HomeMy WebLinkAbout3.0_Hinton and Maloney Residence_PA2017-208CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
August 9, 2018
Agenda Item No. 3
SUBJECT: Hinton and Maloney Residence (PA2017-208)
SITE LOCATION: 3200 Ocean Boulevard
Coastal Development Permit No. CD2017-091
Variance Permit No. VA2017-002
APPLICANT: Nicholson Companies
OWNER: Karen M. Hinton and John D. Maloney
PLANNER: David S. Lee, Assistant Planner
949-644-3225, dlee@newportbeachca.gov
PROJECT SUMMARY
A coastal development permit (CDP) to allow the construction of a new 7,276-square-
foot, single-unit residence and a 688-square-foot, three-car garage. The application also
includes a request for a variance to allow the residence to encroach 5 feet into the
required 10-foot rear setback and exceed the maximum floor area limit.
RECOMMENDATION
1)Conduct a public hearing;
2)Find the project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303, Article 19, of Chapter 3, Guidelines for Implementation of
the California Environmental Quality Act) under Class 3, (New Construction or
Conversion of Small Structures) of the CEQA Guidelines, because it has no potential
to have a significant effect on the environment; and
3)Adopt Resolution No. PC2018-023 approving Coastal Development Permit No.
CD2017-091 and Variance No. VA2017-002 (Attachment No. PC 1).
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VICINITY MAP
GENERAL PLAN ZONING
Table 1 – Land Use, Zoning and Uses
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE Single-Unit Residential
Detached (RS-D)
Single-Unit Residential
(R-1) Single-Unit Residence
NORTH RS-D R-1 Single-Unit Residences
SOUTH RS-D R-1 Single-Unit Residences
EAST RS-D R-1 Single-Unit Residences
WEST RS-D R-1 Single-Unit Residences
Subject
Property
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INTRODUCTION
Project Setting
The 5,445-square-foot lot is located in Corona del Mar on the northeast corner of Ocean
Boulevard and Larkspur Avenue, on the northerly side of Ocean Boulevard. The property
is located in a residential neighborhood and is immediately surrounded by other single -
unit residences. The property takes vehicular access from Larkspur Avenue due to the
lack of alley access. The property faces Ocean Boulevard and the Corona del Mar State
Beach access ramp is located approximately 250 feet to the west.
The site is currently developed with a 2,904-square-foot, two-story, single-unit residence
that encroaches 8 feet, 3 inches into the required 10-foot rear setback. The existing
residence also encroaches approximately 4 inches into the required 4-foot interior side
setback. In 1990, Modification Permit No. MD3791 was approved authorizing an 885-
square-foot addition and alterations to the existing nonconforming dwelling, including
allowing the second floor addition to maintain the 4-inch encroachment into the 4-foot
side setback.
Project Description
The applicant proposes to demolish the existing single family residence and construct a
new 7,276-square-foot, single family residence and a 688-square-foot, three-car garage.
The proposed residence would consist of two levels above grade totaling 4,528 square
feet (excluding the garage) and a 2,748 square-foot subterranean basement. The
proposed three-car garage is designed to include lift access to an additional vehicle
storage space within the subterranean basement. In addition, the design includes an
elevator that leads to a roof deck above the second floor.
Background – Lot Reorientation
The subject property and surrounding area were originally subdivided in 1904 as part of
the Re-Subdivision of Corona del Mar (Attachment No. PC 3). The subject property and
neighboring property at 210 Larkspur Avenue c onsist of portions of Lot 7 and 8 of Block
138 of that original subdivision. At the time of the original subdivision, the two lots were
typical of neighboring lots and were oriented in a northeasterly direction with each lot
facing Ocean Boulevard with alley access provided at the rear. Prior to the construction
of the existing residence in 1948, portions of Lots 7 and 8 were combined and reoriented
to provide two lots facing Larkspur Avenue. As a result of reorientation, the subject
property (the southern portions of Lots 7 and 8) does not have alley access and maintains
vehicular access from Larkspur Avenue. The reoriented lots are highlighted below in
Figure 1.
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Figure 1 – Reoriented Lots 7 and 8
DISCUSSION
Analysis
General Plan, Local Coastal Plan, and Zoning Code
The site is designated as Single-Unit Residential Detached (RS-D) by the General Plan
Land Use Element and Single Unit Residential Detached – 6.0-9.9 DU/AC (RSD-B) by
the Coastal Land Use Plan (CLUP). It is located within the Single-Unit Residential (R-1)
Zoning District and Coastal Zoning District. The single-unit residence is a permitted use
under these land use designations. With the exception of the requested variance for rear
setback encroachment and floor area limitation, the proposed residence complies with all
other applicable development standards of the R -1 Zoning and Coastal Zoning Districts
as illustrated in Table 2 below:
Lot 6
Lot 8
Lot 7
Original Property Line
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Table 2: Zoning and Coastal Zoning Development Standards
Development Feature Required Existing Proposed
Setbacks (min.)
Front
Rear
Left Side (West)
Right Side (East)
24’
10’
4’
4’
24’
1’-10”
13’-4”
3’-8”
24’
5’ (1)
4’
4’
Height (max.)
