HomeMy WebLinkAbout01 - Ochs Residence MD2013-017 444 Isabella Terrace - PA2013-197COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 13, 2014
Agenda Item No. 1:
SUBJECT: Ochs Residence Modification - (PA2013 -197)
444 Isabella Terrace
Modification Permit No. MD2013 -017
APPLICANT: Laidlaw Schultz Architects
PLANNER: Benjamin M. Zdeba, Assistant Planner
(949) 644 -3253, bzdeba @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -1 -6,000 (Single -Unit Residential)
• General Plan: RS -D (Single -Unit Residential Detached)
PROJECT SUMMARY
The applicant proposes a modification permit for a new second -story cantilevered deck
to encroach 18 inches into the required 15 -foot front setback along Rivera Terrace.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. ZA2014- denying Modification
Permit No. MD2013 -017 (Attachment No. ZA 1).
DISCUSSION
• The subject property is located within the Corona Highlands single - family
community. The community is characterized by a mix of two -story structures built
atop sloping lots which slope downward toward the ocean and perimeter lots that
have views of either Buck Gully or Pelican Hill Golf Club. The property is one of the
larger lots in the community consisting of two legal lots and is approximately 14,300
square feet in area.
1
9
Ochs Residence Modification Permit
Zoning Administrator February 13, 2014
Page 2
• The property is currently developed with a 6,490- square -foot single - family residence
that was constructed in 1955 with large additions occurring in 1973, 1980, and 1994.
Several other building permits have been obtained for retaining walls and site walls
to create usable outdoor area on the Rivera Terrace frontage of the property.
• In 2013, a building permit was issued for a 1,043- square -foot remodel including
construction of a second -story cantilevered deck on the Rivera Terrace frontage. The
deck approved and constructed as part of this building permit encroaches six (6)
inches into the required 15 -foot front setback consistent with Section 20.30.110
(Setback Regulations and Exceptions) which allows such encroachment for railing and
is considered compliant with the Zoning Code.
• The proposed alteration of the approved second -story deck would extend the
structure an additional 12 inches into the front setback for a total of 18 inches.
• Section 20.52.050 (Modification Permits) of the Zoning Code allows deviations of 10
percent of the required setback area with the approval of a modification permit. This
code section recognizes that relief from specified development standards, including
minimal setback projections, may be appropriate when doing so is consistent with
the purposes of the Zoning Code and the General Plan, and does not negatively
impact the community at large or the neighborhood of the specified development.
• Staff believes that, although the proposed project would not be detrimental to the
neighborhood and could be compatible, not all required findings can be made to
recommend approval. In this case, staff believes there are no practical difficulties
relative to the site nor are there unique physical circumstances. Furthermore, staff
believes there is a practical alternative that provides similar benefit to the property
owner, but does not necessitate a modification permit. See page 2 of Attachment
No. ZA 1 Draft Resolution for Denial for further explanation.
ENVIRONMENTAL REVIEW
Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines,
projects which a public agency rejects or disapproves are not subject to CEQA review.
Should the Zoning Administrator act to approve the request, the project is categorically
exempt under Section 15301, of the State CEQA (California Environmental Quality Act)
Guidelines - Class 1 (Existing Facilities). This exemption includes minor additions and
alterations of accessory structures to existing single - family residences.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights -of-
TmpIt:10 -15 -13
3
Ochs Residence Modification Permit
Zoning Administrator February 13, 2014
Page 3
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:
An appeal may be filed with the Director of Community Development within 14 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644 -3200.
Prepared by:
Be
Be i M! eba
As ' tant Planner
GRlbmz
Attachments: ZA 1
ZA 2
ZA 3
ZA 4
ZA 5
ZA 6
TmpIt:10 -15 -13
Draft Resolution for Denial
Draft Resolution for Approval
Vicinity Map
Applicant's Project Description and Justification
Photos
Project Plans
0
Attachment No. ZA 1
Draft Resolution for Denial
5
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RESOLUTION NO. ZA2014-
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH DENYING MODIFICATION PERMIT
NO. MD2013 -017 FOR A 10- PERCENT SETBACK
ENCROACHMENT LOCATED AT 444 ISABELLA TERRACE
(PA2013 -197)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Scott Laidlaw, with respect to property located at 444 Isabella
Terrace, and legally described as Lots 152 and 153 of Tract Number 1237, requesting
approval of a modification permit.
2. The applicant proposes a modification permit for a new second -story cantilevered deck to
encroach 18 inches into the required 15 -foot front setback along Rivera Terrace.
3. The subject property is located within the Single -Unit Residential (R -1- 6,000) Zoning
District and the General Plan Land Use Element category is Single -Unit Residential (RS-
D).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single -Unit Residential Detached (0.0 - 5.9 DU /AC) (RSD -A).
5. A public hearing was held on February 13, 2014, in the Corona del Mar Conference
Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time,
place and purpose of the meeting was given in accordance with the Newport Beach
Municipal Code. Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines,
projects which a public agency rejects or disapproves are not subject to CEQA review.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050.E (Required Findings, Modification Permits) of the
Newport Beach Municipal Code (NBMC), the following findings and facts in support of the
findings for a Modification Permit are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
7
Zoning Administrator Resolution No. ZA2014-
Page 2 of 3
B. The granting of the modification is necessary due to practical difficulties associated
with the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
C. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and /or structure, and /or characteristics of the use.
D. There are no alternatives to the Modification Permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
E. The granting of the modification would not be detrimental to public health, safety, or
welfare to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
In this particular case, staff believes not all findings can be made for the following reasons:
1. The subject property is located in the northernmost section of the Corona Highlands
and has a required 15 -foot front setback along Rivera Terrace. The interior lots are
generally 60 feet in width and are characterized by a sloping double frontage with most
vehicular access taken from the higher side of the property and decks with outdoor
living areas situated at the lower side. The subject property is comprised of two, legal
lots thereby doubling the lot width and making it one of the larger lots in the
community. The majority of the area within the 15 -foot front setback and a large area
adjacent to it have been graded and covered by hardscape in conjunction with an in-
ground pool. The outdoor living areas afforded to the property owner are comparable
to those existing within the immediate vicinity.
