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HomeMy WebLinkAboutPA2020-324_corrections Residential Zoning Corrections Community Development Department Planning Division 100 Civic Center Drive; P.O. Box 1768 Newport Beach, CA 92658 949-644-3200 www.newportbeachca.gov Plan Check No.: PA2020-324 Address: 920 East Balboa Boulevard Date: 12/9/2020 Corrections Required Contact Information “1” (First Review): 1 “2” (Second Review): “3” (Third Review): If you have questions regarding your plan check, please contact: Plan Checker: Patrick Achis Email/Phone: pachis@newportbeachca.gov - 949-644-3237 Please contact me to discuss corrections prior to resubmitting. GENERAL INFORMATION 1. Zone: R-2 Setback Map No: S-F2 PC Text: 2. Proposal: New Addition Alteration Other 3. No. of Units Allowed: 2 No. of Units Proposed: 1 4. Demo Proposed Yes No If Yes, number of units to be demolished COASTAL COMMISSION REVIEW 5. Coastal Zone: Yes Exclusion Zone No 6. Exempt because: 7. Categorical Exclusion No.: Effective Date: 8. Waiver No: Effective Date: 9. AIC No: Coastal Development Permit No: Effective Date: 10. Coastal Approval Letter (all pages) to be scanned into plans. 11. Comments: DISCRETIONARY ACTION 12. Application required: Reason: 13. Previous Discretionary Approvals: 1. Application Type No. For: 2. Application Type No. For: 3. Application Type No. For: 4. Application Type No. For: 5. Application Type No. For: 14. Please make an appt with: Phone: Email: 15. Scan approval letter / resolution (including conditions) into plan sets. Copy attached Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 I:\Users\PLN\Shared\PA's\PAs - 2020\PA2020-324\PA2020-324_corrections.docx (pw_CDD) Page 2 of 9 16. 1 HOLD ON FINAL. The following items must be completed before the building permits are finaled: Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 17. Comments: Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 I:\Users\PLN\Shared\PA's\PAs - 2020\PA2020-324\PA2020-324_corrections.docx (pw_CDD) Page 3 of 9 REQUIRED FEES 18. Fairshare Fee Contribution: 19. San Joaquin Hills Transportation Corridor Fee: 20. Other: LOT OR PARCEL STATUS 21. Legal Description: Lot: Block: Section: Tract: 22. Easement(s) on-site: Yes No Verify with Public Works 23. 1 No person shall develop any structure including, but not limited to, a principal or accessory structure across a lot line per Section 19.04.035 (Development Across Property Lines) of the Subdivision Code. Please apply for a Parcel Map, Lot Merger, Lot Line Adjustment, or Certificate of Compliance to address underlying legal lot lines.There is an underlying legal lot on-site and a certificate of compliance is required. Please see attached application and inforation. The certificate of compliance must be completed prior to building permit issuance. 24. Comments: SETBACKS 25. Setback Regulations (20.30.110) *Setbacks are measured from property line to finished surface, unless otherwise specified. Front: 1' (East Balboa) Left Side: 4' Right Side: 4' Rear: Other: Front: 10' 26. Third Floor Step-backs (20.48.180A.3.b.) (Applicable to all R-1 and R-2 zoning districts, except: R-BI; R-1-6000; R-1-7,200; R-1-10,000, lots 25 feet wide or less in R-2; and Planned Community district) Front: 15 Left Side: 2 Right Side: 2 Rear: 15 N/A: 27. On residential lots wider than thirty (30) feet, if the primary entrance to a dwelling faces a side setback area the entry door shall be set back a minimum of five feet from the side property line and a three-foot-wide unobstructed walkway shall be provided up to a minimum height of eight feet between the primary entrance and the public street or alley. 28. A minimum thirty-six (36) inch wide passageway shall be maintained within at least one side setback area adjacent to the principal structure. The passageway shall be free of any encroachments or obstructions from ground level to a height of eight feet, including mechanical equipment, and other items attached to, or detached from, the principal structure. 29. 1 Comments: An abandoned street runs through the property. The required 10-foot front setback is measured from the back of the abandoned street. Please plot the abandoned street on the topographic survey and all floor plans. FLOOR AREA/SITE AREA LIMITATIONS 30. 1 Lot Size: 6,702 square feet Lot Dimensions: approx 45' x 145' See attached subdivision map with dimensions 31. 1 Buildable Area: lot area minus required setback areas = Confirm buildable area after abandon street is plotted on topographic survey. If applicable, revise all associated square footage including buildable area, maximum floor area, open volume area, etc. 32. Floor Area Limitation: x buildable area + (200 Square Feet for R-BI only) = maximum square footage  Calculation includes exterior walls, stairway(s) on first level of occurrence, daylighting basements, and enclosed parking (including subterranean)  Calculation does not include subterranean basements 33. Proposed Floor Area: square feet Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 I:\Users\PLN\Shared\PA's\PAs - 2020\PA2020-324\PA2020-324_corrections.docx (pw_CDD) Page 4 of 9 34. Site (Lot) Coverage Limitation: percent of total lot area  Calculation includes the percentage of a site covered by structures, including eaves and overhangs, and accessory structures and by decks more than 30 inches in height. 