DIRECTION OF FLOW. 13 14 15 16 17 18 19 20 21 23 NDS SPEE-D BASIN DETAIL NO SCALE 2% MIN 3/4" CRUSHED ROCK OR APPROVEDEQUAL (REVIEW GEOTECHNICALRECOMMENDATIONS IN THE SOILSREPORT TO VERIFY) DRAIN PIPE PER PLAN COMPACTED BACKFILLPER GEOTECHNICALRECOMMENDATIONS COMPACTED BEDDINGPER GEOTECHNICALRECOMMENDATIONS NATIVE OR RE-COMPACTED SUBGRADE 4" MIN 4" MIN 4" M I N NDS #101 OR #201SPEE-D BASINOR APPROVEDEQUAL NDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUAL VA R I E S 2% MIN NDS ATRIUM OR FLAT GRATETG ELEVPER PLAN INV ELEVPER PLAN SLOPE PER PLAN 1. CONTRACTOR SHALL USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIORTO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:http://www.newportbeachca.gov/home/showdocument?id=17395. PROOF OF CERTIFIEDDELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE. 2. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING. 3. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS ANDDURING REMOVAL OF SHORING. TRENCH AND EXCAVATION NOTE TOP OF WALL FINISHED SURFACEFLOW LINEFINISHED GRADEGRADE BREAKHIGH POINT LEGEND INVERT TOP OF GRATEFINISHED FLOOR ELEVATION TW FSFLFGGBHPINV TGFF TOP OF COPING OR TOP OF CURBTC GARAGE FINISHED FLOORGFF PROPERTY LINE AND LIMIT-OF-WORK OR EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6 (102.6) EXISTING GRADEEG EXISTING SPOT ELEVATION( ) PROPOSED WALL TOP OF RETAINING WALLTRWTOP OF SLOPETOP TOP OF RAILINGTRTOP OF STEMWALLTS BUILDING STEMWALL HARDSCAPE PER ARCH. PLAN NATURAL GRADENG EXISTING GRADEEG 3-INCH PVC DOWNSPOUT DRAIN PIPE PER STORM DRAIN PLAN 4-INCH ELBOW 1/4 BEND 4-INCH PVC RISER WITHDOWNSPOUT INSIDE RISER PIPE CLAMPS AROUND RISER PIPE (TYP) PROP. BUILDING WALL DOWNSPOUT CONNECTION DETAIL NO SCALE 6" MIN. WIDE PEDESTRAIN SAFE FRAME &GRATE 3/8" SLOT OPENING.EAST JORDANIRON WORKS OR EQUAL(800)874-4100 #4 REBAR TOP & BOTTOM DIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USEFRAME AS A FORM CRUSHED ROCK W/FILTER CLOTH FILL THIS PORTION WITH CRUSHED ROCKAFTER POURING GRATE SUPPORT CURBELEVATION SECTION E-E PLAN VIEW GRATE E E a- Dig a 24" wide x 18" minimum depth trenchb- Place filter cloth in the trench.Lap 12" @ topc- Form bottom of the trench with crushed rock.d- Form and pour perimeter concrete curbe- Fill the rest of the trench with crushed rock to 4" from top of trench DETAIL EBOTTOMLESS TRENCH DRAIN NO SCALE 56 P POR. OF LOT 3 LOT 5 LOT 7POR. OF LOT 1 ℄ ℄ PROPOSED RESIDENCEFF=98.23BFF=86.02PAD=84.00** HELIOTROPE AVENUE BA Y V I E W D R I V E W PROPOSED RESIDENCENCEFF=98.238.23BFF=86.02BFF=PAD=84.00** FF=98.23 FA C E O F P R O P . B L D G W A L L EXISTINGGROUND BFF=86.02 P/L BASEMENT RETAINING WALLPER STRUCTURAL PLAN MIRADRAIN TEMPORARY SHORINGPER SHORING PLAN EXISTING STREETIMPROVEMENTSTO REMAIN PROPOSED RETAINING WALLPER STRUCTURAL PLAN SECTION C-C SCALE: 1"=4' OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER 3'± PAD ELEVATION = 84.00PER SOILS ENGINEER'SRECOMMENDATIONS BFF=86.02 FF=98.23 FA C E O F P R O P . B L D G W A L L P/L TEMPORARY 1:1 SLOPETO OVER-EX 3'± 1' EXISTINGGROUND BASEMENT RETAINING WALLPER STRUCTURAL PLAN SUBDRAIN SECTION D-D SCALE: 1"=4' OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER PAD ELEVATION = 84.00PER SOILS ENGINEER'SRECOMMENDATIONS 4' M A X . VE R T . C U T TEMPORARY 1:1 SLOPETO OVER-EX 4 C4 CO N S T . P O L L U T I O N P R E V E N T I O N P L A N PR E L I M I N A R Y G R A D I N G P L A N FO R Z E N K R E S I D E N C E 28 3 0 B A Y V I E W D R I V E CO R O N A D E L M A R , C A 9 2 6 2 5 JOB NO. DATE SHEET NO. REVISIONS 24020 NO. REVISION DATE SHEET NO. OF 6 11/5/2024 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 2 0 2 8 3 0 B a y v i e w D r , C d M \ D W G \ 2 4 0 2 0 . G R A D I N G . d w g 1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8. 2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND. 3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. NOTES: GRAVEL BAG DETAIL NO SCALEA EROSION CONTROL CONSTRUCTION NOTES INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6 INLET PROTECTION PER DETAIL HEREON A B AREA DRAIN INLET PROJECTION NO SCALEB 57 5 C5 GE O T E C H N I C A L N O T E S PR E L I M I N A R Y G R A D I N G P L A N FO R Z E N K R E S I D E N C E 28 3 0 B A Y V I E W D R I V E CO R O N A D E L M A R , C A 9 2 6 2 5 JOB NO. DATE SHEET NO. REVISIONS 24020 NO. REVISION DATE SHEET NO. OF 6 11/5/2024 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 2 0 2 8 3 0 B a y v i e w D r , C d M \ D W G \ 2 4 0 2 0 . G R A D I N G . d w g 58 6 C6 GE O T E C H N I C A L N O T E S ( C O N T D . ) PR E L I M I N A R Y G R A D I N G P L A N FO R Z E N K R E S I D E N C E 28 3 0 B A Y V I E W D R I V E CO R O N A D E L M A R , C A 9 2 6 2 5 JOB NO. DATE SHEET NO. REVISIONS 24020 NO. REVISION DATE SHEET NO. OF 6 11/5/2024 28 0 5 2 C A M I N O C A P I S T R A N O , S T E 2 1 3 LA G U N A N I G U E L , C A 9 2 6 7 7 94 9 . 4 6 4 . 8 1 1 5 i n f o @ c i v i l s c a p e s . c o m G:\ P r o j e c t s \ 2 4 0 2 0 2 8 3 0 B a y v i e w D r , C d M \ D W G \ 2 4 0 2 0 . G R A D I N G . d w g 59 '1 52207$*52201$0( " 6327(/(9$7,21 .(<127(7$* 5(9,6,217$* 3523(57</,1(7$* 1 ( ),5(3,7$66(/(&7('72%(/,67('$1'$33529('9(5,)<:2:1(5t3529,'(32:(5$1'*$6$65(48,5('t,167$//$1'0$,17$,1&/($5$1&(63(50)*5$1'6(&7,212)&)& 5(&(66('0$,16(59,&(3$1(/$030$;0$,17$,1&/($5)520)$&(2)3$1(/72$1<2%6758&7,21t*&72&225',1$7(:87,/,7<&203$1< $&&21'(16(5+($7380372%(,1&203/,$1&(2)6(&7,212)&0&$66(/(&7('9(5,)<:2:1(56,=(7%'6((7(1(5*<5(3257)25025(,1)2t3529,'(32:(5$1'6281''$03(1,1*3$'$65(4p't,167$//$1'0$,17$,15(48,5('&/($5$1&(63(50)*5,16758&7,21 9(57,&$/67250'5$,13,3(,1:$//29(5)/2:07/3,3(3(5&+$37(52)&3&6,=(3(57$%/(0,1r',$3,3( 7<3r',$3,3(t6((&,9,/':*6)257(50,1$7,21'7/6$%925%/:*5281'9(5,)<$//7(50,1$7,2132,1767<3($1''(7$,/6:&,9,/35,25723285,1*7+(&21&5(7(6/$%29(5)/2:72',6&+$5*($%9*5281' 29(5)/2: '5$,1/,1( 83 (;767$,560$;5,6(0,15813529,'($57,),&,$//,*+76285&($77+(723/$1',1*$1')2567$,5727+(%$6(0(17$7%27+723$1'%27720/$1',1*55()'7/$'9(5,)<75($'6'(37+$1'5,6(56+7:&,9,/$1'/$1'6&$3(':*6 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23(5$%/(*5$7(29(5(*5(66:(//3(556+$//%(5(/($6$%/(255(029$%/()5207+(,16,'(:,7+2877+(86(2)$.