2. The Corona Highlands community is characterized by an underlying slope that
descends toward the ocean. The slope on the subject property is no different from that
on other properties within the immediate vicinity.
3. The subject property was recently remodeled with a second -floor cantilevered deck
that complies with the Zoning Code requirements. The deck was constructed in the
same location where the proposed extension would take place. This presents an
alternative that not only exists, but provides similar benefits to the property owner
without necessitating a modification permit.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby denies Modification
Permit No. MD2013 -017.
10 -15 -2013
Q
Zoning Administrator Resolution No. ZA2014-
Paqe 3 of 3
2. This action shall become final and effective 14 days after the adoption of this
Resolution unless within such time an appeal is filed with the Community Development
Director in accordance with the provisions of Title 20 (Planning and Zoning), of the
Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 13TH DAY OF FEBRUARY, 2014.
Brenda Wisneski, AICP, Zoning Administrator
G�
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u
10 -15 -2013
9
10
/.A n M IT i - ,A ki reW,,Cw
Draft Resolution for Approval
11
12
RESOLUTION NO. ZA2014-
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2013 -017 FOR A 10- PERCENT SETBACK
ENCROACHMENT LOCATED AT 444 ISABELLA TERRACE
(PA2013 -197)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Scott Laidlaw, with respect to property located at 444 Isabella
Terrace, and legally described as Lots 152 and 153 of Tract Number 1237, requesting
approval of a modification permit.
2. The applicant proposes a modification permit for a new second -story cantilevered deck to
encroach 18 inches into the required 15 -foot front setback along Rivera Terrace.
3. The subject property is located within the Single -Unit Residential (R -1- 6,000) Zoning
District and the General Plan Land Use Element category is Single -Unit Residential (RS-
D).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single -Unit Residential Detached (0.0 - 5.9 DU /AC) (RSD -A).
5. A public hearing was held on February 13, 2014, in the Corona del Mar Conference
Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time,
place and purpose of the meeting was given in accordance with the Newport Beach
Municipal Code. Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt under the requirements
of the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities)
of the Guidelines for CEQA.
2. This exemption includes minor additions and alterations of accessory structures to
existing single - family residences
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050.E (Required Findings, Modification Permits) of the
Newport Beach Municipal Code (NBMC), the following findings and facts in support of the
findings for a Modification Permit are set forth:
13
Zoning Administrator Resolution No. ZA2014-
Page 2 of 4
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
Finding:
B. The granting of the modification is necessary due to practical difficulties associated
with the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
Finding:
C. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and /or structure, and /or characteristics of the use.
Facts in Support of Finding:
Finding:
D. There are no alternatives to the Nlodirlcation Permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
Finding
E. The granting of the modification would not be detrimental to public health, safety, or
welfare to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Fact in Support of Finding
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2013 -017, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
10 -15 -2013
7
Zoning Administrator Resolution No. ZA2014-
Page 3 of 4
2. This action shall become final and effective 14 days after the adoption of this
Resolution unless within such time an appeal is filed with the Community Development
Director in accordance with the provisions of Title 20 (Planning and Zoning), of the
Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 13TH DAY OF FEBRUARY, 2014.
Brenda Wisneski, AICP, Zoning Administrator
G�
10 -15 -2013
15
Zoning Administrator Resolution No. ZA2014-
Page 4 of 4
EXHIBIT "A"
CONDITIONS OF APPROVAL
10 -15 -2013
10
Attachment No. ZA 3
Vicinity Map
17
VICINITY MAP
Modification Permit No. MD2013 -017
PA2013 -197
444 Isabella Terrace
M
Attachment No. ZA 4
Applicant's Project Description and Justification
J9
20
LSL architects
LAIDLAW SCHULTZ
3111 Second Avenue Corona del Mar, cA 92625 -2322 T: (949) 645 -9982 F: (949) 645 -9554 W. LSarchitects.com
September 26, 2013
Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach CA 92660
www.newportbeachca.gov
RE: 444 Isabella Terrace Modification Permit Request
As agent representing Peter and Gail Ochs of 444 Isabella Terrace, I submit for your review
this letter of justification with the attached Planning Permit Application. The property owner
proposes to construct a deck which would encroach an additional 12" further than the
currently permitted 6 ". This deviation would fall under the 10% setback modification limits of
the Zoning Code. The proposed deck is a cantilevered structure with a glass guardrail. The
client's goal is to create an outdoor dining /living space which takes advantage of the only
view opportunity the physical characteristics of the site provides at the main living level;
while simultaneously enhancing the rear elevation thru improved articulation. The proposal
includes converting a portion of the existing living area into deck area, resulting in a
decrease to the interior square footage.
The proposal is compatible with existing development in the neighborhood. Raised decks
are common, as other owners have provided for themselves large outdoor living spaces. In
fact, the owner directly to the East has a supported deck that is encroaching at least 18"
into the setback. The entire length of the proposed deck is limited to 18' -4 ", while the
cantilevered design and glass guardrail soften any visually detrimental effects. Also, the
existing canopy structure on the eastern side of the proposal provides a counterpoint
which will help balance the deck's optical encroachment.
The modification is required because the physical character of the site, the structure, and
the intended use limit the location of the deck to the proposed area. It is a sloping site that
falls away from the south- western corner of the lot. As it slopes down along Rivera Terrace
(towards Seaward) a view corridor opens up to reveal ocean and hillside views. To
achieve the client's goal with the highest and best utilization of the home's interior
organization, and still take advantage of the view, the proposal must be where it is
located. Experience has shown that a minimum 6' of depth is required for a functional
outdoor space. While we are devoting a portion of the existing living space to this new
outdoor element, further impingement would significantly compromise the practicality of
the interior room. The current outdoor living space is used for a swimming pool and is
located in the upslope corner of the Southern part of the property where there is little view
opportunity. However, the pool area does provide a much more generous setback,
therefore providing an average setback (including the proposed deck) far greater than
the 15' requirement.