35. Proposed Lot Coverage: square feet or percent of total lot area 36. Provide a floor area calculations exhibit (to scale) verifying proposed square footage (show dimensions & calculations). 37. 1 Comments: 1. Please add note to site plan, "Exisitng Bulkhead to be raised to 10.65 feet NAVD88, under separate coastal development permit permit from the California Coastal Commission." 2. Please add first floor elevation figure of 8.4 feet NAVD88 to the site plan. For 38 - 40, applicable to all R-1 and R-2 zoning districts, except: R-BI; R-1-6000; R-1-7,200; R-1-10,000, lots 25 feet wide or less in R-2; and Planned Community district 38. Third Floor Limitation (20.48.180 3.) 15% of the total buildable area for lots wider than 30 feet: Maximum: 0.15 x buildable area = Proposed: 20% of the total buildable area for lots 30 feet wide or less: Maximum: 0.20 x buildable area = Proposed:  Enclosed square footage located on the third floor shall be set back a minimum of 15 feet from the front and rear setback lines  For lots greater than 30 feet in width a minimum of 2 feet from each side setback line, including bay windows. 39. Comments: 40. 1 Open Volume Area Required (20.48.180 4.) 15% of the buildable area of the lot in addition to the required setback areas Required: 0.15 x buildable area: square feet Proposed: square feet  Open volume must be located within the buildable envelope (within the setback; under 24 FEET)  Open Volume must have a minimum dimension of 5 feet in depth from the setback line on which it is located  Open volume must be open on a minimum of one side and have minimum clear vertical dimension of 7.5 feet 41. 1 Comments: 1. Please add note to cover sheet, "The structure is nonconforming due to open volume and is limited to an addition 50% addition of the exisitng gross floor area over a ten-year period, pursuant to 21.38.040 nonconforming strucutres. Proposed addition: 368 s.f. < Maximum addition: 2,870. Project complies." 2. Nonconforming open volume cannot be further reduced, so please remove/redesign addition on the east side of the property so no exisitng open volume is lost. NOTE: Please consider designing the structure to be in compliance with the minimum open volume. PLOT PLAN/SITE PLAN/FLOOR PLANS 42. 1 Provide fully dimensioned Site Plan and Floor Plans. 43. 1 Show the location of all buildings on-site and dimension distance to property lines. 44. Dimension the distance from face of curb to front property line (verify with Public Works). 45. Indicate the second and third floor footprints (if applicable). 46. 1 Dimension all projections (e.g., fireplaces, bay windows, eaves), label distance(s) to property lines. Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 I:\Users\PLN\Shared\PA's\PAs - 2020\PA2020-324\PA2020-324_corrections.docx (pw_CDD) Page 5 of 9 47. Provide separate existing and proposed floor plans fully dimensioned showing all room uses for all buildings on- site. Existing floor plans shall illustrate walls to be demolished 48. 1 Plot property lines on site plan and all floor plans with setbacks dimensioned. 49. Indicate the location of easement(s) plotted on site plan. 50. 1 Comments: Please illustrate existing walls to be demolished as it appears this layer may have been turned off for the plan set. If removal or replacement of exterior walls exceeds 50% of the exisiting linear footage, the structure will considered new and subject to current Code compliance, including conforming open volume and a 9.00 NAVD88 minimum top of slab. A linear wall exhibit demonstrating compliance with the 50% threshold may be required after the demolition proposal is clarified. OFF-STREET PARKING (20.40) Single-Unit Dwellings – Attached 2 per unit in a garage Single-Unit Dwellings – Detached and less than 4,000 sq. ft. of gross floor area* 2 per unit in a garage Single-Unit Dwellings – Detached and 4,000 sq. ft. or greater of gross floor area* 3 per unit in a garage Single-Unit Dwellings – Balboa Island 2 per unit in a garage Two-Unit Dwellings 2 per unit; 1 in a garage and 1 covered or in a garage Other: *Gross Floor Area in this case shall include the square footage of basements, but shall not include the square footage of garages. Minimum Interior Dimensions The minimum interior dimensions for parking spaces in residential zoning districts shall be as provided below (unless otherwise stated in a Planned Community). The Director may approve a reduced width for duplex units when two separate single car garages are proposed side by side and the applicant has proposed the maximum width possible. Lot Width Single Car/Tandem* Two Car Three Car 30 feet or less 9’-3” x 19’ (35’)* 17’-6” x 19’ - 30.1 - 39.99 feet 10’ x 19’ (35’)* 18’-6” x 19’ 26’-9” x 19’ 40 feet or more 10’ x 20’ 20’ x 20’ 28’-3” x 20’ * The minimum depth for a 2-car tandem space is 35 feet 51. Gross Floor Area for purposes of calculating the number of parking spaces: Gross Floor Area (don't include garage) + Basement = 52. Number of Parking Spaces Required: 2 Minimum interior clear dimensions required: 53. 