HomeMy WebLinkAbout03_Lobel Residence Coastal Development Permit_PA2024-0103CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 24, 2025
Agenda Item No. 3
SUBJECT: Lobel Residence (PA2024-0103)
▪Coastal Development Permit
SITE LOCATION: 1212 West Ocean Front
APPLICANT: James Carlson, Architect
OWNER: David Lobel
PLANNER: Daniel Kopshever, Assistant Planner
949-644-3235, dkopshever@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
•Zoning District: R-1 (Single-Unit Residential)
•Coastal Land Use Plan Category: RSD-C (Single Unit Residential Detached) - (10.0
–19.9 DU/AC)
•Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of a single-unit dwelling with
a detached two-car garage and the construction of a new 4,684 square-foot, three-story,
single-unit dwelling and attached 642-square-foot, three-car garage. The project includes
landscape, hardscape, drainage, and accessory structures located on private property.
The project complies with all development standards and no deviations are requested.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project 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, Division
6, Chapter 3, because it has no potential to have a significant effect on the
environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving the Coastal
Development Permit filed as PA2024-0103 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
• The subject property is in the R-1 Coastal Zoning District, which allows a maximum
of one residential dwelling unit on a single lot. The project is consistent with the City’s
Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required, and the
property is not eligible for a waiver for de minimis development because the property
is located in the Coastal Commission Appeal Area.
• The property is currently developed with a single-unit dwelling with detached garage.
As seen in the aerial map provided as Attachment No. ZA 2 (Vicinity Map), the
neighborhood is predominantly developed with two-story single-unit dwellings with
scattered one and three-story single-unit dwellings. The proposed design, bulk, and
scale of the development is consistent with the existing neighborhood pattern of
development.
• The project complies with the Housing Crisis Act of 2019 and Senate Bill 8
(Skinner) because it does not result in the loss of residential density.
• The proposed single-unit dwelling and accessory structures conform to all applicable
development standards, including floor area limit, setbacks, height, and off-street
parking as evidenced by the project plans (Attachment No. ZA 3) and as illustrated
in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 8 feet 8 feet
Sides 3 feet 3 feet
Rear (Alley) 0 feet 0 feet
Allowable Floor Area (max.) 5,753 square feet 5,326 square feet
Allowable 3rd Floor Area (max.) 431 square feet 430.47 square feet
Open Space (min.) 431 square feet 481.6 square feet
Parking (min.) 3-car garage 3-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-feet for all flat elements
29-foot sloped roof
Hazards
• The project is located on an ocean front lot that fronts a public boardwalk.
• A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. on September 15, 2024. The report analyzes the coastal hazards
of shoreline erosion, flooding, wave runup, and sea level rise. The property is
separated from the Pacific Ocean by a wide sandy beach and is over 500 feet from
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the high tide line. The report assumes an approximate 3.15-foot increase to bay
water levels, currently a maximum of 7.9 feet North American Vertical Datum of
1988 (NAVD88), due to sea level rise (based on low risk aversion estimates for
sea level rise provided by the State of California, Sea Level Rise Guidance: 2018
Update) over the next 75 years (i.e., the life of the structure). The report concludes
that given the wide nature of the beach, lack of long-term shoreline erosion, and a
high finished first floor elevation, the Project is reasonably safe from coastal
hazards and sea level rise. There is no anticipated need for a shore protection
device over the life of the proposed development and there are no
recommendations necessary for avoidance or minimization of coastal hazard
• The finished floor elevation of the proposed single-unit dwelling is at a minimum
elevation of 12.85 feet NAVD88, which complies with the minimum 9.0-foot NAVD88
elevation standard for habitable areas.
• The property is in an area known for the potential of 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 prior
to the issuance of a building permit. 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 prior to
building permit issuance.
• Under Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection –
Development Standards) of the Newport Beach Municipal Code (NBMC), the
property owner is required to enter into an agreement with the City waiving any
potential right to protection to address situations in the future where the development
is threatened with damage or destruction by coastal hazards (e.g., waves, erosion,
and sea level rise). The Waiver of Future Protection is included as a condition of
approval that will need to be satisfied before the final building inspection.
• The property owner will also be required to acknowledge any hazards present at the
site and unconditionally waive any claim to damage or liability against the decision
authority, consistent with Section 21.30.015(D)(3)(c) (General Site Planning and
Development Standards – Waterfront Development) of the NBMC. The
Acknowledgement of Coastal Hazards is included as a condition of approval that will
need to be satisfied before the issuance of building permits.
Water Quality
• The property is located adjacent to coastal waters. Pursuant to Section 21.35.030
(Construction Pollution Prevention Plan) of the NBMC, a Construction Pollution
Prevention Plan (CPPP) is required to implement temporary Best Management
Practices (BMPs) during construction to minimize erosion and sedimentation, and to
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minimize pollution of runoff, and coastal waters derived from construction chemicals
and materials. A CPPP has been provided and construction plans and activities will
be required to adhere to the CPPP.
• Due to the proximity of the development to the shoreline and the development
containing more than 75% of impervious surface area Section 21.35.050 (Water
Quality Management Plan) of the NBMC requires a preliminary Water Quality
Management Plan (WQMP). The preliminary WQMP was prepared by Toal
Engineering, Inc. dated January 10, 2025. The WQMP includes a polluted runoff and
hydrologic site characterization, a sizing standard for BMPs, use of an LID approach
to retain the design storm runoff volume on site, and documentation of the expected
effectiveness of the proposed BMPs. Construction plans will be reviewed for
compliance with the approved Water Quality Hydrology Plan (WQHP) prior to
building permit issuance.
Public Access and Views
• The property is located on the Balboa Peninsula and between the nearest 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 includes the demolition of a
single-unit dwelling and the construction of a single-unit dwelling on an R-1 zoned
lot. The project maintains the same number of units as the existing development
and does not involve a change in land use, density or intensity that will result in
increased demand on public access and recreation opportunities. Furthermore, the
project is designed and sited (appropriate height, setbacks, etc.) so as not to block
or impede existing public access opportunities
• The property is not located adjacent to a coastal view road or coastal viewpoint as
identified in the Coastal Land Use Plan. The nearest designated coastal viewpoint
is at Marina Park, approximately 1,400 feet northwest of the property, and the
nearest designated coastal view road segment is located along Newport Boulevard,
over 6,000 feet away. The project is not visible from either due to the distance from
the points and intervening structures. The project is, however, located adjacent to
and visible from the Ocean Front public walkway and the beach beyond. The project
replaces an existing single-unit dwelling built over 100 years ago with a new single-
unit dwelling that complies with all applicable Local Coastal Program (LCP)
development standards and maintains a building envelope consistent with the
existing and anticipated neighborhood pattern of development. The project
ultimately should blend in with existing development and does not have the potential
to degrade the visual quality of the Coastal Zone or result in significant adverse
impacts on existing public views.