(<25722/25)25&(*5($7(57+$17+$75(48,5(')257+(1250$/23(5$7,212)7+((6&$3($1'5(6&8(23(1,1*7+(5(/($6(0(&+$1,606+$//%(0$,17$,1('23(5$%/($7$//7,0(668&+%$56*5,//6*5$7(625$1<6,0,/$5'(9,&(66+$//%((48,33(':,7+$1$33529('(;7(5,255(/($6('(9,&()2586(%<7+(),5('(3$570(1721/<:+(15(48,5('%<7+($87+25,7<+$9,1*-85,6',&7,21&21&5(7(6/$%21*5$'(3(56758&75()6758&7':*63529,'(:$7(53522),1*$65(4 '5():$7(53522),1*$1''$033522),1*127(621%7 62,/65(3257 %$6(0(175(7$,1,1*&21&5(7(:$//3(56758&75()6758&7':*63529,'(:$7(53522),1*25'$033522),1*$1''5$,1$*($65(48,5('3(56(&7,215 55()62,/65(3257:$7(53522),1* '$03522),1*127(621%7:$7(53522),1*'$033522),1*72%()5207+(+,*+(52)7+(7232)7+()227,1*25,1&+(6%(/2:7232)7+(%$6(0(17)/225,17(5,2567$,502817('+$1'5$,/$%9126,1*7<38125()'7/ $'(;7(5,25*/$66*8$5'5$,/7(03(5(' /$0,1$7('0,1+,*+$%9))0$;63+(5(23(1,1*5()'7/$' 67$,560$;5,6(0,15813529,'($1,//80,1$7,21/(9(/2)127/(667+$1)227&$1'/($60($685('$77+(&(17(52)75($'6$1'/$1',1*:,7+$57,),&,$//,*+7,1*55()'7/$':$//02817('/,*+7),;785(6&21&(72%(+,*+()),&,(1&<35(&$67&21&5(7(+($'(5$66(/(&7('$5&+72$33529(&2/25 352),/(*&723529,'(02&.83 (1&/26('86($%/(63$&(81'(567$,5:$<86(7<3( ; *<3%'),1,6+7<30,1&5&5 &(,/,1*)5$0,1*-2,6763(56758&75()6758&7':*6 6.</,*+76,=($6',03(53/$16$1'6&+(' 6.<&2 ,&&(6525(48,9,167$//3(50)*5*8,'(/,1(6 ,16758&7,21&/$3%2$5'6,',1*5()0$7(5,$/6&+('8/(6+7$$67$1',1*6($00(7$/522),1*5()0$76&+('8/(6+7$$ 77 INTE N T I O N A L L Y B L A N K P A G E 78 Attachment No. PC 3 Project Renderings 79 INTENTIONALLY BLANK P A G E 80 2830 BAYVIEW DRIVE 81 INTE N T I O N A L L Y B L A N K P A G E 82 ZENK RESIDENCE | FRONT PERSPECTIVE 2830 BAYVIEW DRIVE, CORONA DEL MAR, CA 92625 83 ZENK RESIDENCE | FRONT PERSPECTIVE 2830 BAYVIEW DRIVE, CORONA DEL MAR, CA 92625 84 ZENK RESIDENCE | FRONT PERSPECTIVE 2830 BAYVIEW DRIVE, CORONA DEL MAR, CA 92625 85 ZENK RESIDENCE | FRONT PERSPECTIVE 2830 BAYVIEW DRIVE, CORONA DEL MAR, CA 92625 86 ZENK RESIDENCE | GARAGE PERSPECTIVE 2830 BAYVIEW DRIVE, CORONA DEL MAR, CA 92625 87 ZENK RESIDENCE | GARAGE PERSPECTIVE 2830 BAYVIEW DRIVE, CORONA DEL MAR, CA 92625 88 Attachment No. PC 4 Applicant Justification 89 INTENTIONALLY BLANK P A G E 90 Brandon Architects TO:FROM: City of Newport Beach Brandon Architects Community Development 151 Kalmus Drive 100 Civic Center Drive Building G, Suite 1 Newport Beach, CA 92658 Costa Mesa, CA 92626 T: 949.644.3200 T: 714.754.4040 Planning Department Variance Application Re: Setbacks & lightwells variance -2830 Bayview Dr. 1. There are special or unique circumstances or conditions applicable to the subject property (e.g. location, shape, size, surrounding, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification; The project site has a few constraints associated with the reconfiguration of the property lines and the orientation. The current property used to be 4 parcels with front yards off Heliotrope Avenue and is currently half of those lots facing Bayview Drive. The other half of the reconfigured lots is 2820 Bayview Drive. Unlike 2820 Bayview Drive. The subject property has very restrictive setbacks that exceed both the code requirements and the precedence of neighboring properties. BRANDON ARCHITECTS |151 Kalmus Dr., Suite G-1, Costa Mesa, CA, 92626 | 714. 754. 4040 1 91 Brandon Architects 2. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under and identical zoning classification; Strict compliance with Zoning Code will deprive 2830 Bayview Drive of the privilege of having comparable setback requirements and therefore floor area ratio to those within the vicinity of its neighborhood. This will restrain the development of the single family dwelling, the program and the views that the site and the location has to offer. Rear & Side yard setbacks comparison: As it can be seen on the parcels right in front of the subject property 226, 230 & 232 off Heliotrope Ave and a similar lot configuration down on 2960 Bayview Drive & Iris Ave., the rear yard setbacks for these properties fluctuate between 5ft-10ft and the side yards between 3ft- 4ft. Setback variance request:Taking the neighboring lots as precedents to make our request as equitable as those in the vicinity and not to exceed anything more than what has been granted to similar lots and typical lots. We are proceeding to request for the following setbacks and FAR: Front yard: 10ft (Heliotrope Ave.) Left side yard setback: 5 ft , property adjacent to 235 Heliotrope Avenue. Right yard setback: 20ft (Bayview Dr.) in consideration with Heliotrope 20 ft front yard lots on the same block Rear yard setback: 4ft side yard setback between 2830 Bayview Drive & 2820 Bayview Drive. FAR proposed: 0.91 3. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant; The request for the variance of the required setbacks is merely to allow the lot to have a comparable buildable area as those of the properties in the vicinity. The new City's required setbacks where Heliotrope becomes the front yard setback instead of allowing Bayview to remain the front yard as it currently is per PA2008-005, will severely impact the buildable area of the property by approximately 390 square feet from the existing structure setbacks to the new City’s required setbacks and 867 square feet from the setbacks proposed which are comparable to the adjacent lot 2820 Bayview Drive with the same lot configuration limitations. BRANDON ARCHITECTS |151 Kalmus Dr., Suite G-1, Costa Mesa, CA, 92626 | 714. 754. 4040 2 92 Brandon Architects 4. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district; As indicated in our comparison to the setbacks of the surrounding properties we are not requiring for any privileged variance. As a matter of fact, we are acknowledging that even though the adjacent property at 2820 Bayview Drive and the majority of property’s on the same block have side yard setbacks of 4 feet or less on each side, due to the fact that 2830 Bayview has a side yard facing Heliotrope Avenue. Our client is willing to allocate a 10 ft side yard setback in consideration of the rest of the neighbors on Heliotrope and their current 20 ft front yard setback. In addition, and as previously stated. There are plenty of properties with rear yard setbacks that fluctuate between 5ft -10ft. A clear and very similar example is lot 2960 Bayview Drive, a corner lot one block over from the subject site with less generous setbacks as those that are being proposed for 2830 Bayview Dr. in this variance. See comparison table above. 5. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or 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; and The granting of the variance will not detrimentally affect, endanger, jeopardize or constitute a hazard to anyone. The variance is just requesting for the property to have comparable setbacks and floor area ratio to its neighbors, this will allow for the proposed house to have a comparable scale to the surrounding structures of the neighborhood. 6. 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. Granting of the variance will not conflict with the zoning code, The General Plan, or any applicable specific plan. The property will remain an R-1 with similar setbacks and floor area area ration from the adjacent and surrounding properties. Please feel free to contact me if you have any questions regarding these plans or would like further clarification. Thank you, Brandon Architects BRANDON ARCHITECTS |151 Kalmus Dr., Suite G-1, Costa Mesa, CA, 92626 | 714. 754. 4040 3 93 Brandon Architects BRANDON ARCHITECTS |151 Kalmus Dr., Suite G-1, Costa Mesa, CA, 92626 | 714. 754. 4040 4 94 1 Subject:FW: PA2024-0057 opposition letter From: Erin Burke <burke.erin.marie@gmail.com> Sent: November 15, 2024 8:33 AM To: Arregui, Jerry <JArregui@newportbeachca.gov> Cc: tiffanywilding@gmail.com Subject: PA2024-0057 opposition letter [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. Hello, We won’t be able to make the public hearing on November 21, 2024 regarding PA2024-0057 2830 Bayview Drive, but I received a notice indicating I may submit a public communication to this email. We strongly oppose all components of the requested variance, particularly for the Heliotrope Ave setback encroachment and the gross floor area limit. The 20 foot Heliotrope setback and size limits are what make Heliotrope Ave a particularly charming and desirable street in Corona Del Mar, with a much wider, breathable feeling than other streets in CDM with smaller setbacks. In fact, this is one of the very reasons that Heliotrope in particular was sought out for purchase by my family and others on the block. We have all made significant investments into this block, with the expectation and reliance that existing rules would be followed by other homeowners. Moreover, my family recently (as of this month) completed our own major home renovation on Heliotrope Ave, and played by the existing rules (as did my other neighbors with recent renovations) resulting in a house that looks like it is meant to be on the block -not, as proposed here, a grotesquely larger and out of place aberration that juts into the beautiful, existing, uniform, and historic setback line of Heliotrope Ave. The asks of this variance are neither minor nor for good cause - this major deviation from the rules set by the town and to which everyone else has agreed to play by would, even worse, set a terrible precedence moving forward for other renovations on the horizon on the block to do the same, disrupting the character of the block, and resulting in unfair treatment to the many previous renovations that respected and appreciated the value and integrity of the building code and established regulations. Granting this variance would certainly hereafter alter the character of the historical Heliotrope Ave, and would be a disgrace, and offense, to existing homeowners on the block. We implore you to protect the integrity of the building code and uphold established regulations. Thank you for your consideration of this letter. Regards, Erin Burke Tiffany Wilding Owners of 242 Heliotrope Ave, CDM, CA 92625 646-596-0430burke.erin.marie@gmail.com Planning Commission - November 21, 2024 Item No. 3a - Additional Materials Received Zenk Residence (PA2024-0057) 1 Subject:FW: Variance hearing -----Original Message----- From: Dennis Stajic <dennis.stajic@gmail.com> Sent: November 18, 2024 5:09 PM To: Arregui, Jerry <JArregui@newportbeachca.gov> Subject: Variance hearing [EXTERNAL EMAIL] DO NOT CLICK links or aƩachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert BuƩon above. We vote NO regarding 2830 Bayview drive. Dennis & Kathy Stajic 320 Heliotrope Ave CDM CA92625 Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 1 Subject:FW: PA2024-0057. 2830 Bayview Drive From: Bob Mairena <bmairena@officesolutions.com> Sent: November 19, 2024 8:53 AM To: Arregui, Jerry <JArregui@newportbeachca.gov> Subject: PA2024-0057. 2830 Bayview Drive [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. I would like to voice my concern regarding the new home proposed. I object to the easement exception being granted on the Heliotrope side of the proposed building, I feel that may negatively impact the appearance of the other homes on Heliotrope as it will obviously be too close to the street. The entrance currently is on Heliotrope and based on the plans that I have been exposed to, it will still be the entrance to the home and it will be inconsistent with the other homes on the street. Robert J Mairena 230 Heliotrope Ave., CDM, CA 92625 Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 1 Subject:FW: Variance request - Nov. 21st meeting - 2830 Bayview Drive - Project File No.: PA2024-0057 Attachments:2024-11-17 - 2830 Bayview Variance Request.pdf From: Mitch Hill <mchill326@gmail.com> Sent: November 17, 2024 4:36 PM To: Arregui, Jerry <JArregui@newportbeachca.gov> Cc: Julie Hill <julie.hill@me.com>; Christopher Brandon <chris@brandonarchitects.com> Subject: Variance request - Nov. 21st meeting - 2830 Bayview Drive - Project File No.: PA2024-0057 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. Jerry, I’m writing to share my point of view about the subject project. My wife Julie (copied) and I live at 313 Heliotrope Ave. – one block up from the lot / house in question. We walk by this house perhaps 5-10 times per day as we are heading toward Ocean Blvd. with our dog. By way of background, my wife and I recently redeveloped our house at 313 and 313 ½ Heliotrope Ave. We have a 45’ wide lot that we purchased in 2012. We worked on plans for several years with Chris Brandon (copied). I believe we submitted our plans in the 2018 timeframe (you can probably tell me). We started the construction in the late fall of 2019 and we completed the project in the spring of 2021. Our builder was Neil Longman. We have a four-bedroom front house and a two-bedroom apartment. I share this information to help you understand that we very recently went through the redevelopment process you are pursuing for the Zenk Residence. In redeveloping our property, we were held to very strict standards in terms of the total square footage of the project, the setbacks, etc. I can think of a number of things we could have done differently to improve the function of the house and garage if we had been allowed any flexibility. When we asked questions we never even got to “first base” as the old saying goes. Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 2 I’m honestly astonished that you are even considering the magnitude of the variance requests of the Zenk project, including: · 1,513 additional sq. ft. – wouldn’t that be nice! · Front, rear and third-floor setback encroachments. Again, wouldn’t that be nice! The proposed Zend Residence, with its requested variances, is completely out of character with our neighborhood. It’s a nice looking design, but it does not belong on the corner of Heliotrope and Bayview. It does not belong on the proposed location, where I will be walking past it 5 to 10 times per day. We either all play by the same rules or we don’t. I would be happy to respond to any questions you may have. I would appreciate it if you would communicate my comments to the city planning commission members and the city council. Thank you, Mitch Hill 313 Heliotrope Ave, Corona Del Mar, CA 92625 949-584-9994 Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 3 Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 4 Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 5 Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 1 Subject:FW: Variance request - Nov. 21st meeting - 2830 Bayview Drive - Project File No.: PA2024-0057 Attachments:Heliotrope and Bayview Properties.pdf From: Mitch Hill <mchill326@gmail.com> Sent: November 19, 2024 9:25 AM To: Arregui, Jerry <JArregui@newportbeachca.gov> Subject: Variance request - Nov. 21st meeting - 2830 Bayview Drive - Project File No.: PA2024-0057 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. Hello Jerry, I’m adding a bit more to my prior email about the variance which is being requested for the corner of Heliotrope and Bayview. Please see attached scanned image as well as photo below for reference to my comments. The same party owns properties 1, 2 and 3. The person currently lives in property 3. More than a year ago the person started construction of property 1. The building envelope of property 1 was maximized and due to natural its grade it sits higher than property 2 Without a height variance, property 2 will not have a sunset view. It is blocked by property 1. The “logical extension” of the height variance request is ridiculous. If you grant it for property 2 then what’s to stop the person across the street from requesting an even higher variance – again to see the sunset view. Pretty soon, you’ll have small, narrow towers sprouting up all around the flower streets so everyone can try to get a sunset view. In retrospect, the owner should have waited to develop property 1 until he owned property 2. Then he could have realigned the properties as indicated by A, B and C (all with Heliotrope addresses). Then both properties A and B could have had a sunset view without a height variance. If the owner of property 2 is “dying” to have a sunset view he can always move into property 1. Or, he can walk a block to Lookout Point each evening and save some money. As I stated previously, I’m completely opposed to the height variance, as well as the other requested variances. Thanks, Mitch Hill 313 Heliotrope Ave. Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 2 ps – when I rebuilt my property (completed in 2021) it had a sunset view. It was shortly thereafter blocked by the redevelopment of a property near the corner of Goldenrod and Seaview. Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 1 Subject:FW: No absolutely not PA2024-0057/ 2830 Bayview Dr. From: Traci Baltera <gingerthelionheart@gmail.com> Sent: November 18, 2024 3:46 PM To: Arregui, Jerry <JArregui@newportbeachca.gov> Subject: No absolutely not PA2024-0057/ 2830 Bayview Dr. [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. No absolutely not PA2024-0057/ 2830 Bayview Drive Reason: Negative impact in all areas; The Master planning of Corona Del Mar flower streets, created and enforced by already imposed lot limitations is being broken on all sides of this variance request. The variances requested literally break every purposeful design of this neighborhood. Lot limitations which were chosen on purpose to create its charm.& insure the monetary value eminent in its ocean views., sunlight, & fresh ocean breezes. The constant never wavering forever increasing value of this neighborhood, renowned by all the realtors as the “ sweet spot”, is all done on purpose, “by design” . Not by accident. . Project file number PA 2024–0057 for 2830 Bayview Dr. does not belong here. This is a ridiculously oversized industrial modern structure that not only impedes on every one of its neighbors, but does so in every way shape or form taking vital quality of life necessities such as light , airflow, and most importantly the million I’m sorry multi million dollar ocean views. Please share with them Their Neighbors have every right to deny these outlandish requests & expect our city to enforce these lot limitations for us. As every single resident proceeding this request has upheld, respected and appreciated them. Unlike this crazy request( s). How do they not know this simply is not the place for this type of department store building . There are many other places that have buildings that look like Nordstrom‘s. It’s usually the mall, but there’s plenty of other open spaces that doesn’t impede on other people’s ability to get sunlight or air or keep their land value. This crazy outlandish request should not have been allowed to even get as far as a hearing. This would not only lower the value by ruining the aesthetics & stealing & destroying its charm, but also and more importantly by impeding on everyone’s multimillion dollar ocean views. This isn’t even the last building of the 300 blocks on the Bayside cliff oh no it’s front and foremost, impeding views in every direction except the ocean. As a half century resident, I can’t even fathom the