1 Label interior clear dimensions of the garage free of all obstructions such as cabinetry, appliances, steps, posts, etc. (one riser is allowed, maximum 6 inches high, encroaching no more than 18 inches into garage). Please dimension the required 20' x 20' garage clearance. 54. Indicate on the plans that the garage doors are automatic roll-up doors. Garages with doors that face the street that are located within twenty (20) feet of the front property line are required to be equipped with automatic roll-up doors. 55. Comments: Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 I:\Users\PLN\Shared\PA's\PAs - 2020\PA2020-324\PA2020-324_corrections.docx (pw_CDD) Page 6 of 9 HEIGHT LIMITATION (20.30.060)  20.30.050 Grade Establishment  Measured from average grade if slope is 5% or less  Roofs over the Flat Roof Limit must have a minimum 3:12 pitch  Sloped roofs with a pitch less than 3:12 and parapets, railings, etc are considered flat roof for the purpose of height limits  Heights are measured to the top of all finished materials.  Height certification will be required in some cases 56. Flat Roof Limit: feet Sloped Roof Allowable Ridge Height: feet 57. Height certification inspection required? Yes No If so, add note to elevations stating Height Certification Required. 58. Provide topographic survey (stamped and signed by a licensed surveyor) to establish slope and average grade or, use subdivision grading plan, if applicable. 59. Provide a sheet showing the outline of the proposed structure over a topographic survey to verify determination of slope and grade to be used for measuring height. 60. Provide slope of the lot. The slope of a lot shall be determined using a four-sided polygon that most closely approximates the actual footprint of the proposed structure. The area of the four-sided polygon shall not be smaller than the footprint of the proposed structure and shall be located entirely within the buildable area of the lot. Identify the elevation points from survey and distance used to calculate slope. 61. 1 Establishment of Grade (Five Percent or Less Slope)- The grade of the surface from which structure height is measured shall be a plane established using the average of the elevations at each corner of the four-sided polygon. Example: A + B + C + D = X; X/4 = Established grade elevation from which to measure structure height. Identify the four points used to determine grade plane on site plan and illustrate average grade calculation. Please identify points used to established grade and show the calculation. If this is already in the plan set, please state sheet number for reference. Please be advised the established grade figure looks correct. 62. Establishment of Grade (More than Five Percent Slope)- The established grade from which structure height is measured shall be a plane established by determining the elevation of the lot at five evenly spaced points along each of the two side property lines and connecting each of the points along a side property line with the corresponding point on the opposite side property line. The five evenly spaced points along each side property line shall be located so that one point is located at the intersection of the front setback line with the side property line and another point is located at the intersection of the rear setback line with the side property line. The other three points along the side property line shall be located so that all five points are equidistant from each other. Provide a grade plane exhibit per the methodology above and clearly identify the survey points used to establish the grade plane. 63. Label the established grade on all elevation sheets. 64. For lots with a more than 5 percent slope, plot roof plan over established grade plan exhibit to assist with determination of grade points located directly below ridge peaks, roof areas and/or parapets. 65. Label interpolated grade points (based on established grade plane) below any critical ridge, parapet, etc. 66. 1 Dimension heights from established grade to: top of flat roof ridge peak all roof top equipment deck rails any flat elements Including parapet for roof top equipment. If over the 24-foot height limit for flat elements, please redesign. 67. 1 All new structures shall have a minimum top of slab elevation of 9.0 (88 NAVD datum) pursuant to Section 20.30.060.B.3. When the top of slab is required to be raised, the height of the principal building shall be measured from the 9.0 (88 NAVD datum) elevation. 68. 1 Provide a complete roof plan. 69. 1 Label roof pitches on roof plan and elevations. 70. Label and dimension eave overhang to property line on all exterior elevations. Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 I:\Users\PLN\Shared\PA's\PAs - 2020\PA2020-324\PA2020-324_corrections.docx (pw_CDD) Page 7 of 9 71. 