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• Lateral access to the coast is currently provided and will continue to be provided by
the Ocean Front public walkway. The nearest vertical access to the Ocean Front
boardwalk is available via the 12th and 13th Street ends. The project does not include
any features that would impede access along these routes.
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.
The Class 3 exempts the demolition and construction of up to three single-family residences
in urbanized areas. The proposed project will demolish an existing single-unit dwelling and
construct a new single-unit dwelling, consistent with the Class 3 exemption. There are no
known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use
of these exemptions. 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 public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property 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 hearing, 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.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal Program
[LCP] Implementation Plan) of the NBMC. Final action taken by the City may be appealed
to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal
Commission) of the City’s certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional
information on filing an appeal, contact the Planning Division at 949-644-3200.
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Prepared by:
JP/djk
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING A COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-
UNIT DWELLING UNIT AND CONSTRUCT A NEW, THREE-
STORY, SINGLE-UNIT DWELLING WITH AN ATTACHED THREE-
CAR GARAGE LOCATED AT 1212 WEST OCEAN FRONT
(PA2024-0103)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by James Carlson, Architect, on behalf of the owner, David Lobel,
with respect to property located at 1212 West Ocean Front, and legally described as Lot
4, Block 12 of Tract 234 (Property), requesting approval of a coastal development permit.
2. The applicant requests a coastal development permit (CDP) to allow the demolition of an
existing single unit dwelling with detached garage and the construction of a new 4,684
square-foot, three-story, single-unit dwelling with an attached 642-square-foot three-car
garage. The project also includes landscape, hardscape, drainage, and accessory
structures located on private property. The project complies with all development
standards and no deviations are requested (Project).
3. The property is categorized as RS-D (Single Unit Residential Detached) by the General
Plan Land Use Element and is located within the R-1 (Single Unit Residential) Zoning
District.
4. The subject property is located within the Coastal Zone. The property is categorized RSD-
C (Single Unit Residential Detached) - (10.0 – 19.9 DU/AC) by the Coastal Land Use Plan
and is located within the R-1 (Single Unit Residential) Coastal Zoning District.
5. A public hearing was held on July 24, 2025, online via Zoom. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal Code
(NBMC). Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
2. Class 3 exempts the demolition and construction of up to three single-family residences
in urbanized areas. The proposed project consists of the demolition of an existing single-
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unit dwelling and the construction of a new single-unit dwelling, consistent with the Class
3 exemption.
3. 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.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 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:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 5,753 square feet and the proposed floor area
is 5,326 square feet.
b. The proposed development provides the minimum required setbacks which are
eight feet from the front property line abutting West Ocean Front, three feet from
each side property line, and zero feet from the rear property line abutting West
Ocean Front Alley.
c. Both the highest flat roof and guardrails are less than 24 feet from established
grade, or 35.5 feet based on the North American Vertical Datum of 1988 (NAVD
88), and the highest ridge is no more than 29 feet from established grade, or 40.15
feet (NAVD 88). The proposed development complies with all height requirements.
d. The proposed development provides a three-car garage, meeting the minimum
three-car garage requirement for a single-unit dwelling with more than 4,000
square feet of habitable floor area.
e. The proposed lowest finished floor elevation of the new residence is 12.85 feet
(NAVD 88), which complies with the minimum 9.0 foot (NAD 88) top of slab
elevation requirement for interior living areas of new structures.
2. The surrounding neighborhood is predominantly developed with two-story and three-
story dwellings. The proposed design, bulk, and scale of the development is consistent
with the existing neighborhood pattern of development.
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3. The Project proposes to demolish the existing single-unit dwelling to construct a new
single-unit dwelling. The Project complies with the Housing Crisis Act of 2019 and
Senate Bill 8 (Skinner) because it does not result in the loss of residential density.
4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated September 15, 2024. As an ocean front property, the report
analyzes the coastal hazards of shoreline erosion, flooding, wave runup, and sea level
rise. The property is separated from the Pacific Ocean by a wide sandy beach and is
over 500 feet from the high tide line. The report assumes an approximate 3.15-foot
increase to bay water levels, currently a maximum of 7.9 feet (NAVD88), due to sea
level rise (based on low risk aversion estimates for sea level rise provided by the State
of California, Sea Level Rise Guidance: 2018 Update) over the next 75 years (i.e., the
life of the structure). The report concludes that given the wide nature of the beach, lack
of long-term shoreline erosion, and a high finished first floor elevation, the Project is
reasonably safe from coastal hazards and sea level rise. There is no anticipated need
for a shore protection device over the life of the proposed development and there are
no recommendations necessary for avoidance or minimization of coastal hazards.
5. The finish floor elevation of the residence is proposed at an elevation of 12.85 feet
(NAVD 88), which complies with the minimum 9.00-foot (NAVD 88) elevation standard.
6. The property is in an area known for the potential of 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 prior to the issuance of a building
permit. 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 the CBC prior to building permit issuance.
7. Pursuant to Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection
– Development Standards) of the NBMC, the property owner is required to enter into an
agreement with the City waiving any potential right to protection to address situations in
the future in which the development is threatened with damage or destruction by coastal
hazards (e.g., waves, erosion, and sea level rise). The property owner is also required
to acknowledge any hazards present at the site and unconditionally waive any claim to
damage or liability against the decision authority, consistent with Section
21.30.015(D)(3)(c) (General Site Planning and Development Standards) of the NBMC.
Both requirements are included as conditions of approval that will need to be satisfied
prior to the issuance of building permits for construction.
8. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the CBC and Building Division
standards and policies. Geotechnical investigations specifically addressing liquefaction are
required to be reviewed and approved prior to 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 prior to building permit issuance.