lack of community, the sheer selfish, greedy, inconsiderate audacity to even propose this. Why do they want to come into our neighborhood and not only change it, but change it for the worst and upset all their surrounding neighbors by doing so? It’s borderline insanity if not, explained by the obvious greed part. There is certain to be a money trail if this goes any further. Because this selfish request has all the makings of a doomed proposal. Being held up for as long as it takes for them to give up because those negatively effected neighbors are many, united, & never going to give up on fighting this unnecessary unwanted, unwarranted monstrosity. These lot limitations are already inherent in the properties bought here and they had to have known that when they bought it/ them. Created on purpose and not only accepted but lovingly supported by all those who own here. Not to come in and change it. Especially since this is one of the few places on the planet that has forever Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 2 increased in value because of its design. We all purposely bought into these lot limitations on purpose, willingly wantingly and rightfully expectantly that these laws will be enforced and upheld and secured by the lot limitations we all already agreed to. These requests are not only not beneficial to everyone, but selfishly totally insulting just suggesting such. Just walk it out, if not one, but a large majority would be negatively affected by it. That so many would be made unfortunate & lesser for being near or especially behind it, & that goes beyond one but multiple rows of houses in multiple directions, then the complaints would be warranted , numerous, and backed by financial loss. It’s doomed. So if every single neighbor is negatively affected & it breaks every lot limitation while it brings no special value or added value to the neighborhood, there is absolutely no reason to warrant this. Realize that even if They got a forward action and continuance EVENTUALLY they would have to pay for an impact study, which would obviously come out negative no for them. Wasting everyone’s time and energy, except for the lawyers they will have to hire to fight their own neighbors. It makes no sense to go any further. But then none of this proposal makes any sense. In fact if they go any further after being denied, this, I would seriously question the mental health of the person trying to push this through. It’s not just selfish, but outlandishly outrageously imposing. I can speak for myself , four more of my own, & 18 more residents of the 300 Block of Heliotrope that all in loud absolute resounding NO, absolutely not on PA2024-0057/ 2830 Bayview Sincerely, Mrs. Tracey Baltera Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 1 Subject:FW: Project File No.: PA2024-0057 Zenk Residence Variances -----Original Message----- From: nona wolverton <ononona@gmail.com> Sent: November 18, 2024 8:33 AM To: Arregui, Jerry <JArregui@newportbeachca.gov> Subject: Project File No.: PA2024-0057 Zenk Residence Variances [EXTERNAL EMAIL] DO NOT CLICK links or aƩachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert BuƩon above. My name is Nona Wolverton and I have owned my home in the village of Corona del Mar for 36+ years. I bought here because of the “quaintness of the village”, and with the knowledge that it would always feel and be that way because of the integrity of the Newport Beach Planning Department. My concern here is that once a variance is granted, what is to keep it being granted on ALL construcƟon from there forward? Building out past setbacks, especially to the magnitude of what is being asked for here, not only affects the overall look and feel of CdM, but it also affects every homeowner around it. Not to menƟon that this is a corner lot, with sightlines and traffic safety to be considered. While I understand having the desire and ability to build your dream home, to your dream specificaƟons, it shouldn’t be at the expense of your neighbors “village feel” and possible views. There are so many larger lots in this area, that can accommodate a design of this size…its just not in the village of CdM. I know change is inevitable...Believe me, I've seen it here. But the magnitude of these requests could change Corona del Mar forever. RespecƟvely, Nona Wolverton Planning Commission - November 21, 2024 Item No. 3b - Additional Materials Received Zenk Residence (PA2024-0057) 1 Subject:FW: PA2024-0057, Zenk Residence, 2830 Bayview Drive From: Cheryl Fischer <chfulfisch@gmail.com> Sent: November 19, 2024 6:16 PM To: Arregui, Jerry <JArregui@newportbeachca.gov> Subject: PA2024-0057, Zenk Residence, 2830 Bayview Drive [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. To: City of Newport Beach Planning Commission From: Herb and Cheryl Fischer, 240 Heliotrope Ave. Date: November 19, 2024 Sixteen years ago, we purchased a home in the 200 block of Heliotrope Ave. (between Seaview Ave. and Bayview Drive). One of the selling points was the 20’ yards in front of all 15 homes on the block, creating an open feeling on the street and a better view of the ocean and skyline than was offered on many of the other flower streets. During the 16 years we have lived at 240 Heliotrope, nearly ½ the homes have been rebuilt (one home has been remodeled and 5 new homes constructed). The existing 15 homes, from original bungalows to newly built or remodeled homes are 3,000-4,500 sq. feet. All the newly constructed homes conformed to the 20-foot setback and the square footage restrictions required by the City Planning Department. All of us who bought and built here were aware of the building codes when we purchased the lots and respected them when we drew up plans with our architects. The plans for at least two of these new homes (244 and 245) were also prepared by Brandon Architectural Firm and the owners of these homes tell us they were advised and reminded of the city codes and restrictions as the plans were being prepared, so the need for a variance to exceed the gross floor area limits or to encroach into the front or rear setbacks wasn’t needed. All 6 neighbors with new homes followed the established regulations and designed homes that were consistent with the neighborhood and maintained the open feeling of the street with