21
Granting of the modification is necessary due to practical difficulties associated with the
property. The property borders streets on both ends and is thus burdened with two front
yard 15' setback designations per setback map S -10C. However, because the property
slopes rather steeply the actual front yard (where the entry is located) is at grade while the
same level on the downslope side is elevated a full story above grade. If the lot was flat
the client could simply build a patio on grade without violating the setback rules. However,
building the deck a full level lower (so that it is on grade) would eliminate any of the
proposal's benefits since the view would no longer be available. Strict application of the
setback map results in a physical hardship because the slope of the site forces the owner
to build a deck which would otherwise be on grade. Furthermore if the property was not
assigned with the technical complication of a dual front yard designation, the proposed
deck would be well outside the typical 6' required rear yard setback of this zone. Granting
of the modification would not create a condition which is inconsistent with the zoning
code's purpose and intent for the setback regulation, which states:
"to ensure the provision of open areas around structures for: visibility and traffic safety;
access to and around structures; access to natural light and ventilation; separation of
incompatible land uses; space for privacy, landscaping, and recreation; protection of
natural resources; and safety from fire and geologic hazards.
The physical characteristics of the site make it so that the deck would not violate any of
the existing elements mentioned above, and would have the added benefit (because we
are removing interior space) of creating the type of modulated fapade the zoning code
aspires to in its design guidelines.
There are no practical alternatives to the Modification permit which would provide similar
benefits to the applicant. Granting of the Modification would in no way be detrimental to
the public health, safety, or welfare of the occupants. Ultimately the modification will
benefit nearby properties, the neighborhood, and the City, by reducing density and
providing modulation to a largely flat portion of the facade, Therefore, I ask that you
review and approve the subject Planning Permit Application. Thank you in advance for
your review of the application and do not hesitate to contact me with any questions.
Sincerely,
Scott Laidlaw
Laidlaw Schultz Architects
cc: Peter Ochs
Attachments:
Planning Permit Application
(1) sets of full -size plans
(5) sets of reduced plans
Filing Fee
Mailing labels
Electronic Copy of all the attachments
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architects
LAIDLAW SC14ULTZ
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31 I I Second Avenue Corona del Mpr CA 9-2-62-5--2-3-2-2,T-:(-94-9,) 64$ -9982 F: (949) b4S -9554 VJ LSarchitacts.com
December 2, 2013
Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach CA 92660
www.newr)ortbeachco.gov
RE: 444 Isabella Terrace Modification Permit Request
As agent representing Peter and Gail Ochs of 444 Isabella Terrace, I submit for your review
this letter of justification with the attached Planning Permit Application. The property owner
proposes to construct a deck which would encroach an additional 12" further than the
currently permitted 6 ". This deviation would fall under the 10% setback modification limits of
the Zoning Code. The proposed deck is a cantilevered structure with a glass guardrail. The
client's goal is to create an outdoor dining /living space that simultaneously enhances the
rear elevation of the home. The new deck takes advantage of the only view opportunity
the physical characteristics of the site provide at the main living level. The proposal
includes converting a portion of the existing living area into deck area, resulting in a net
decrease to the interior square footage.
The required findings needed to justify the modification are as follows:
Finding #1: The proposal is compatible with existing development in the neighborhood.
Raised decks are common, as other owners have provided for themselves large outdoor
living spaces. In fact, the owner directly to the East has a supported deck that is
encroaching at least 18" into the setback. The entire length of the proposed deck is limited
to 18' -4 ". The cantilevered design, glass guardrail, and similar surrounding structures will
make the encroachment imperceptible.
ED
precluding any further
interior encroachment
(EtRetreat
(N)Deck
IT Guardrail encroachment
(E) bedroom
�
Rivera Terrace
Slope of the site
Finding #2 (see diagram): The modification is required because the physical character of
the site, the structure, and the intended use limit the location of the deck to the proposed
23
area. It is a sloping site that falls away from the south - western corner of the lot. As it slopes
down along Rivera Terrace (towards Seaward) a view corridor opens up to reveal ocean
and hillside views. To achieve the client's goal with the highest and best utilization of the
home's interior organization, and still take advantage of the view, the proposal must be
where if is located. While we are devoting a portion of the existing living space to this new
outdoor element, further impingement is precluded by structural limitations we can't
feasibly alter. Since we can't get the additional space needed to meet the space
requirements of a useable outdoor deck by going further in we need to push out 12"
instead.
Finding #3 (see diagram): Granting of the modification is necessary due to practical
difficulties associated with the property. The property slopes rather steeply as a result the
actual front yard (where the entry is located) is at grade while the same level on the
downslope side is elevated a full story above grade. If the lot was flat the client could
simply build a patio on grade without violating the setback rules. However, building the
deck a full level lower (so that it is on grade) would eliminate any of the proposal's benefits
since the view would no longer be available. Strict application of the setback map results
in a physical hardship because the slope of the site leaves the owner without the
opportunity to create a conforming outdoor living space that is at the
Finding #4: There is no detrimental effect to the surrounding neighbors, occupants,
neighborhood or general public so it is not necessary to make this finding. In fact, the
neighbors will benefit from the reduction in mass of the wall and added articulation.
Granting of the modification would not create a condition which is inconsistent with the
zoning code's purpose and intent for the setback regulation, which states:
"to ensure the provision of open areas around structures for: visibility and
traffic safety; access to and around structures; access to natural light and ventilation;
separation of incompatible land uses; space for privacy, landscaping, and recreation;
protection of natural resources; and safety from fire and geologic hazards.
The physical characteristics of the site make it so that the deck would not violate any of
the existing elements mentioned above.