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9. The property is located adjacent to coastal waters. Pursuant to Section 21.35.030
(Construction Pollution Prevention Plan) of the NBMC, a Construction Pollution Prevention
Plan (CPPP) is required to implement temporary Best Management Practices (BMPs)
during construction to minimize erosion and sedimentation, and to minimize pollution of
runoff, and coastal waters derived from construction chemicals and materials. A CPPP has
been provided and construction plans and activities will be required to adhere to the CPPP.
10. Pursuant to Section 21.35.050 (Water Quality and Hydrology Plan) of the NBMC, due to
the proximity of the development to the shoreline and the development containing more
than 75% of impervious surface area, a preliminary Water Quality Management Plan
(WQMP) is required. The preliminary WQMP was prepared by Toal Engineering, Inc. dated
January 10, 2025. The WQMP includes a polluted runoff and hydrologic site
characterization, a sizing standard for BMPs, use of an LID approach to retain the design
storm runoff volume on site, and documentation of the expected effectiveness of the
proposed BMPs. Construction plans will be reviewed for compliance with the approved
Water Quality Hydrology Plan (WQHP) prior to building permit issuance.
11. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC.
Condition of Approval No. 18 is included, which requires drought-tolerant species. Prior to
the issuance of building permits, the final landscape plans will be reviewed to verify
invasive species are not planted.
12. The Property is not located adjacent to a coastal view road or coastal viewpoint as
identified in the Coastal Land Use Plan. The nearest designated coastal viewpoint is at
Marina Park, approximately 1,400 feet northwest of the property, and the nearest
designated coastal view road segment is located along Newport Boulevard, over 6,000
feet away. The Project is not visible from either due to the distance from the points and
intervening structures. The Project is, however, located adjacent to and visible from the
Ocean Front public walkway and the beach beyond. The Project replaces an existing
single-unit dwelling built over 100 years ago with a new single-unit dwelling that complies
with all applicable Local Coastal Program (LCP) development standards and maintains
a building envelope consistent with the existing and anticipated neighborhood pattern of
development. The Project ultimately should blend in with existing development and does
not have the potential to degrade the visual quality of the Coastal Zone or result in
significant adverse impacts on existing public views.
Finding:
B. 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 on the Balboa Peninsula and between the nearest 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
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the requirement and the project’s impact and be proportional to the impact. In this case,
the Project includes the demolition of a single-unit dwelling and the construction of a single-
unit dwelling on an R-1 zoned lot. The Project maintains the same number of units as the
existing development and does not involve a change in land use, density or intensity that
will result in increased demand on public access and recreation opportunities.
Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as
not to block or impede existing public access opportunities.
2. Vertical access to the coast is available on either side of the Property via the 12th and 13th
Street ends. Lateral access is provided on the beach and through the Ocean Front public
walkway. The project does not include any features that would obstruct access along these
routes.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator 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.
2. The Zoning Administrator of the City of Newport Beach hereby approves the Coastal
Development Permit filed as PA2024-0103, subject to the conditions set forth in Exhibit
“A,” which is attached hereto and incorporated 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 in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the NBMC. Final action taken by the City may be
appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to
the Coastal Commission) of the City’s certified LCP and Title 14 California Code of
Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF JULY 2025.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
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. Revisions to the approved plans require review by the Planning Division and may require
an amendment to this coastal development permit or the processing of a new coastal
development permit.
3. The Project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
4. The Coastal Development Permit filed as PA2024-0103 shall expire unless exercised within
24 months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the NBMC, unless an extension is otherwise granted.
5. Prior to the final building permit inspection, a waterproofing curb or similar design feature
shall be constructed around the proposed residence as an adaptive flood protection device
up to a minimum of 10.9 feet (NAVD88). Flood shields (sandbags and other methods) can
be deployed across the openings to protect and prevent flooding to the structure.
6. 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. The letter shall be scanned into the plan set prior to building permit issuance.
7. Prior to the 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 to address the threat of
damage or destruction from waves, erosion, storm conditions, landslides, seismic activity,
bluff retreat, sea level rise, or other natural hazards that may affect the property, or
development of the property, today or in the future. The agreement shall be binding against
the property owners and successors.
8. Prior to the issuance of a building permit, the final WQHP/WQMP shall be reviewed and
approved by the Building Division. Implementation shall comply with the approved CPPP
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and WQHP/WQMP; any changes could require separate review and approval by the
Building Division.
9. Prior to the issuance of a building permit, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
10. Prior to the issuance of a building permit, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
11. Prior to the issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans.
12. 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.
13. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
14. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or
result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands,
or their buffers.
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 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. Stock-piles 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 submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant
species and water efficient irrigation design. The plans shall be approved by the Planning
Division.
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19. All landscape materials and irrigation systems shall be maintained in accordance with 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.
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. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26
(Community Noise Control) and other applicable noise control requirements of the NBMC.
22. 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.
23. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
24. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented before and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
25. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
15
Zoning Administrator Resolution No. ZA2025-###
Page 9 of 10
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
26. All proposed accessory structures located within setback areas shall comply with
applicable height limits consistent with NBMC Section 20.30.040 (Fences, Hedges,
Walls, and Retaining Walls).
27. 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 the current
property owner or agent.
28. 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 Lobel Residence including, but not limited to the Coastal
Development Permit (PA2024-0103). 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 of the City's costs, attorneys'
fees, and damages, which the 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
29. The foundation shall be designed for liquefaction mitigation, pursuant to California
Building Code (CBC) Policy No. CBC 1803.5.
30. Habitable levels greater than one story above or below an egress door shall not
exceed the 50-foot maximum travel distance from any occupied point to a stairway or
ramp that provides egress from said habitable level.
Fire Department
31. Installation of an NFPA 13D fire sprinkler system is required.
Public Works Department
32. The Applicant shall install a new sewer clean out on the existing sewer lateral, pursuant
to City Standard 406.
33. The Applicant shall remove all existing encroachments within the Ocean Front right of
way and install a new sidewalk to match.
16
Zoning Administrator Resolution No. ZA2025-###
Page 10 of 10
34. The existing water service shall be abandoned at the water main. Proposed service and
meter shall be installed pursuant to City Standard 502.
17
Attachment No. ZA 2
Vicinity Map
18
VICINITY MAP
Coastal Development Permit
(PA2024-0103)
1212 Ocean Front West
Subject Property
Subject Property
19
Attachment No. ZA 3
Project Plans
20
COASTAL DEVELOPMENT PERMIT
NOTE: THE MAXIMUM TIME TO COMPLETE CONSTRUCTION IS LIMITED TO THREE YEARSFROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER JUNE 1, 2019 ASREQUIRED NBMC SECTION 15.02.095.