a full view of the ocean. We strongly recommend that the Commission uphold the existing building codes and deny this request to exceed the gross floor area limit by 1,513 square feet to create a 5,275 sq. ft. home, with a 682 sq. ft. attached 3 car garage, and a 2,340sq. ft. subterranean basement, totaling 8,297 sq. ft. This proposed home will not be “compatible in design, bulk and scale to the surrounding residences on Heliotrope” as suggested in the report on page 16. This home would be nearly two and ½ times larger than the existing 3,000 sq. ft. homes on the block; 3,797 sq. feet larger than the largest home; and jut out 10’ closer to Heliotrope than all the other homes, making its excessive size even more obvious and incompatible with all the other houses on the street that have observed the 20’ setback and size restrictions. The report states ‘the “building envelope” of the lot in question is not consistent with the existing neighborhood. He is right, the buildable area on this large lot is the same width as many of the lots on the street. The buildable area on the lot as shown on the top of page 13 of the report, is the same width as my 30’ lot and our home was built with the appropriate setbacks and no special “privileges” as implied in the report on page 9. As I see it, the need for this number of exceptions to the building code is not because it is a “non-standard lot” as suggested on page 1 of the report or because it involves “special circumstances” as suggested on page 9 but is Planning Commission - November 21, 2024 Item No. 3c - Additional Materials Received Zenk Residence (PA2024-0057) 2 because the proposed home is too large for this lot and neighborhood. It is common knowledge that those who desire a home over 5,000 sq. ft. consider purchasing two adjacent lots on the flower streets or a lot on Ocean Boulevard, which is zoned to accommodate larger homes and where this home would be surrounded by other large homes and not look like an aberration. We feel strongly that the applicant be required to conform to the 20-setback on Heliotrope to preserve the look of our block from the street. The Heliotrope side of this proposed house with the front door and stairs, as pictured on page 8, is clearly the “front” of this home, not the side. The garage doors on Bayview side are clearly not the “front” of this house, but the side. Therefore, the applicants should be required to conform to the existing 20’ setback requirement on Heliotrope. Approving this request to exceed multiple City Building Codes for setbacks and square foot allocation would set a precedent that would alter the character, not only on this block of Heliotrope, but on the flower streets and Corona del Mar. Thank you for your thoughtful consideration of our strong objections to approving this request for multiple deviations from the existing codes and regulations. Planning Commission - November 21, 2024 Item No. 3c - Additional Materials Received Zenk Residence (PA2024-0057) Planning Commission - November 21, 2024 Item No. 3c - Additional Materials Received Zenk Residence (PA2024-0057) Planning Commission - November 21, 2024 Item No. 3c - Additional Materials Received Zenk Residence (PA2024-0057) To: City of Newport Beach Planning Commission From: Herb and Cheryl Fischer, 240 Heliotrope Ave. Re: PA2024-0057, Zenk Residence, 2830 Bayview Drive Date: November 1, 2024 Sixteen years ago, we purchased a home in the 200 block of Heliotrope Ave. (between Seaview Ave. and Bayview Drive). There are 20’ yards in front of all 15 homes on our block, creating an open feeling on the street and a better view of the ocean and skyline than offered on many other flower streets. During the 16 years we have lived at 240 Heliotrope, nearly ½ the homes have been rebuilt (one home has been remodeled and 5 new homes constructed). The existing 15 homes, from original bungalows to newly built or remodeled homes are 3,000-4,500 sq. feet. All the newly constructed homes conformed to the 20-foot setback and the square footage restrictions required by the City Planning Department. All of us who bought and built here were aware of the building codes when we purchased the lots and respected them when we drew up plans with our architects. The plans for at least two of these new homes (244 and 245) were also prepared by Brandon Architectural Firm and the owners of these homes tell us they were advised and reminded of the city codes and restrictions as the plans were being prepared, so the need for a variance to exceed the gross floor area limits or to encroach into the front or rear setbacks wasn’t needed. All 6 neighbors with new homes followed the established regulations and designed homes that were consistent with the neighborhood and maintained the open feeling of the street with a full view of the ocean. We strongly recommend that the Commission uphold the existing building codes and deny this request to exceed the gross floor area limit by 1,513 square feet to create a 5,275 sq. ft. home, with a 682 sq. ft. attached 3 car garage, and a 2,340sq. ft. subterranean basement, totaling 8,297 sq. ft. This proposed home will not be “compatible in design, bulk and scale to the surrounding residences on Heliotrope” as suggested in the report on page 16. This home would be nearly two and ½ times larger than the existing 3,000 sq. ft. homes on the block; 3,797 sq. feet larger than the largest home; and jut out 10’ closer to Heliotrope than all the other homes, making its excessive size even more obvious and incompatible with all the other houses on the street that have observed the 20’ setback and size restrictions. The report states ‘the “building envelope” of the lot in question is not consistent with the existing neighborhood. He is right, the buildable area on this large lot is the same width as many of the lots on the street. The buildable area on the lot as shown on the top of page 13 of the report, is the same width as my 30’ lot and our home was built with the appropriate setbacks and no special “privileges” as implied in the report on page 9. As I see it, the need for this number of exceptions to the building code is not because it is a “non-standard lot” as suggested on page 1 of the report or because it involves “special circumstances” as suggested on page 9 but is because the