1 Comments: Elevations. Please confirm representation of existing and proposed elevation heights. The topographic survey states the existing ridge is 27.52, however, the elevations illustrate the exisiting ridge above 32.01. EXCEPTIONS TO HEIGHT LIMITS (20.30.060 D) 72. 1 Interior Fireplaces- The overall chimney height for an interior fireplace is permitted to exceed the height limit by two feet above the roof plane plus an additional two foot maximum for the cap/spark arrestor. The additional two foot section is not only limited in height but also to 2 feet by 4 feet in width and depth. In addition, the chimney must be located a minimum distance of 10 feet from the nearest roof plane. Label dimensions of the chimney plus any portion of the cap/arrestor. Elevations. Thank you for dimensioning the spark arrestor, please also dimension chimney stock above roof showing this is not to exceed 2 feet. 73. Elevator Shafts/Enclosed Stairwells- Flat roofs above elevator shafts and enclosed stairwell housings may exceed the allowed height limit up to the maximum height for a sloped roof, provided they do not exceed thirty (30) square feet in area. Label applicable elevator shaft/enclosed stairwell dimensions and area. 74. Comments: LANDSCAPING 75. LANDSCAPING – TITLE 14 Chapter 14.17 of the Municipal Code (Water-Efficient Landscaping) applies to landscape installation projects requiring a ministerial or discretionary permit and exceed the following thresholds: 1. New landscape project with greater than 500 square feet of landscape area 2. Rehabilitated landscaped project with greater than 2,500 square feet of landscape area New Landscape Project: total sq ft of new landscaped area Provide Landscape Documentation Package prepared in accordance with Design Standards or, if landscape area is 2,500 square feet or less, comply with the Prescriptive Compliance Option (Appendix H of Design Standards). Rehabilitated Landscape Project: total sq ft of rehabilitated landscaped area 1. Provide Landscape Documentation Package prepared in accordance with Design Standards or; 2. Rehabilitated projects with replacement plantings with equal or less water need than the existing landscaping and the irrigation system is designed, operable and programmed to comply with the City’s water conservation regulations are exempt from the ordinance and the requirement to provide a complete landscape documentation package. To qualify for this exemption, the applicant must provide a landscape and irrigation plan and letter from a licensed professional stating that the replacement landscaping and irrigation system complies with the terms of this exemption. 76. 1 Comments: List proposed landscape square footage (irrigated planting). If none, please indicate 0 square feet. 77. LANDSCAPING – TITLE 20 (20.36.050A) Impervious surfaces in R-1 and R-2 zones. 1. Impervious surface areas, excluding driveways, shall not exceed 50 percent of the front yard area with the remaining area landscaped with plant material. The use of pervious materials for walkways, porches, and outdoor living areas is allowed. 2. Where the typical neighborhood pattern of front yards has been developed with hardscaped outdoor living areas that exceed the 50 percent maximum for impervious surfaces the Director may waive this requirement. Project complies with: No.1 Yes No No.2 Yes No Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 I:\Users\PLN\Shared\PA's\PAs - 2020\PA2020-324\PA2020-324_corrections.docx (pw_CDD) Page 8 of 9 78. Comments: DESIGN CRITERIA (20.48.180 B.) For 78-83 below, applicable to all single-unit and two-unit residential building citywide 79. Walls: Long unarticulated exterior walls are discouraged on all structures. The visual massing of a building should be reduced by incorporating appropriate design elements; including variation in the wall plane, building modulation, opening, recesses, vertical element, varied textures, and design accents (e.g. moldings, pilasters, etc.). Front facades shall include windows. 80. Upper floors: Portions of upper floors should be set back in order to scale down facades that face the street, common open space, and adjacent residential structures. Upper story setbacks are recommended either as full length “stepbacks” or partial indentations for upper story balconies, decks, and/or aesthetic setbacks. 81. Architectural treatment: Architectural treatment of all elevations visible from public places, including alleys, is encouraged. Treatments may include window treatments, cornices, siding, eaves, and other architectural features. 82. Front façade: Where the neighborhood pattern is for the primary entrance to face the street, the primary entry and windows should be the dominate elements of the front façade. Primary entrances should face the street with a clear, connecting path to the public sidewalk or street. Alternatively, entry elements may be visible from the street without the door necessary facing the street. 