Project Data 1212 W. Oceanfront: Revised 10-6-2024.
Scope of Work:
Construct a New 3 Story 5326.25 Sq. Ft. House (1)
Subterranean Basement Eliminated from CDP application (1)
Separate Permits Required.
xDemolish Existing House Separate Permit required.
xSolar System. Deferred Submittal
xFire sprinklers Deferred Submittal (1)
Project Data:
APN: 047 241 16
Zoning: R1
General Plan Land use: RS-D Single Unit Residential Detached
Occupancy: Single family
Coastal Zone: Yes, RSD-C Single Unit Residential Detached
xCoastal Development Permit required.
Construction Type: Type V-B Sprinklered
Floor Area Limit: 2 Times Buildable = 5753.28 .5 Sq. Ft.
Proposed Floor Area: 5326.25 Sq. Ft. 99.98% (1)
Area of Lot: 3735 Sq. Ft.
Maximum Building height: 24 Feet for Flat Roof & 29 Feet for Sloped Roof
Required Setbacks:
x Front 8' Oceanfront
xSides: 3'
xRear: 0' W. Oceanfront Street
Minimum Parking Requirements:
x3 Covered spaces
Area Calculations See Sheet A-1.1
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LEGEND
DEFERRED SUBMITTALS
LOCAL REQUIREMENTS & BLDG. NOTES
ALL CONSTRUCTION TO COMPLY WITH:
2022 CALIF. BUILDING CODE (CBC)2022 CALIFORNIA MECHANICAL CODE (CMC)2022 CALIF. T-24-6
2022 CALIFORNIA ELECTRICAL CODE (CEC)2022 CALIFORNIA PLUMBING CODE (CPC)
APPLICABLE CODES
SITE PLAN - PICTORIAL
x DEFFERED SUBMITTALS: TO BE REVIEWED BY PROJECT ARCHITECT ORENGINEER OF RECORD PRIOR TO SUBMITTAL FOR PLAN REVIEW
2022 CALIFORNIA RESIDENTIAL CODE (CRC)
CHAPTER # 15 NEWPORT BEACH MUNICIPAL CODE(NBME)
GENERAL
1. PLEASE NOTE ON PLAN: "ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORTBEACH DOES NOT RELIEVE APPLICANT OF THE LEGAL REQUIREMENTS TO OBSERVECOVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THEPROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITYASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THISPERMIT."
2. PLEASE NOTE ON PLAN."PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAYAN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT."
NOTE: SEE SHEETS T-S-2 & T-S-3FOR OTHER REQUIRED CITY OR NEWPORT BEACH REQUIRED
GENERAL WORK:x RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTxCAL GREEN RESIDENTIAL MANDATORY MEASURESxSTRUCTURAL OBSERVATION GENERAL NOTES & STRUCTURAL OBSERVATIONSCHEDULE SEE SHEET S-1xNOTE: POOLS, SPA'S WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDINGSTRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.
ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMEDBY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERALENGINEERING CONTRACTOR.
NOTE: FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY
COMBINATION THERE OF SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE PRIOR TOCONSTRUCTION WITH IN THE REQUIRED FRONT SETBACK AREA(S).
PROVIDE A NOTE ON PLAN "ALL PLUMBING FIXTURES SHALL BE COMPLYING WITH THEMAXIMUM FLOW RATES IN SECTION 4.303 CALGREEN BUILDING STANDARD CODE."
x CITY OF NEWPORT BEACH BUILDING DEPT.x CITY OF NEWPORT BEACH PLANNING DEPT.
x CITY OF NEWPORT BEACH PUBLIC WORKS DEPT.
VICINITY MAP - PICTORIAL
APPROVALS
DIRECTORY
OWNER:
LISA & DAVID LOBEL
16 OLD COURSE DRIVENEWPORT BEACH, CA 92660949-355-3473
LISA AND DAVID LOBEL
BEACH HOUSE
NEW CONSTRUCTION
1212 W OCEANFRONT,
NEWPORT BEACH, CA 92661
1212 W OCEANFRONT, NEWPORT BEACH, CA 92661
LISA AND DAVID LOBEL
SURVEYOR & CIVIL ENGINEER:TOAL ENGINEERING INC.139 AVENIDA NAVARROSAN CLEMENTE, CA 92672ADAM TOAL949-492-8586
GEOTECHNICAL ENGINEER:
APPIED GEOTECHNICAL, INC.27462 PORTOLA PARKWAY SUITE #20FOOTHILL RANCH, CA 92610BEN SHAHRVINI949-305-6466
PROJECT DATA
SHEET INDEX
GENERAL CONTRACTOR:-
SHORING ENGINEER:
-
1212 W. Oceanfront New Beach House CDP Coastal Development Permit Sheet Index Revised 5-8-25.
1-T-S-1 Title Sheet & General Notes Rev.
2- SU Topographic Signed Survey
3- G-1 Geotechnical Report & Recommendations
G-2 Geotechnical Report & Recommendations, Sheet 2 Sheet Eliminated
4.D-1 Existing House Demolition Plan Rev.
5- A-1 Proposed Site & Roof Plans Rev.
6- A-1.1 proposed 1st, 2nd, 3rd Floor & Roof Top Deck Area Calculations Rev.
7- A-1.2 Buildable Area, Easement Layout & Adjacent Houses Existing Window Locations Rev.
8- A-1.3 Isometric Views Rev.
9- A-2 Proposed 1st Floor Plans Rev.
10- A-2.1 Proposed 2nd Floor Foor Plans Rev.
11- A-2.2 Proposed 3rdFloor & Roof Top Deck Plans Rev.
A-2.3 Proposed Subterranean Garage Floor Plans Rev. Sheet Eliminated
A-2.4 Proposed Attic Mechanical Plans Rev. Sheet Eliminated
12- A-3 Proposed Waterfront & Street Elevations Rev.
13- A-3.1 Proposed Side Elevations Rev.
14- A-3.2 Enlarged Entry Elevations Rev.
15- A-3.3 Roof Mounted Equipment Views Rev.
16- A-4 Proposed Sections Rev.
17- A-4.1 Proposed Sections Rev.
18- A-4.2 Elevator Plans, Sections & DetailsRev.