Flat
Sloped
24’
29’
25’-6”
24’
29’
Open Space (min.) 466 sq. ft. Exceeded 665 sq. ft.
3rd Floor Area (max.) 466 sq. ft. No 3rd Floor No 3rd Floor
Floor Area Limit (max.) 4,234 sq. ft. 2,904 sq. ft. 5,216 sq. ft.
(excluding
basement)(1)(2)
Parking (min.) 3 spaces 2 spaces 3 spaces
(1) Variance requested
(2) The floor area of a subterranean basement is not included in the calculation of total gross floor area pursuant to NBMC
Sections 20.18.030 and 21.18.030. The total floor area including the subterranean basement is 7,964 square feet.
Variance Findings
The variance is requested to reduce the required rear yard setback and to exceed the
maximum floor area limit allowed by the Zoning Code and certified Local Coastal Program
(LCP) Implementation Plan. A variance is a request to waive or modify certain standards
when, because of special circumstances applica ble to the property, including location,
shape, size, surroundings, topography, or other physical features, the strict application of
the development standards otherwise applicable to the property denies the property
owner privileges enjoyed by other prope rty owners in the vicinity and in the same zoning
district. A variance should be granted to maintain parity between the variance site and
nearby properties in the same zoning district to avoid the granting of special privileges to
one property.
Currently, the certified LCP is silent on variance procedures. However, California Coastal
Act (Coastal Act) Section 30010 states that the Coastal Act is not intended to “take or
damage private property for public use, without the payment of just compensation
therefor.” Coastal Act Section 30010 further states that the Coastal Act is “not intended
to increase or decrease the rights of any owner of property under the Constitution of the
State of California or the United States.” This policy is reiterated in the certified LCP as
CLUP Policy 1.3(1). As the Coastal Act and the certified LCP are not intended to increase
or diminish the rights of any property owner, the Community Development Director has
made an interpretation pursuant to NBMC Section 21.12.020 (Rules of Interpretation) that
the City will rely upon the variance procedures in the City’s Zoning Code (Section
20.52.090) for deviations requested from the certified LCP Implementation Plan
development standards allowing for due process for the applicant.
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The City has a pending LCP amendment under review by the California Coastal
Commission to acknowledge variances and modification permits through a CDP, in order
to provide due process to the applicant.
Section 20.52.090.F (Variances, Findings and Decision) of the Zoning Code requires the
Planning Commission to make the following findings before approving a variance:
A. There are special or unique circumstances or conditions applicable to the subject
property (e.g., location, shape, size, surroundings, topography, o r other physical
features) that do not apply generally to other properties in the vicinity under an
identical zoning classification;
B. Strict compliance with Zoning Code requirements would deprive the subject
property of privileges enjoyed by other properties in the vicinity and under an
identical zoning classification;
C. Granting of the Variance is necessary for the preservation and enjoyment of
substantial property rights of the applicant;
D. Granting of the Variance will not constitute a grant of special privilege inconsistent
with the limitations on other properties in the vicinity and in the same zoning district;
E. Granting of the Variance will not be detrimental to the harmonious and orderly
growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the
public convenience, health, interest, safety, or general welfare of persons residing
or working in the neighborhood; and
F. Granting of the Variance will not be in conflict with the intent and purpose of this
Section, this Zoning Code, the General Plan, or any applicable specific plan.
Variance Analysis – Rear Setback Encroachment
Typical R-1 lots surrounding the subject property abut an alley and are only subject to a
5-foot rear alley setback. However, the subject lot is atypical due to the reorientation and
it abuts another lot developed with a residence to the rear instead of an alley. Including
the subject property and 210 Larkspur Avenue, there are a total of 13 (3.5 percent)
similarly reconfigured lots out of 367 lots in the 1904 Re-subdivision. Out of these 13 lots,
11 have been previously granted deviations from the Zoning Code (See Attachment No.
PC 4). Due to the lot not abutting an alley, it is subject to a 10-foot rear setback. The 10-
foot rear setback, in addition to the large 24-foot front setback, disproportionately impacts
the property owner’s ability to develop the property.
As illustrated in Figure 2, the lot’s current setback configuration results in 48 percent of
the lot dedicated to setback areas, whereas surrounding typical properties have a range
between 26 to 38 percent. As such, strict compliance with setback requirements with the
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existing atypical lot configuration reduces the usable buildable area when compared to
surrounding typical lots with similar lot sizes in the area. Alternatively, if the subject
property and neighboring 210 Larkspur Avenue were never reoriented, development of
the original Lots 7 and 8 with orientation facing Ocean Boulevard, would be subject to
setbacks and a percentage of lot area dedicated to setbacks (35% and 33%) consistent
with surrounding typical lots in the area.
Figure 2 – Lot Reorientation (Setbacks)
Original Orientation
Current Orientation
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The requested 5-foot rear yard setback would make the property more compatible with
the existing setbacks of the immediately adjacent properties. The remaining properties
along the same block have the same large 24-foot front setback, but enjoy a similar 5-
foot rear yard setback and larger percentage of buildable area. Granting a 5-foot rear yard
setback would decrease the percentage of the lot dedicated to setbacks from 48 to 43
percent and bring parity between the subject property and other lots in the surrounding
neighborhood.