83. Main entrance: The main dwelling entrance should be clearly articulated through the use of architectural detailing. 84. Comments: MISCELLANEOUS ITEMS 85. TWO- TO FOUR-UNIT DWELLING PROJECTS A notice shall be signed by property owners and copied into the plan set prior to the issuance of a building permit for development of two- to four-unit dwellings. The notice serves as a record of acknowledgement that property owners understand should they choose to pursue the approval of a Parcel Map for condominium purposes during the construction, they fully understand that the Parcel Map application is a discretionary process and is not guaranteed. 86. CONDOS - (Existing Structures) Before a condominium unit may be sold, a condominium conversion building permit must be signed off by the Planning Department. The Parcel Map must be signed off by the Public Works Department, approved by the County and RECORDED at the County. Proof of recordation will be required before Planning can sign off on the building permit final. Provide a copy of the first page of the recorded document. 87. CONDOS - (New Structures) Before a condominium unit may be sold, a building permit is required for a description change from “duplex” to “condominiums.” Before building permits can be finaled, the Parcel Map must be signed off by the Public Works Department, approved by the County and RECORDED at the County. Proof of recordation will be required before Planning can sign off on the description change. Provide a copy of the first page of the recorded document. 88. 20.30.130 (Traffic Safety Visibility Area): Design includes accessory improvements and/or landscaping within traffic safety visibility triangle: Yes No  If Yes, label and illustrate traffic safety visibility triangle as follows:  Label proposed improvements and heights within triangle as follows: 89. FYI 20.30.020.A (Screening of Roof-Mounted and Ground-Mounted Mechanical Equipment)- The screening of mechanical equipment is required in all zoning districts at the time of new installation or replacement. Roof- mounted and ground-mounted mechanical equipment (e.g., air conditioning, heating, ventilation ducts and exhaust vents, swimming pool and spa pumps and filters, transformers and generators, and similar equipment, but excluding solar collectors and related equipment), shall be screened from public view and adjacent residential districts, and shall comply with the requirements: 90. FYI ACCESSORY STRUCTURES Accessory structures, including fences, hedges, walls, and retaining walls, are typically limited to 6 feet in side and rear setbacks and 42 inches in front setbacks. Please label height from natural grade below to highest point of structure. 91. FYI ASSOCIATION APPROVAL (ADVISORY) Issuance of a Building Permit by the City does not relieve applicant of legal requirement to observe covenants, conditions and restrictions which may be recorded against the property or to obtain community association approval of plans. Residential Zoning Corrections (Cont’d) Updated: 09/11/2018 I:\Users\PLN\Shared\PA's\PAs - 2020\PA2020-324\PA2020-324_corrections.docx (pw_CDD) Page 9 of 9 92. TRASH AREA Indicate the location of the screened trash area on the site plan or floor plan. 93. 1 Comments: Please note any proposed accessory structures or site modifications. If all are exisitng to remain, please label and indicate as such. GENERAL NOTES 94. Add the following note(s) as indicated below: “Pools, spas, walls, fences, patio covers and other freestanding structures require separate reviews and permits.” “Fences, hedges, walls, retaining walls, guardrails and handrails or any combination thereof shall not exceed 42 inches from existing grade prior to construction within the required front setback area(s).” Attic space with ceiling heights greater than 6 feet - “Not to contain any air registers, electrical outlets, or lighting other than is required by Code. Not to contain any insulation, drywall, or similar interior wall finishing material.” Accessory Living Areas- “There shall be no facilities used for food preparation within or be used for residential purposes separately or independently from occupants of principal structure.” Other:- HOLD ON FINAL 95. FYI The following Hold(s) on Final will be applied to your building permit: Height Certification of critical roof height elevations. Condominium Conversions- Parcel Map recordation. New Condominiums (1-4 units) - Parcel Map recordation and issuance of Description Change permit Landscape Certification- For projects requiring landscape documentation package, applicant must provide third- party stamped and signed Certificate of Completion (Appendix E of Design Standards). Other:- 96. Comments: 1. If the Building Division determines the project will exceed the 50% valuation of the exisiting structure, the project will be considered new and will be subject to current Code standards, including open volume and the 9.00 NAVD88 feet minimum top of slab. 2. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all 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 development.