19- C-1 Preliminary Grading Plans Cover Sheet & Notes Rev.
20- C-2 Preliminary Grading Plans Rev.
21- C-3 Preliminary Grading Plans, Sections & Details Rev.
22- C-4 Construction Pollution & Prevention Plans Rev.
23- TP-1 Topographic & Boundary Survey Rev.
24- C-6 Soils Report recommendations Rev.
TS1 Temporary Shoring Plans, General Notes Rev. Sheet Eliminated
TS2 Temporary Shoring Plans Rev. Sheet Eliminated
TS3 Temporary Shoring Plans, Details Rev. Sheet Eliminated
J.F. CARLSON ARCHITECTS, INC.
James F. Carlson AIA2300 Cliff DriveNewport Beach, CA. 92663Lic: C-13773
ARCHITECT:
MECHANICAL, ELECTRICAL &PLUMBING ENGINEERS:
STRUCTURAL ENGINEER:RCE, INC.18021 SKY PARK CIRCLESUITE E.2IRVINE, CA. 92614ALI REZAEI, PE.949-880-2866
RPM ENGINEERS, INC.Maurice Yee, P.E.102 DiscoveryIrvine, CA. 92618Tel: 949-450-1229
NOTE: THE SUBTERRANEAN GARAGE HAS BEEN ELIMINATED FROM THE COASTALDEVELOPMENT PERMIT APPLICATION.
21
BENCHMARK NOTE:OCSBM 1E-123-14ELEV=7.217NAVD88 DATUM, 2015 ADJ.
JOB NO.SHEET OF
PREPARED FOR:
APV
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V. SCALE:SURVEY DATE:
CHD.:
DRN.:
VIKTOR P.MEUM
No. 8682
1/8"=1'
-10-25-23
11-7-23
MSF
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VM
23163 1 1
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EASEMENT NOTES
NUMBERING SEQUENCE PER CHICAGO TITLE COMPANY PRELIMINARY REPORTNO. 58602302549 DATED MAY 18, 2023.
EFFECT OF DECLARATION OF RESTRICTIONS RECORDED SEPTEMBER 6, 1923 INBOOK 487, PAGE 158 OF DEEDS. (BLANKET IN NATURE.)
EFFECT OF DECLARATION OF RESTRICTIONS RECORDED FEBRUARY 4, 1925 INBOOK 561, PAGE 224 OF DEEDS. (BLANKET IN NATURE.)
AN EASEMENT FOR STREET, PARK AND PUBLIC PLEASURE PURPOSES IN FAVOROF THE CITY OF NEWPORT BEACH AS RESERVED IN A DOCUMENT ISSUED MAY 26,1922 IN BOOK 427, PAGE 54 OF OFFICIAL RECORDS OF ORANGE COUNTY.
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1,282 SQ. FT.728 SQ. FT.
EXISTING HOUSE = 1,282 SQ. FT. BUILT-IN 1912EXISTING DETACHED GARAGE= 728 SQ. FT.
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EXISTING HOUSE
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PROPOSED SITE PLAN1
ASSESSOR PARCEL MAP2
PROPOSED ROOF PLAN3
ROOF AND ROOF DECK ISOMETRIC 3
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PROPOSED ROOF PLAN5PROPOSED 3RD FLOOR AND ROOF TOP DECK LEVEL4
PROPOSED 2ND FLOOR LEVEL3
PROPOSED 1ST FLOOR LEVEL2
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PROPOSEDRESIDENCEF.F.=
PAD=
=2351.45
PROPOSED
GARAGE
LEGEND
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PROPOSED SITE PLAN AND EXISTING NG. ELEVATIONS1
PROPOSED INTERPOLATED NG. ELEVATIONS
ELEV. : 12.12' (E) FS
ELEV. : 12.10' (E) FS
ELEV. : 10.25' (E) FS
ELEV. : 10.12' (E) FS
TOTAL 44.59' / 4 = 11.1475 OR 11.15' AVE. ELEVATION
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PICTORIAL VICINITY MAPA
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EXISTING BOARDWALK PHOTO
FROM 1200 W. OCEANFRONT
LOOKING TO SUBJECT PROPERTY
B EXISTING SITE PHOTO C EXISTING FRONT ELEVATION PHOTO
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3rd LevelRoof Top Decks, Kitchen, Bath
& Multi-purpose Room
2nd Level4 Bedrooms and Bath
1st LevelGreat Room, Bar, Kitchen,
Raised Patio and Garage
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PROPOSED 1ST FLOOR PLAN1
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PROPOSED 2ND FLOOR PLAN2
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PROPOSED 3RD FLOOR & ROOF DECK PLAN1
PROPOSED ROOF PLAN2
NOTE: PATH OF TRAVEL ON ROOF DECK
50'-0" OR LESS
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1212OCEANFRONT
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PROPOSED REAR ELEVATION2PROPOSED FRONT ELEVATION1
NOTES:
1. CONTRACTOR SHALL VERIFY ALL EXTERIORMATERIALS, COLORS AND FINISHES WITH
THE ARCHITECT/ OWNER PRIOR TOPROCCEDING.ANY DISCREPANCIES NOTED
SHALL BE BROUGHT TO THE ATTENTION OFTHE ARCHITECT FOR CLARIFICATION PRIORTO PROCEEDING WITH CONSTRUCTION.
2.7/8” THICK EXTERIOR CEMENT PLASTERSYSTEM OVER MOISTUR BARRIER, OVER“TYVEK STUCCO WRAP, OVER ½” PLYWOODSHEATHING, OR SPECIFIED TYPE ON STUD
WALLS WERE PLASTER FINISH IS CALLED OUT.ALL PLASTER TO HAVE HAND TROWLEDSMOOTH FINISH.
3.PRIOR TO PAINT OR STUCCO COLOR BEINGAPPIED, CONTRACTOR SHALL PAINT A TEST
PATCH, INCLUDING ALL COLORS. THEREMAINING MAY NOT BE PAINTED UNTIL
INSPECTED AND APPROVED BY ARCHITECT/OWNER.
4.UPON COMPLETION OF THR ROUGHFRAMING AND PRIOR TO THE INSTALLATIONOF ANY FINISHED MATERIALS, THE FRAMING
LUMBER SHALL BE SPRAYED WITH TIM-BORSOLUTION BY A LICENSED BORATEPRE-TREATMENT EXTERMINATING PESTCONTROL CONTRACTOR.