proposed home is too large for this lot and neighborhood. It is common knowledge that those who desire a home over 5,000 sq. ft. consider purchasing two adjacent lots on the flower streets or a lot on Ocean Boulevard, which is zoned to accommodate larger homes and where this home would be surrounded by other large homes and not look like an aberration. We feel strongly that the applicant be required to conform to the 20-setback on Heliotrope to preserve the look of our block from the street. The Heliotrope side of this proposed house with the front door and stairs, as pictured on page 8, is clearly the “front” of this home, not the side. The garage doors on Bayview side are clearly not the “front” of this house, but the side. Therefore, the applicants should be required to conform to the existing 20’ setback requirement on Heliotrope. Approving this request to exceed multiple City Building Codes for setbacks and square foot allocation would set a precedent that would alter the character, not only on this block of Heliotrope, but on the flower streets and Corona del Mar. Thank you for your thoughtful consideration of our strong objections to approving this request for multiple deviations from the existing codes and regulations. Planning Commission - November 21, 2024 Item No. 3d - Additional Materials Received Past the Deadline Zenk Residence (PA2024-0057) Regarding the City of Newport Beach Planning Commission Staff Report, dated November 21, 2024 for the property located at 2830 Bayview Drive, we would like to provide a response because this directly affects any resident in Corona Del Mar, which we are a part of. We disagree with the Zenks’ decision to ask for a 10’ setback variance on Heliotrope for a very obvious reason. Granting this variance for one household will set a precedent for future developments, negatively impacting the neighborhood’s aesthetics. If it is granted for one household, how will it not be granted for others. If this happens, it will impact the charm and conformity of the neighborhood. Many of the neighbors will now have a view of the side of a house when they look down the street, instead of the beautiful aesthetics the city has worked to maintain. Also, there are rules and regulations in place for a reason. No one person should be allowed to override these rules and regulations for something that only benefits them. The Zenks’ have created a monopoly on the corner of Heliotrope by owning three properties right next to each other. It seems that because of this, they believe their request is reasonable and doesn’t impact other properties. However, the residents on Heliotrope and in the surrounding village of Corona Del Mar know that this will create a domino effect for other builds. It is unfair to impact residents that don’t have the monetary means to do the same or current builds that are respecting and conforming to the city’s standards. We appreciate your consideration on this matter. Scott and Vicki Christie 515 Acacia Avenue Corona Del Mar, California 92625 (818) 359-5147 JSCPM11@gmail.com Planning Commission - November 21, 2024 Item No. 3d - Additional Materials Received Past the Deadline Zenk Residence (PA2024-0057) 1 Subject:FW: OBJECTION to Variance from Title 20 & Title 21; Project PA2024-0057 From: Duane Turney <mrdutry@gmail.com> Sent: November 21, 2024 2:54 PM To: Arregui, Jerry <JArregui@newportbeachca.gov> Cc: Rosene, Mark <Mrosene@newportbeachca.gov>; Harris, Tristan <THarris@newportbeachca.gov>; Salene, David <DSalene@newportbeachca.gov>; Barto, Bradford <BBarto@newportbeachca.gov>; Ellmore, Curtis <Cellmore@newportbeachca.gov>; Langford, Jon <Jlangford@newportbeachca.gov>; Lowrey, Lee <Llowrey@newportbeachca.gov> Subject: Re: OBJECTION to Variance from Title 20 & Title 21; Project PA2024-0057 [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. To All Commissioners: In reviewing the Planning Commission’s 11/21/2024 agenda for Zenc Residence project, I do not see a copy of the attached 11/18/24 email that I sent to The Planning Commission and all Commissioners. I see other objections but not the one I sent in. Please acknowledge that you have received this documentation from me opposing the requested variances. Thank you. Frank Turney On Nov 18, 2024, at 3:25 PM, Duane Turney <mrdutry@gmail.com> wrote: Dear Commisioner; RE: Zenk Residence Variance Request Project File No: PA2024-0057 2830 Bayview Drive, Corona del Mar Please DENY granting the requested zoning and ordinance variances on this project. A) Exceeding the gross floor area limit by approximately 1,513 square feet. B) Encroaching 10 feet into the 20-foot front setback along Heliotrope Ave. C) Encroaching 6 feet into the 10-foot rear setback; and D) Encroaching into the front and rear third floor setbacks. Planning Commission - November 21, 2024 Item No. 3e - Additional Materials Received After Deadline Zenk Residence (PA2024-0057) 2 Corona del Mar Village is a small beach town with a special environment. Citizens here enjoy open space, views and getting outside to walk around. The City Planning Commission has done an outstanding job of maintaining our quaint environment over the years, thanks in great part to the very ordinances which this project wishes to overturn. I purchased my home in 1997 because of the attraction to this beach village environment. I along with many neighbors walk our sidewalks and community daily. Over the years I have been excited by the renovations and rebuilding that has taken place. In fact, I too did a full remodel of my home in 2017-2018. There were many zoning and planning ordinances restrictions that I and numerous others have complied with, including setbacks and maximum square footage buildouts. These zoning/ordinances, along with oversight from the City, protect us home owners and the community. Past decisions to build or remodel in CdM have been based on the expectation that 20 foot setbacks on Flower streets would be maintained. These decisions have also been based on the fact the we all are held to the same formula for allowable floor square footage. This Zenk project must be held to the same Planning and Zoning requirements that others are held to. Granting ordinance exceptions on this project is severely unfair and to the detriment of many home owners who have adhered to them. It