Finding #5: There are no practical alternatives to the Modification permit which would
provide similar benefits to the applicant. Granting of the Modification would in no way be
detrimental to the public health, safety, or welfare of the occupants. Ultimately the
modification will benefit nearby properties, the neighborhood, and the City, by increasing
density and providing modulation to a largely flat portion of the fagade. The neighbors
support the modification as demonstrated by the attached letter. Therefore, I ask that you
review and approve the subject Planning Permit Application. Thank you in advance for
your review of the application and do not hesitate to contact me with any questions.
Sincerely,
Scott Laidlaw
Laidlaw Schultz Architects
24
Attachment No. ZA 5
Site Photos
25
20
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Photo 2: Closeup view from Rivera Terrace. Under construction with conforming second -story deck (six -inch encroachment).
22
Photo 3: Panoramic view from Rivera Terrace.
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Photo 4: An oblique aerial photograph depicting the amount of outdoor living area provided on the lot under the existing condition.
Attachment No. ZA 6
Project Plans
31
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LAIDLAW SCHULTZ
PROJECT
Ochs Residence
444 Isabella Terrace
Corona Del Mar, CA 92625
DRAWING DESCRIPTION
General Notes / Site Plan
DATE ISSUE /REVISION
08.02.2013 Plan Check
08.08.2013 Corrections
09.25.2013 Planning App.
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SHEET NO.
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625 -2322
(949) 645 -9982 Fax: (949) 645-9554
www. LSarchitects.cwm
33
Architectural Abbreviations
Vicinity Map
ADJ Adjacent
MAX
Maximum
AFF Above Finished Floor
MECH
Mechanical
BD Board
MEMB
Membrane
BETW Between
MFR
Manufacturer
BLKG Blocking
MIN
Minimum
BM Beam
MTD
Mounted
CIP Cast in Place
MTL
Metal
General Site Notes:
• Field inspectors to review and approve underground service requirement
CJ Control Joint
MOD
Module
prior to concrete placement.
CL Centerline
MR GWB
Moisture Resisitant
• Employ Newport Beach Standard Erosion Control Measures Throughout the
CLG Ceiling
Gypsum Board
Construction Process.
• Provide pedestrian protection adjacent to public way per A.001 a City of
CLR Clear
NFV
Net Free Vent. Area
Newport Beach note 4
COL Column
NIC
Not in Contract
• A Public Works Department encroachment permit inspections is required
CONIC Concrete
NO
Number
before the Building Department Permit Final can be issued. At the time of
• When required pedestrian protection to be constructed in accordance with
CONST Construction
(N)
New
Public Works Department inspection, if any of the existing public
Section 3306.
CONT Continuous
OC
On Center
m
improvements surrounding the site is damaged by the private work, new
CRG Corrugated
OPNG
Opening
concrete sidewalk, curb and gutter, alley /street pavement, and other public
• Where pedestrian barrier is not required, provide construction fencing for
DBL Double
OPP
Opposite
o 5
improvements will be required and 100% paid by the owner. Said
new construction. Fence height to be between 72" and 84" high.
DIM Dimension
PL
Property Line
Huntington m
determination and the extent of the repair work shall be made at the
DN Down
PLT
Plate
Beach
discretion of the Public Works Inspector.
• Provide approved backwater drainage valve for fixtures located below the
DR Door
PLY
Plywood
elevation of next upstream manhole cover. Fixtures above this elevation
DTL Detail
PT
Point
55 a05
• All Private irrigation sprinkler heads shall be installed and positioned in a
shall not discharge through valve.
DWG Drawing
PTD
Painted
Costa a
manner that will not cause irrigation overspray onto the public right -of -way.
EA Each
RAID
Radius, Radii
Mesa• e
• Provide 6" house street number visible and legible from street. Numbers shall
ELEV. Elevation
RD
Roof Drain
3
• Provide house street number visible and legible from street. Numbers shall
be of non - combustible materials in Special Fire Protection Areas.
ELEC Electrical
RE:
Refer To
be of non - combustible materials in special Fire Protection areas.
ual
EQ Equal
RES
RESIL
Resistant
Newpo
Beach r e
• All roofs to have gutters /area drains and downspouts
EQUIP Equipment
Resilient
a o 73 Mission
Viejo
• Provide 2% slope grade away from structures within 5-0" of structure. Existing
EXP Expansion
REQ'D
Required
Co no' 2 ° •
water drainage Pattern to remain
• All downspouts and area drains to be connected to solid drainlines and
EXT Exterior
del or
conveyed to street.
(E) Existing
RMD
Room
• An approved encroachment permit is required for all work activities within
FC Fire Extinguisher Cabinet
RO
Rough Opening
Emerald
the public right -of -way.
• An Engineer's height certification must be submitted:
FFL Finish Floor Level
ROD
Rolling Overhead Door
Bay
a. Prior to concrete slab being poured.
FLR Floor
RWL
Sc
Rain Water Litter
Laguna Laguna
Project Location Beach Niguel
• All Utility service connections serving this developement shall be made
b. Prior To roof material being installed.
FLUOR Flourescent
Solid Core
underground.
FIN Finish
SCHED
Schedule
• A City encroachment agreement is required for all non - standard private
FO Face Of
SECT
Section
San Juan
• Water meter and sewer cleanout will be upgraded /installed to meet current
improvements within the public right -of -way.
FOS Face of Stud
SHT
Sheet
Capistrano
City Standard 502 -L. Said meter and cleanout shall be installed with a
FOW Face of Wall
SIM
Similar
traffic -grade box and lid.
• Min. 4" did. drain lines to be one of the following:
Fp Floor Drain
SKID. GD.
Skid Guard
- (ABS, SDR35), (ABS, Schedule 40), (PVC, SDR35), (PVC, Schedule 40), (ADS
GA Guage
ST. STL.
Stainless Steel
Dana
oint
300 with PE glued joints)
GALV Galvanized
STRUCT
Structural
f
GR Grade
SUSP
Suspended
North
GWB Gypsum Board
THK
Thick
GYP BD Gypsum Board
THRU
Through
W E
HC Hollow Core
T.O.