EXTERIOR MATERIALS
1. EXTERIOR CEMENT PLASTER INTEGRAL COLOR SMOOTHFINISH, HAND TROWELED. APPLIED FINISH WITH RAIN GUARD
TEC WATERPROOFING SYSTEMS. TEC OVER CLEAR SEALER
WATERPROOFING. APPLY IN STRICT ACCORDANCE WITHMANUFACTURES RECCOMENDATIONS. CONTRACTOR TOPROVIDE ARCHITECT/ OWNER WITH 2'X 2'FIELD SAMPLEPRIOR TO PROCEEDING.
2. ALPOLIC Aluminum Panel Over wood fascia. INTEGRAL COLOR.To be selected by Architect / Owner
3. STANDING SEAM “CLASS A” METAL ROOFING VM ZINC“QUARTZ ZINC”
4. ALPOLIC METAL "WOOD" Panels
5. Porcelain Tile, PROVIDE FIELD SAMPLE BEFORE PROCEEDING
6. LIGHT FIXTURE, SEE ELECTRICAL
7. GARGAGE DOOR, SEE DOOR SCHEDULE
8. ENTRY DOOR, SEE DOOR SCHEDULE
9. ADDRESS PLAQUE, NUMBERS MUST BE 4” MINIMUM
10.GLASS DOORS, SEE DOOR SCHEDULE
11.GLASS HANDRAIL SYSTEM, 42” MIN.
12.WINDOW, SEE WINDOW SCHEDULE
13.COPPER GUTTER (TYPICAL)
14.PLASTER REVELS SEE SHEET A-12 FOR DETAILS
32
6'-3" MAX.
39.56"
39.26"
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PROPOSED LEFT ELEVATION2
PROPOSED RIGHT ELEVATION1
NOTES:
1. CONTRACTOR SHALL VERIFY ALL EXTERIORMATERIALS, COLORS AND FINISHES WITH
THE ARCHITECT/ OWNER PRIOR TO
PROCCEDING.ANY DISCREPANCIES NOTED
SHALL BE BROUGHT TO THE ATTENTION OFTHE ARCHITECT FOR CLARIFICATION PRIORTO PROCEEDING WITH CONSTRUCTION.
2.7/8” THICK EXTERIOR CEMENT PLASTERSYSTEM OVER MOISTUR BARRIER, OVER“TYVEK STUCCO WRAP, OVER ½” PLYWOOD
SHEATHING, OR SPECIFIED TYPE ON STUD
WALLS WERE PLASTER FINISH IS CALLED OUT.ALL PLASTER TO HAVE HAND TROWLEDSMOOTH FINISH.
3.PRIOR TO PAINT OR STUCCO COLOR BEINGAPPIED, CONTRACTOR SHALL PAINT A TEST
PATCH, INCLUDING ALL COLORS. THEREMAINING MAY NOT BE PAINTED UNTILINSPECTED AND APPROVED BY ARCHITECT/OWNER.
4.UPON COMPLETION OF THR ROUGHFRAMING AND PRIOR TO THE INSTALLATIONOF ANY FINISHED MATERIALS, THE FRAMING
LUMBER SHALL BE SPRAYED WITH TIM-BORSOLUTION BY A LICENSED BORATEPRE-TREATMENT EXTERMINATING PESTCONTROL CONTRACTOR.
EXTERIOR MATERIALS
1. EXTERIOR CEMENT PLASTER INTEGRAL COLOR MOOTH FINISH,HAND TROWELED. APPLIED FINISH WITH RAIN GUARD TECWATERPROOFING SYSTEMS. TEC OVER CLEAR SEALERWATERPROOFING. APPLY IN STRICT ACCORDANCE WITH
MANUFACTURES RECCOMENDATIONS. CONTRACTOR TO
PROVIDE ARCHITECT/ OWNER WITH 2'X 2'FIELD SAMPLE
PRIOR TO PROCEEDING.
2. ALPOLIC Aluminum Panel Over wood fascia. INTEGRAL COLOR.
To be selected by Architect / Owner
3. STANDING SEAM “CLASS A” METAL ROOFING VM ZINC
“QUARTZ ZINC”
4. Synthetic Wood Panels
5. Porcelain Tile, PROVIDE FIELD SAMPLE BEFORE PROCEEDING
6. LIGHT FIXTURE, SEE ELECTRICAL
7. GARGAGE DOOR, SEE DOOR SCHEDULE
8. ENTRY DOOR, SEE DOOR SCHEDULE
9. ADDRESS PLAQUE, NUMBERS MUST BE 4” MINIMUM
10.GLASS DOORS, SEE DOOR SCHEDULE
11.GLASS HANDRAIL SYSTEM, 42” MIN.
12.WINDOW, SEE WINDOW SCHEDULE
13.COPPER GUTTER (TYPICAL)
14.PLASTER REVELS SEE SHEET CMB-1 FOR DETAILS
33
4 3
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EXTERIOR RECESSED ENTRY ENLARGED PLAN1
RECESSED ENTRY RIGHT SIDE ELEVATIONRECESSED ENTRY LEFT SIDE ELEVATION4 3
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ENLARGED OPEN STAIRWELL SECTION5
RECESSED ENTRY ENLARGED REFLECTIVE CEILING PLAN2
VIEWRAIL FLOATING CANTILIVERED STAIRS6
RECESSED ENTRY ELEVATION2
34
6'-3" MAX.
39.56"
39.26"
1212OCEANFRONT
A-3.3
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PROPOSED LEFT ELEVATION ROOF MOUNTED EQUIPMENT2
PROPOSED RIGHT ELEVATION ROOF MOUNTED EQUIPMENT1
REAR ELEVATION ROOF MOUNTED EQUIPMENT3
35
A-4
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PROPOSED SECTION1
PROPOSED SECTION24PROPOSED SECTION
3 SECTION @ STAIRWELL
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3 PROPOSED SECTION @ ELEVATOR STAIR TOWERS 1 SECTION @ STAIRWELL
HANDRAIL DETAILS GUARD RAIL DETAILS & REQUIREMENTS WHOLE HOUSE FAN DETAILS4
WHOLE HOUSE FAN
2 SECTION @ STAIRWELL
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1 ELEVATOR SECTION
A DETAILS
B
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DETAILS
DETAILSDETAILS
DETAILS2ELEVATOR FLOOR PLAN
3 ELEVATOR ELEVATION
38
VICINITY MAP
LEGAL DESCRIPTION
OWNER CIVIL ENGINEERARCHITECT
SOILS ENGINEER
BASIS OF BEARINGS
BENCH MARK
CONSTRUCTION NOTES AND QUANTITY ESTIMATENOTICE TO CONTRACTOR
REQUIRED INSPECTIONS
GRADING NOTES
GENERAL GRADING NOTES
EROSION CONTROL NOTES
DOCUMENTATION
PROPERTY CORNER MONUMENTATION
EXISTING UTILITIES NOTE
PRECISE GRADING AND DRAINAGE PLAN
LOT 4, BLOCK 12, TRACT 234
1212 WEST OCEAN FRONT, NEWPORT BEACH, CA 92661
THE LOBEL RESIDENCE
ASSESSOR'S PARCEL NO.