is simply unjust to pick and choose which ones get granted and to whom. (A quick look at the current buildout that Zenk is conducting nextdoor to this project demonstrates how excessive and out of proportion both of these buildings will be compared to lot sizes.) Allowing these exceptions to this project will block mine and others’ ocean views. It well also create significant variances to individual property values. Please protect our properties and deny these setback and maximum buildout exceptions which will have negative financial and aesthetic impacts on our community, including my property. Sincerely, Frank Turney 302 Heliotrope Ave Corona del Mar Planning Commission - November 21, 2024 Item No. 3e - Additional Materials Received After Deadline Zenk Residence (PA2024-0057) 1 Subject:FW: Zenk variances From: Pam Smith <pams521@gmail.com> Sent: November 21, 2024 3:28 PM To: Rosene, Mark <Mrosene@newportbeachca.gov>; Harris, Tristan <THarris@newportbeachca.gov>; Salene, David <DSalene@newportbeachca.gov>; Barto, Bradford <BBarto@newportbeachca.gov>; Ellmore, Curtis <Cellmore@newportbeachca.gov>; Langford, Jon <Jlangford@newportbeachca.gov>; Lowrey, Lee <Llowrey@newportbeachca.gov>; Kleiman, Lauren <lkleiman@newportbeachca.gov>; Arregui, Jerry <JArregui@newportbeachca.gov> Subject: Zenk variances [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Report phish using the Phish Alert Button above. I am resending my letter since it did not show up on the agenda even tho it was sent earlier thank you Pam Smith Planning Commission - November 21, 2024 Item No. 3e - Additional Materials Received After Deadline Zenk Residence (PA2024-0057) Planning Commission - November 21, 2024 Item No. 3f - Additional Materials Received at the Meeting Zenk Residence (PA2024-0057) ZENK RESIDENCE(PA2024-0057) COASTAL DEVELOPMENT PERMIT AND VARIANCE Planning Commission, Public Hearing November 21, 2024 Jerry Arregui, Assistant Planner 949-644-3249, jarregui@newportbeachca.gov Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) PROJECT LOCATION 2 Subject Property Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) PROPERTY ORIENTATION 3 Subject Property Bayview Drive He l i o t r o p e A v e n u e 2820 Bayview Drive Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) REQUIRED SETBACKS 4 Subject Property Zoning Code Definition: Front lot line of corner lot abuts the shortest street property line Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) PROPOSED PROJECT •Demolish existing single-unit dwelling •Construct new single-unit dwelling with: Setback encroachments Additional floor area Third floor stepback encroachments 5 Requires approval of a Variance and Coastal Development Permit Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) REQUIRED FINDINGS 6 Title 20 Variance •Special or unique circumstances •Preservation and enjoyment of property rights •Not a special privilege •Not detrimental Title 21 Variance (Coastal) •Overlaps with Title 20 •Emphasizes coastal resources •Maximum consistency and alternatives Title 21 CDP (Coastal) •Emphasis on public access and public views •Protection of coastal resources Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) VARIANCE REQUEST 7 Zoning and Coastal Zoning Development Standards Variance Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) ZONING COMPLIANCE 8 Zoning and Coastal Zoning Development Standards Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) BUILDABLE AREA 9 •Lot Area: 6,497 SF•Buildable Area: 2,963 SF•Floor Area Limit: 4,445 SF•Setback Area: 54% of Lot 29 feet wide •Lot Area: 6,195 SF•Buildable Area: 3,824 SF•Floor Area Limit: 5,737 SF•Setback Area: 38% of Lot Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) SETBACK VARIANCE 10 Subject Property: 54% Setback 30% Setback Typical Lot: 37% Setback 28% Setback area 33% Setback area 28% Setback Typical Lot: 37% Setback 34% Setback 24% Setback38% Setback Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) SETBACK VARIANCE CONT. 11 Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) BAYVIEW FRONTAGE ALTERNATIVE 12 Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) REQUESTED SETBACKS 13 Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) FAÇADE MODULATION 14 Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) FLOOR AREA LIMIT VARIANCE 15 Address Lot Size (SF) Max. Floor Area Limit Resulting FAR Setbacks Subject Property (Per Code) 6,497 4,445 .68 F:20, S:4, R:10 Subject Property (Proposed) 6,497 5,958 .91 F:10,S:20/5, R:4 2820 Bayview 6,195 5,737 .92 F:20, S:4, R:10 235 Heliotrope 5,015 4,812 .95 F:20, S:3, R:5 244 Heliotrope (corner lot) 4,130 4,045 .97 F:20, S:3, R:5 230 Heliotrope 4,720 4,743 1.0 F:20, S:3, R:5 2800 Bayview (corner lot) 3,540 3,708 1.04 F:10, S:3, R:5 2960 Bayview (corner lot) 9,415 10,044 1.06 F:20, S:4, R:5 218 Goldenrod (corner lot) 5,310 5,716 1.07 F:10, S:4, R:5 236 Goldenrod (corner lot) 7,080 8,034 1.13 F:10, S:4, R:5 Typical, R-1 lot (30’x118’) 3,540 3,348 .95 F:20, S:3, R:5 Exceed Floor Area Limit by 1,513 SF Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) THIRD FLOOR STEPBACK VARIANCE 16 Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) COASTAL VIEWS 17 Ocean & Carnation: 1,100 FT Lookout Point: 600 FT Ocean Boulevard/Bayview Drive Coastal View Road Subject Property West Jetty View Park: 1,700 FT View Point: 1,200 FT Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) COASTAL ACCESS 18 Subject Property Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) PUBLIC COMMENTS 19 Issues Raised •Charm of CdM and Heliotrope •Floor area deviation is excessive •Variance Precedent Staff Responses •Setbacks vary in Cdm, even on Heliotrope •Proposed floor area yields 0.91 FAR •Unique site conditions, not intended for standard lots Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) RECOMMENDED ACTION 20 •Conduct a public hearing •Find this project exempt from CEQA pursuant to Class 3 of the CEQA guidelines •Adopt Resolution No. PC2024-025 approving the Coastal Development Permit and Variance Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057) QUESTIONS AND DISCUSSION Jerry Arregui, Assistant Planner 949-644-3249, jarregui@newportbeachca.gov 21 Planning Commission - November 21, 2024 Item No. 3g - Additional Materials Presented at the Meeting Zenk Residence (PA2024-0057)