Top Of
HD Hot Dipped
TYP
Typical
S Scaler 1• - 4 Miles
HM Hollow Metal
UNO
Unless Noted Otherwise
HR Hour
VEN
Veneer
HT Height
VER
Verify
INS Insulation
VES
Vestibule
Line of new guardrail, 18" max.
INT Interior
W/
With
encroacment into setback per
JT Joint
WD
Wood
Modification permit
LEV Level
WP
Waterproof
LT Light
WR
Water Resistant
LOC Location
WT
Weight
Architectural Symbols
Project Data
n+rt I�TWU��T�
Project Address: 444 Isabella Terrace
Dire tiocutrPia e
Corona del Mar, CA 92625
y
��
Building Section i.e.
Drawing 1,
�-i' —. �""�
�
A.400 Sheet Number
Sheet A.400
Legal Description: TR_1237 Lot
9
"�„�= """- -
Section Number
Assessors Parcel Number: 459 - 141 -17
Line of (E) House
C
4 _
Project Description: Remodel to (E)Single Family Residence. Add
deck
Derail Number
new
Sheet Number
A.700 Direction of View
Detail Section i.e.
Drawing 1,
Owner: Peter and Gail Ochs: pochs65 @gmail.com
-_ -.' '. ..:.;.r. �. - .w�.r re+.+•w!= !...:. ..�..
t
C ut Plane
Sheet A.700
Design Professional in Scott Laidlaw - Laidlaw Schultz Architects
Responsible Charge: 31 1 1 Second Ave Corona Del Mar, CA 92625
Phone: 949.645.9982 Fax: 949.645.9554
lj
(�
— - _
1�7
..
Direction of View
A.300 Sheet Number
Elevation Number
Elevation i.e. Drawing
Sheet A.300
1,
E -mail: SLaidlaw @LSorchitects.com
Structural Engineer: Mike Gabriel
t
tl
483 East 20Th Street, Costa Mesa, CA 92627
Phone: 949.646.6596, E @earthlink.net
(E)Wall
-mail: mrgse
(E)Pool Area
..
Detail Area
Sheet Number
DeroaNumber
Large Scale Detail
i.e. Drawing 1,
Energy Calculations: Mark Madison - Energy Code Works
2600 Michelson Dr., Ste, 1700 Irvine, CA 92612
\ }
Sheet A.700
Phone: 800.700.0131
A.700
Email: mark @energycode.com
Area of Work, Typ.
Property line
Property line
A
!
Direction of View
1 /A.600 sheer Number
Elevation Number
Interior Elevation i.e.
Sheet A.600
Drawing 1 A,
Occupancy: Group R
-3
Zoning District: R -1 -6000
ROOM NAME
Room Number
Construction: Type V -B
Number of Stories: 2 with Basement
Door Symbol RE: Door Schedule
1
Sheet A.005
Parking: 4 Covered Existing
f
Window Symbol RE:
Window Schedule
/
2B
Sheet A.005
Max. Height of Existing Residence: No change
7
i
Revision
f ( 1
I \\
Total
Area Calculation: Existing Remodel Addition Proposed
j
L \ \
I
Main Residence
— — — — \ \
❑
Keynote
Basement 736 sf 15 sf - sf 736 sf
\
\
+ }(
First Floor 4473 sf 1028 sf -115 sf 4358 sf
I
\ \
(
Second Floor 406 sf - sf - sf 406 sf
(E) 4 Car
Garage \\
Total Living Area -sf -sf -sf 5500 sf
\ ;
Wall type
Deck 530 sf - sf 49 sf 579 sf
r
1
Garage Area: 990 sf - sf - sf 990 sf
a
Q
Floor Drain
I
I
�"B
Hose Bib
City of Newport Beach Notes (see A.001 a)
(E)Driveway
"
1. Issuance of a building permit by the City of Newport Beach does not relieve
applicants of the legal requirements to observe covenants, conditions and
—4
�!
�G
Gas
restrictions which may be recorded against the property or to obtain plans.
r
You should contact your community associations prior to commencement of
any construction authorized by this permit.
Prior to performing any work in the city right-of-way way an t e '
2. encroachment permit
,I
Batt Insulation
must be obtained from the Public Works Department
ld
r ^•a
Existing Wall
=-
List of Drawings
Wall to be removed if shown on the Demo Plan
Architectural
A.001 Site and Project Info
A.00 I a General Notes
w.•iww'rE
- -r.'�• .. ._... .. _. .._
R►
- _
Concrete
A 200 Floor Plans &Schedules
A.300 Exterior Elevations & Sections
A.400 Details
A.500 Reflected Ceiling Plans
-
�
Plywood
SIM
One Hour Wall
Structural
S1 General Notes
S2 Foundation Plan/ Framing Plan
New Wall
S3 Details
North
Masonry
Energy
T24.1 Energy Calcs
T24.2 Energy Calcs
Stone Veneer
1
Site Plan Scale: 1 „ =10'
LS]architects
LAIDLAW SCHULTZ
PROJECT
Ochs Residence
444 Isabella Terrace
Corona Del Mar, CA 92625
DRAWING DESCRIPTION
General Notes / Site Plan
DATE ISSUE /REVISION
08.02.2013 Plan Check
08.08.2013 Corrections
09.25.2013 Planning App.
v' AR 0 0
T
” C- 2'106'1 £
S June -2015 IT
RENEWAL \�0��
REVIEW
SDL
SDL
SDL
SHEET NO.
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625 -2322
(949) 645 -9982 Fax: (949) 645-9554
www. LSarchitects.cwm
33
1. (N) Tub, Shower, or Tub /Shower combination
w. anti - scalding fixtures. Provide 12" round
cleanouts. Wall covering of shower shall be
tile, or approved equal, to a height of min.
72" abv. drain inlet. Float the over cement
plaster backing.