SHEET INDEX
C-1 TITLE SHEETC-2 PRECISE GRADING PLANC-3 CONSTRUCTION POLLUTION PREVENTION PLANC-4 SECTIONS AND DETAILS
TP-01 TOPOGRAPHIC AND BOUNDARY SURVEY
DATE REVISED: 7-1-06
8 1 1
Know what'sbelow.Callbefore you dig.
PUBLIC WORKS NOTES
139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
C-6 SOILS REPORT RECOMMENDATIONS
DEVELOPMENT STATISTICS
405
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DDDDDDDDDPROPOSEDSDRESIDENCEF.F.=12.85PAD=11.18 GARAGEGGGGAGAAAFIRST FLOORG.F.F.=VAR..==VF.
CONSTRUCTION NOTESLEGEND
KEY NOTES
EASEMENT NOTES
BENCHMARK NOTE
139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
ADDITIONAL NOTES
NOTICE TO CONTRACTOR
REQUIRED CERTIFICATIONS / APPROVALS
In addition to any certifications required by the agencies having jurisdiction over
this project, the following approvals from the Civil engineer of record are required:
1. Foundation forms for improvements on or abutting property lines is requiredprior to concrete pour.2. Location, size, and depth of all drain lines prior to backfill.
3. Stormwater Best Management Practices (BMPs) at each significant
construction stage and at project completion to ensure that BMPs have been
constructed and/or installed in accordance with the approved Grading Plan and
Water Quality Management Plan.
DRAINAGE SYSTEM NOTE
TEES AND 90° BENDS SHALL NOT BE INSTALLED IN THE SITE DRAINAGE
SYSTEM WITHOUT PRIOR APPROVAL FROM THE CIVIL ENGINEER.
MAINTENANCE NOTE
THE PROPERTY ONWER IS RESPONSIBLE FOR PROPER INSPECTION AND
MAINTENANCE OF DRAINAGE SYSTEMS, INCLUDING INLETS, PIPES,
TREATMENT DEVICES, FILTERS, STORAGE BASINS, ETC., WHICH IS
NECESSARY FOR PROPER OPERATION OF THE DRAINAGE SYSTEM AND
PROTECTION OF SITE IMPROVEMENTS.
40
SECTION
CONSTRUCTION NOTES
DETAILBOTTOMLESS CHANNEL DRAIN W/ 6" TRAFFIC RATED GRATEAND INFILTRATION TRENCH
DETAILCONCRETE CHANNEL DRAIN W/ FILTER INSERTC
SECTION
KEY NOTES
EASEMENT NOTES
DETAILCONCRETE CHANNEL DRAIN W/ 6" TRAFFIC RATED GRATEC
139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
DETAILTYPICAL DRAIN INLET DETAILTYPICAL DRIVEWAY / HARDSCAPE SECTION
DETAILDOWNSPOUT CONNECTION
SECTION NOTES:
41
PROPOSED
RESIDENCEF.F.=12.85PAD=11.18 GARAGEFIRST FLOOR
G.F.F.=VAR.
GARAGES
F
RARRRRARFL
V
DA
139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
NOTE
YEAR-ROUND BMP REQUIREMENTS LEGENDEROSION CONTROL BMPs
TEMPORARY SEDIMENT CONTROL
WIND EROSION CONTROL
TRACKING CONTROL
WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL
NON-STORMWATER MANAGEMENT
42
BENCHMARK NOTE:OCSBM 1E-123-14ELEV=7.217NAVD88 DATUM, 2015 ADJ.
JOB NO. SHEET
139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYING
STORMWATER QUALITY
OF
PREPARED FOR:
AP
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DATE:
DWG. NO.
H. SCALE:
V. SCALE:SURVEY DATE:
CHD.:
DRN.:
DAVE LOBEL
ST
ATEOFCALIFORNIA
LICENSED LANDSURVEYORVIKTOR P.MEUM
No. 8682
VIKTOR P. MEUMP.L.S. 8682
DATE:
1/8"=1'
-10-25-23
11-7-23
MSF
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23163 1 1
TP-01
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SCALE: 1/8"=1'
EASEMENT NOTES
NUMBERING SEQUENCE PER CHICAGO TITLE COMPANY PRELIMINARY REPORTNO. 58602302549 DATED MAY 18, 2023.
EFFECT OF DECLARATION OF RESTRICTIONS RECORDED SEPTEMBER 6, 1923 INBOOK 487, PAGE 158 OF DEEDS. (BLANKET IN NATURE.)
EFFECT OF DECLARATION OF RESTRICTIONS RECORDED FEBRUARY 4, 1925 INBOOK 561, PAGE 224 OF DEEDS. (BLANKET IN NATURE.)
AN EASEMENT FOR STREET, PARK AND PUBLIC PLEASURE PURPOSES IN FAVOROF THE CITY OF NEWPORT BEACH AS RESERVED IN A DOCUMENT ISSUED MAY 26,1922 IN BOOK 427, PAGE 54 OF OFFICIAL RECORDS OF ORANGE COUNTY.
9
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VIKTOR P.MEUM
No. 8682
43
GEOTECHNICAL REPORT RECOMMENDATIONS SHOWN HEREON ARE FOR REFERENCE ONLY.CONTACT APPLIED GEOTECHNICAL, INC. FOR CURRENT REPORTS AND ADDENDA.