2. Flagstone Flooring
3. (E) Fireplace
4. Soffit
5. Refrigerator
6. Overhead cabinet
7. Dishwasher
8. Full Height cabinets
9. Crown molding overhead
10. +36 counter
11. (E) Fixtures to remain
12. Stove with hood above to provide min. 100
cfm
13. Kitchen sink
14. 42" high guardrail, Re: detail on A.400
15. Porcelain the over Dexotex per ICC Report
ESR1757
16. Line of roof overhead
17. Line of (E) Elec. cabinet canopy
18. Line of Proposed deck abv.
6 I Key Notes
• All dimensions are to be to the finished face or
centerline of the partition U.N.O.
• G.C. to layout (in paint) the locations of all
partitions, doors, lighting, ceiling elements,
sprinklers, switches, dimmers, thermostats, power
& comm. outlets, millwork and furniture for
approval by the Architect prior to construction.
• It is the responsibility of the contractor to bring to
the attention of the Architect any field
conditions that do not allow construction or
installation as drawn.
• Do not scale drawings. Dimensions as indicated
take precedent over drawings.
• Provide continuous metal backing for
reinforcing of walls to hang millwork, furniture
shelving or cabinetry.
• Provide millwork shop drawings for Architect's
approval. Millwork to comply with the
recommendations of the Woodwork Institute of
California (WIC).
• Any door hardware associated with millworker
provided doors is to be ordered by the millworker.
• G.C. to provide full -time superintendents'
supervision on the project.
• At bathroom accessories, such as grab bars,
towel bars, soap dishes, etc. on or within walls
shall be sealed against moisture. Provide backing
as required.
• Avoid cut tiles and brick. Layout to consider final
requirement, adjust as necessary. Notify Architect
of changes.
Legend:
5 1 General Notes + Legend
(E) Wall to remain
(E) Wall to be Removed
(N) Wall
Q Smoke detector, Re: A.500
18
2 I Basement
Type/
No.
Size (wxh)
Operation
Frame
Notes
No.
Al
3' -6 "x 5-6"
Awning
Clad
Replace (E) window in kind. Verify (E) dimensions in the field
001A
A2
4' -0" x 5-6"
Awning
Clad
Replace (E) window in kind. Verify (E) dimensions in the field
100A
B1
12' -0" x 5-6"
Mulled Awning
Clad
Remove (E) windows and reuse (E) structure where possible
102A
B2
13' -2" x 5-6"
Mulled Awning
Clad
Remove (E) windows and reuse (E) structure where possible
103A
C1
9' -1'k 4' -2"
Mulled Casement
Clad
Replace (E) window in kind. Verify (E) dimensions in the field
105A
C2
9' -1 "x 3' -4"
Mulled Casement
Clad
Replace (E) window in kind. Verify (E) dimensions in the field
106A
D1
2' -6 "x 4' -2"
Casement
Clad
Replace (E) window in kind. Verify (E) dimensions in the field
D2
3' -0 "x 4' -2"
Casement
Clad
Replace (E) window in kind. Verify (E) dimensions in the field
D3
2' -4'k 3' -4"
Casement
Clad
Replace (E) window in kind. Verify (E) dimensions in the field
E 1
4' -2" x 5-6"
Fixed
Clad
-
F1
3' -9 "x 5-6"
Casement
Clad
General Notes:
- All Doors and windows shall be Kolbe & Kolbe Aluminum Clad.
- Refer to Title -24 for U Value and SHGC
- Provide Finish Sample For Owner / Architect Approval
- Provide Shop Drawings for Approval
All Glazing with Multiple Panes shall be True Divided Lites
- Contractor to Field Measure all Openings Prior to Fabricating New Windows
- All Exposed Hardware to be approved by architect and owner
- Provide hidden pocket screens with max. transparency at operable windows
- Fenestrations must have temporary and permanent labels.
Window Types:
( A ) Awning
OF Casement
3 E
Ilm
G
Og Mulled Awning
4 1 Window Schedule
Scale: 1/4 1' -0" I 1 I Main Level
Key Notes:
1. Manufacturer to provide details and calculations for municiapl review
prior to installation.
Legend:
GIs - i' Glass
Dual - Dual Glazed Unit
Clad - Aluminum Clad Wood
T - Denotes Tempered /Safety Glazing as per Code Req. (Lower
Corner) Refer to 2/A.002 for additional criteria
CO Mulled Casement
(D Casement OE Fixed
3
Size (wxh)
Type
Frame
Core
Glazing
T
2'- 0"x6-0"
E
T
GIs
Single
-
2' -8" x 6-8"
A
Wall
-
-
Notes
14' -10" x 8' -0" B /GIs Dual Refer to Security Notes on A.001
4' -2" x 8' -0" C /GIs Dual -
2'-8 "x 6-15" D Wd - -
3' -0" x 6-8" D Wd - -
General Notes:
- All Doors and windows shall be Loewen Aluminum Clad with stain grade
Douglas fir interior and have double clear glass, with U value of .49 and
SHGC of .21, or manufacturer of equal quality.
- Provide Shop Drawings for Approval
- All Glazing with Multiple Panes shall be True Divided Lites
- Contractor to Field Measure all Openings Prior to Fabricating New
Doors.
- All Exposed Hardware to be Oil Rubbed Bronze
- Coordinate locksets with owner
- All door assemblies to be a U- factor of 0.49
Door Types:
Legend:
GIs - 7"' Glass
Dual - Dual Glazed Unit
Clad - Aluminum clad wood
Wd - Wood
T - Denotes Tempered /Safety Glazing as per Code Reel. (Lower
Corner) Refer to 2/A.002 for additional criteria
SC - Solid Core Wood Veneer
> s;
OSolid core OB Sliding door OC French door OSolid core E GIs shower
hinge door pocket door door
Door Schedule
Scale: 1/4 "- 1' -0"
S
LAIDLAW SCHULTZ
PROJECT
Ochs Residence
444 Isabella Terrace
Corona Del Mar, CA 92625
DRAWING DESCRIPTION
Floor Plans
DATE ISSUE /REVISION
08.02.2013 Plan Check
08.08.2013 Corrections
09.25.2013 Planning App.
/o�Do. AR\
T
A
C -21061
N June -2015 �Q
yT� REIN
AAL� � O��
REVIEW
SDL
SDL
SDL
SHEET NO
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
writt
en consent of Laidlaw Schultz Architects.
3111 Second Avenue
Caro
na del Mar, CA 92625 -2322
(949) 645 -9982 Pax: (949) 645 -9554
www.LSarchitects.wm
Y
T
E
T
�
T
T
> s;
OSolid core OB Sliding door OC French door OSolid core E GIs shower
hinge door pocket door door
Door Schedule
Scale: 1/4 "- 1' -0"
S
LAIDLAW SCHULTZ
PROJECT
Ochs Residence
444 Isabella Terrace
Corona Del Mar, CA 92625
DRAWING DESCRIPTION
Floor Plans
DATE ISSUE /REVISION
08.02.2013 Plan Check
08.08.2013 Corrections
09.25.2013 Planning App.
/o�Do. AR\
T
A
C -21061
N June -2015 �Q
yT� REIN
AAL� � O��
REVIEW
SDL
SDL
SDL
SHEET NO
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
writt
en consent of Laidlaw Schultz Architects.
3111 Second Avenue
Caro
na del Mar, CA 92625 -2322
(949) 645 -9982 Pax: (949) 645 -9554
www.LSarchitects.wm
Y
4 1 Section
)r struct., typ.
ceiling framing
I w/ glass balusters
:al cabinet and
beyond
2 1 Eastern Elevation
exterior plaster to match exist. -
ptd.
3 1 Southern Elevation
Glass and smooth exterior
match exist. - ptd.
gal cabinet and canopy shown
dashed for clarity
1 1 Western Elevation
Guardrail. Glass and
smooth exterior plaster
to match exist. - ptd.
(E)Electrical cabinet
and canopy beyond
Scale: 1/4" = 1' -0"
3a I Existing Partial Southern Elevation
*Note: (E)xisting to remain, UNO Re: A.200
Scale: 1/4" = 1' -0"
LSalrch itects
LAIDLAW SCHULTZ
PROJECT
Ochs Residence
444 Isabella Terrace
Corona Del Mar, CA 92625
DRAWING DESCRIPTION
Exterior Elevations
DATE ISSUE /REVISION
08.02.2013 Plan Check
08.08.2013 Corrections
09.25.2013 Planning App.
AR
CA
T
" C -21061 £
U1 June -2015 IT
yT�RENEWAL \'0
REVIEW
SDL
SDL
SDL
SHEET NO.
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Carona del Mar, CA 92625 -2322
(949) 645 -9982 Fax: (949) 645-9554
www. LSarchitects.cwm
315
Zoning Administrator February 13, 2014
Item No. 1a: Additional Materials Received
Ochs Residence Modification (PA2013 -197)
EUGENE ELLIOTT MD
436 RIVE, RA TERRACE
CORONA DEL MAR, CA.
92625
November 24, 2013
Brenda Wisneski
Deputy Cormmmity Development Director
Community Development Department
planning Division.
100 Civic Center Drive
Newport Beach, CA. 92658.8915
Re: Modification permit No. MD2013.017
(PA2013 -197)
444 Isabella Terrace
Dear Ms. Wmesla,
I am an adjacent neighbor to the Ochs residence at 444 Isabella Terrace, It has come to my attention that
the Och's are requesting a modification perrmt to extend a deck on the Rivera Terrace side of then home.
My wife and I have looked over the proposed modif ication and find the modification aesthetically pleasing
and an enhancement to the neighborhood. We foresee no negative impact and welcome the modification.
We support the modification and hope it can proceed as requested in the Modification Permit.
Thank you for your consideration of this request.
Sincerely,
Eugene Elliott nid
Michael D. Janes
433 Isabella Terrace
Corona Del Mar, CA 92625
November 26, 2013
Brenda Wisneski
Deputy Community Development Director
Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach, CA 92658 -8915
RE: Modification Permit No. MD2013 -017
(PA2013 =197)
444 Isabella Terrace
Dear Ms. Wisneski,
Zoning Administrator February 13, 2014
Item No. 1 b: Additional Materials Received
Ochs Residence Modification (PA2013 -197)
RECE1Vrb
8y
001041Jy17,
DEC 0 3 2013
c> pE
�,� VE'COP�yENr
OR' G1
NEWpOR.
I am a close neighbor to the subject property and am writing to let you know that I absolutely
support granting of the modification. The changes are minor and reasonable and I believe they
will improve the look of the neighborhood.
I believe that there are similar encroachments in the area and that the changes will be an asset to
the neighborhood.
If you have any questions, feel free to call me at 949/955 -1111.
Thank you.
Sincerely ? '
Mi . IUD. J ades
r'
December, 4 2013
Ms. Brenda Wisneski
Deputy Community Development Director
Community Development Department, Planning Division
100 Civic Center Dr.
Newport Beach, CA 92658 -8915
Dear Brenda,
Zoning Administrator February 13, 2014
Item No. 1c: Additional Materials Received
Ochs Residence Modification (PA2013 -197)
,�OEIVED a.,
COMMUNITY
DEC 0 5 2013
cW DEVELOPMENT V,A
?V ,r^
Op NEWPOP" V
We live at 448 Rivera Terrace, Corona del Mar directly across the street from Peter and Gail Ochs. The
Ochs has submitted a request for modification, permit # MD2013 -017 (PA2013- 197) 444 Isabella
Terrace.
This modification to their home only affects 2 homes and quite frankly really only ours. This modification
is minor, it is reasonable; it is attractive and well done. This encroachment is minor and an improvement
for the neighborhood. We are the most affected by it and we support it and encourage the city to grant
said modification.
If you have any questions feel free to call me.