44
July 20,2025
To: City of Newport Beach CA
Planning department, attention Daniel Kopshever, Planner
Re. Comments re. PA 2024-0103, proposed plans for development of new single
family home at 1212 West Oceanfront
PLEASE DISTRIBUTE THESE COMMENTS TO CITY STAFF IN CONNECTON WITH
CDP REVIEW PUBLIC HEARING AND ENTER INTO THE PUBLIC RECORD
Dear Mr. Kopshever:
We understand that the City has reviewed the Application for the proposed residential
development known as, PA 2024-0103, and that a public hearing is scheduled on July
24, 2025 to review the plans in light of the City’s planning and zoning, development
standards, and conformity with the provisions of the Coastal Development Plan.
We are long standing residents and homeowners at 1210 West Oceanfront, one of the
properties immediately adjacent to the site of the proposed project. We understand that
the owner of 1212 West Oceanfront is developing the property for his family’s own use.
We are pleased that the owner/applicant is planning a high quality custom single family
/R-1 home.
Our comments regarding the proposed project are summarized, below. In our submittal,
we also provide exhibits with photos to facilitate the City’s understanding and
evaluation.
Overview of Neighborhood Characteristics and Compatibility of Proposed Project
The oceanfront neighborhood in which the subject property and project is located is
considered to be one of the most desirable single family residential neighborhoods on
the Balboa Peninsula. It is comprised of custom single family homes in R-1 zones. The
homes are owner-occupied, and Short- term lodging (STL) is not permitted .
The lots are generally 36 ft. in width with oceanfront face, and 102.5 in length.
Homes developed in this neighborhood on these lots generally range from 3,200-4,100
in square footage including garage. The homes are two stories, creating a low- lying
footprint for the neighborhood.
The primary or master bedroom suites are located in the front of each house facing the
ocean –therefore view corridors, noise, light and privacy are of very important to
preserve. ( Reference photo of neighborhood, exhibited)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Properties immediately adjacent to proposed project
The subject property is bounded on each side by high-end custom homes, located at
1216 and 1210 West Oceanfront The built structures at each of these residences are in
the range of 3,300-3,600 sq ft. each. Each of these homes include a private outdoor
living area in the middle of the property.
Our residence at 1210 is an Architecturally recognized home of mid -century modern
design, and is fully re-modelled and in excellent condition. (Reference photos exhibited)
Compatibility of the Proposed Project with the Surrounding Neighborhood
The proposed project is sited on a lot which is of size consistent with the lots in the
surrounding neighborhood. The proposed development of a single- family home is also
consistent with the neighborhood and the City’s zoning. However, the proposed project
includes a structure of 5,326 sq ft. on this same lot size. The proposed third story
includes a roof deck with entertainment structure and a spa in close proximity to
adjacent residence primary bedroom, and development scale over 25% greater than
surrounding residences, is not consistent with the characteristics of the neighborhood,
and subjects the neighbors and the coastal zone to undue risk (see physical discussion,
below). The proposed front set-back is less than that of surrounding neighbors by
approximately 2-3 feet.
Physical characteristics of the neighborhood as relate to Coastal zone conditions
The neighborhood and its residential lots are all on sandy soil. The groundwater table is
in the 7-10 ft. range. Destabilization of soils and seismic hazard, and also vulnerability
to flooding, require careful consideration of development plans, and also required
construction controls.
Key Concerns associated with proposed development
We and our neighbors, have significant concern with the scale of the proposed
development. A structure of over 25% greater scale on the same size lot as those
surrounding it brings significant additional weight. The project also proposes to build out
to allowing only minimal setback. The proposed project will require shoring and
foundational measures which displace sandy soil, are likely to hit groundwater requiring
de-watering. This is highly likely to displace surrounding property soils, and undermine
the integrity of both adjacent foundations and structures, and the coastal zone.
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
The proposed roof-deck spa further contributes to weight burden risk and also poses
flooding concern, pre/during and post-construction. Drainage devices sit in close
proximity both to the new, and adjacent residence at 1210 address.
We and our neighbors request that the Hearing Officer and the City staff carefully
consider these concerns, and find for removal of the roof deck spa, along with
incremental rollback of the scale to ensure compliance with Coastal Development
program.
Thank you for your consideration.
Sincerely,
Denys H. Oberman
Resident and homeowner- 1210 W. Oceanfront
Cc:David E. Sherbeck- resident 1210 W.Oceanfront
Stacy and Sterling Ball- residents 1216 W. Oceanfront
Frank Bruder- resident 1219 W. Balboa
Melinda and Mike Maffei- residents 1209 W. Balboa
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
Zoning Administrator - July 24, 2025 Item No. 3a - Additional Materials Received Lobel Residence Coastal Development Permit (PA2024-0103)
From: Jim Mosher <jimmosher@yahoo.com>
Sent: July 23, 2025 11:08 AM
To: CDD
Subject: Comments on ZA Item 3 (7/24/2025 meeting)
Regarding Item 3 (Lobel Residence Coastal Development Permit, PA2024-0103) on
the July 24, 2025, Newport Beach Zoning Administrator agenda:
The Vicinity Map (Attachment No. ZA 2) makes it appear this property is in a block with
private development encroaching beyond property lines into the West Ocean Front
public right-of-way. In particular, the survey on handwritten page 22 appears to show
an existing wall in the public area, possibly subject to "easement notes," which seems to
be the brown wall shown on page 24 and in Photos B and C on page 27.
The Isometric Views (which I am not able to entirely understand) on page 28 appear to
show the brown wall remaining. Yet, Condition of Approval 33 and the Proposed First
Floor Plan on page 29 and notes on other plan sheets seem to indicate the existing wall
will be removed, with the development moved back to a "raised planter" abutting the
ocean-facing property line, and the public area seaward of the property line will be
turned into a widened public sidewalk.
Which is correct? Is there an existing easement or encroachment agreement allowing
development on the public property? Is it being revoked as part of this action? Is the
move back to the property line part of a plan to bring the entire block into conformity? If
so, until the other properties redevelop, will this one be stepped back from its neighbors
and the boardwalk be wider in front of it, alone?
My apologies if I have missed them, but I am unable to find answers in the staff report.
Also, the project rendering on the title page of the plans (handwritten page 21):
Zoning Administrator - July 24, 2025
Item No. 3b - Additional Materials Received
Lobel Residence Coastal Development Permit (PA2024-0103)
appears to show landscaping, rather than a widened public sidewalk on the seaward
side of the raised planter.
Which is being approved? Or am I misunderstanding the rendering?
-- Jim Mosher