JOHN & BARBARA WERTIN
449 Isabella Terrace
Corona del Mar, CA 92625
December 3, 2013
Brenda Wisneski
Deputy Community Development Director
Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach, CA 92658 -8915
RE: Modification Permit No. MD2013 -017
(PA2013 -197)
444 Isabella Terrace
Dear Ms Wisneski:
Zoning Administrator February 13, 2014
Item No. 1d: Additional Materials Received
Ochs Residence Modification (PA2013 -197)
RgOEIVEp 9y
COMMUNITY
DEC 0 5 2013
n� OEVEIOPMENT Gr
7- �P
OP'VEWPORI
We would like to let you know that we actively support and ask the City to approve the
above referenced modification. We live down the street from 444 Isabella Terrace and believe
the modification will be aesthetically pleasing and improve the look of the neighborhood. There
is nothing negative and the modification is compatible with existing development in the
neighborhood.
Thank you for your time.
Sincerely, vv�
W
John & Barbara Wertin
December 4, 2013
Zoning Administrator February 13, 2014
Item No. le: Additional Materials Received
Ochs Residence Modification (PA2013 -197)
BELLWETHER
Brenda Wisneski
Deputy Community Development Director
Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach, CA 92658 -8915
Dear Brenda:
FINANCIAL GROUP
¢�.GFWEEb ey.
cOMMUNITY
DEC 0 5 ?013
C� DCVELOPMENT
Op ��"
NEtNPOSi,
I sincerely appreciate the effort and diligence the city invests in ensuring the integrity of our community.
Recently, my neighbors have asked for me to review their plans for the remodel of their house. After
review, I would like to communicate my strong support for granting the modifications requested by
Peter and Gail Ochs at 444 Isabella Terrace, Corona del Mar, CA 92625.
I believe the modifications are both minor and reasonable. In addition, it will actually improve the look
of the neighborhood. From walking our neighborhood, I see similar encroachments in the area. I truly
believe there is nothing negative regarding the modifications requested and they would not be
detrimental to public health, safety or welfare of the occupants of the property, nearby properties, the
neighborhood, or the City. Lastly, I see that the modifications would be compatible with the aesthetics
of our neighborhood,
My wife and I and our three children lived caddy corner from the Ochs family for the last 14 years.
Thank you for your consideration.
oe Ueberroth
626 Seaward Rd.
Corona del Mar, CA 92625
201 Shipyard Way, Suite D, Newport Beach, CA 92663
Tel: 949.723.7788 Fax: 949.723.7786
ww .bcilwcthe &1nancialgnxp.com
Zoning Administrator February 13, 2014
Item No. 1f: Additional Materials Received
Ochs Residence Modification (PA2013 -197)
PETER M. OCHS
444 ISABELLA TERRACE. CORONA DEL MAR, CALIFORNIA 92625
December 4, 2013
Ben Zdeba
Assistant Planner
Planning Division
100 Civic Center Drive
Newport Beach, CA 92658 -8915
Dear Mr. Zdeba,
I understand that the meeting to review modifications for our home at
444 Isabella Terrace in Corona del Mar is imminent. After learning that
several of our neighbors either just mailed their letters or will be doing
so today, I wanted to make sure they arrived for the Committee's
consideration.
Thank you very much for your time.
Sincerely,
ru �=
Peter M. Ochs
IC.Ii
cc: Gregg Ramirez, Senior Planner
February 8, 2014
Brenda Wisneski
Deputy Community Development Director
Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach, CA. 92658 -8915
Re: Modification Permit No. MD2013 -017
Zoning Administrator February 13, 2014
Item No. 1g: Additional Materials Received
Ochs Residence Modification (PA2013 -197)
gVOENED 8y
COMMDNm
F B 10 2014
DEVELOPMENT �'r
0
c�YOP NIT0
We actively support and ask the City of Newport Beach to approve the reasonable modification our
neighbors Peter and Gail Ochs are doing to their property. The change will make the view more
attractive in our street and it will improve the current condition, making their house look aesthetically
pleasing.
Since ,
d' ms
d ika Wil
Mon lams
444 Rivera Terrace
Corona del Mar. CA. 92625
Dennis D. O'NeiC
Thais F. O'Ned
6o8 Seaward Road
Corona de[JWar, CA 92625
(949) 798-0734
November 11, 2013
Brenda Wisneski
Deputy Community Development Director
Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach, CA 92658 -8915
Re: Modification Permit No. MD2013 -017
(PA2013 -197)
444 Isabella Terrace
Dear Ms. Wisneski:
Zoning Administrator February 13, 2014
Item No. 1 h: Additional Materials Received
Ochs Residence Modification (PA2013 -197)
?y,CEIVED
,t
COMMUNIr"
NOV 14;_q
Q> DEVELOPME1, -,
OPNEWP05% ' +'
I am writing this letter to you in your capacity as Zoning Administrator having
jurisdiction to consider the application for a modification coming before you for consideration on
December 12, 2013. The subject modification relates to an encroachment into the setback of a
cantilevered deck at the property located at 444 Isabella Terrace owned by Peter and Gail Ochs.
My wife and I reside at 608 Seaward Road in Corona Highlands, which is located nearby the
Ochs' property and support the granting of the modification.
I am very familiar with the plans Mr. & Mrs. Ochs are pursuing for the
remodeling of their home at 444 Isabella Terrace requiring the modification. I have also
reviewed the letter justifying the modification submitted by Mr. & Mrs. Ochs' architect, Laidlaw
Schultz, dated September 12, 2013.
Based on my reading of the Laidlaw Schultz justification letter, and pursuant to
Section 20.52.050E of the Newport Beach Municipal Code, I submit there is justification for
making the required findings for the subject modification It is clear from the facts that the
granting of the modification would not be detrimental to public health, safety or welfare to the
occupants of the property, nearby properties, the neighborhood, or the City, or result in a change
in density or intensity that would be inconsistent with the provisions of the Zoning Code.
My wife and I urge you to grant the modification.
Very truly yours,
W-AA�.lii-L
Dennis D. O'Neil
DDO /clt
copy: Peter and Gail Ochs
JR Walz
Benjamin M. Zdeba .
#133788 v1