As illustrated in Figure 3, a 22-foot-wide portion of the existing garage and second floor
living area currently encroach 8 feet, 3 inches into the required 10-foot rear yard setback,
resulting in a setback of 1-foot 9-inches. The proposal includes the demolition of the
existing dwelling and the construction of a new dwelling 5 feet from the property line for
a width of 37 feet. Although the width of the encroachment increases, the location of the
dwelling 5 feet from the property line exceeds what would normally be provided if this
were treated as a side yard with a minimum required 4-foot setback, and provides an
increased setback distance compared to the existing condition. As a result, there would
be increased light and air to the adjacent property. Additionally, the existing setback for
the residence of 210 Larkspur Avenue abutting this property is 5 feet, 10-inches (4-foot
minimum side setback required), resulting in a proposed separation of 10 feet, 10 inches
between the neighboring structures, whereas the existing separation is 7 feet, 7 inches.
Figure 3 – Existing Development
LARKSPUR AVENUE
1’-9” (E)
Rear Setback
5’-10” (E)
Side Setback
(Neighbor)
Legend:
— Required Setbacks
— Existing Residence
— Property Line
3’-8” (E)
Side Setback
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Although the City does not have private view protection policies, the adjacent neighbor
located at 210 Larkspur Avenue currently enjoys a private view across the northwesterly
corner of the subject lot. The design includes a 204-square-foot open space design
feature by way of a larger setback on each of the two levels above grade at the
northwesterly corner of the proposed dwelling. The applicant included the feature to
preserve a portion of the neighbor’s existing private vi ew. As illustrated in Figure 4, the
design also provides a greater setback and a greater private view shed than what would
be provided with a setback-compliant design. The draft resolution of approval includes a
condition that requires the design feature to be maintained.
Figure 4 – Private View Exhibit
Variance Analysis – Floor Area Increase
The maximum floor area permitted on R-1 properties in Corona del Mar is based on a
calculation of 1.5 times the buildable area. The buildable area is defined as the area of a
lot, excluding the minimum front, side, and rear setback areas. As previously mentioned,
due to the reorientation of the lots, the buildable area of the subject property is
disproportionately less than that of typical surrounding lots. As a result, the maximum
allowable floor area is also similarly impacted. Currently, the subject lot has a buildable
area of 2,823 square feet, resulting in a maximum floor area of 4,234 square feet.
Due to the difference in lot sizes and variation in setback areas between the subject
property and surrounding lots, staff has calculated the floor to lot area ratios to compare
the proposed project to other properties in the area (Table 3 below). A map that shows
the referenced properties is shown in Figure 5 below.
Legend:
--- Proposed view shed
--- Setback compliant
view shed
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Table 3: Lot Comparison
Property Address Lot Size (SF) Buildable
Area (SF)
Max Floor Area
(Buildable SF x 1.5)
(SF)
Floor
Area
Ratio
Required
Setbacks
3200 Ocean Blvd.
(Code-Required) 5,445 2,823 4,234 0.777 F:24 R:10 S:4
3200 Ocean Blvd.
(Proposed) 5,445 3,108 5,216 0.958 F:24 R:5 S:4
Neighboring Lots
3128 Ocean Blvd. 8,127 5,631 8,446.5 1.039 F:22 R:5 S:4
3208 Ocean Blvd. 4,263 2,707 4,060.5 0.952 F:24 R:5 S:3
210 Larkspur Ave.(1) 4,225 1,994.6 2,991.9 0.708 F:20 R:10 S:4
211 Larkspur Ave. 5,310 3,626 5,439 1.024 F:15 R:5 S:4
212 Larkspur Ave.* 4,720 3,332 4,998 1.059 F:15 R:5 S:3
217 Larkspur Ave.* 4,720 3,332 4,998 1.059 F:15 R:5 S:3
3300 Ocean Blvd. 7,893 5,355 8,032.5 1.018 F:25 R:5 S:4
3100 Ocean Blvd. 5,746 3,973 5,959.5 1.037 F:8 R:10 S:3
209 Marguerite Ave.* 4,720 3,672 5,508 1.167 F:5 R:5 S:3
*Typical lot size in the neighborhood.
(1) Staff Approval No. SA2001-017 (August 22, 2001) authorized reconstruction of dwelling to maintain a 4-foot rear
setback and 15-foot front setback consistent with prior approval of Modification Permit No. MD2001-090.
Figure 5: Setback/Reference Map
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A typical lot in the surrounding area is 4,720 square feet. These lots have FARs between
1.059 and 1.167, depending on their respective setb ack requirements and the Code-
required floor area limit. However, due to the orientation of the subject lot, the buildable
area results in a maximum FAR of 0.777, which is approximately 25 percent less than
what is allowed on lots of similar or smaller size and with a non-reoriented configuration
in the neighborhood.
In its original configuration (see Figure 6A), Lot 7 would have a maximum floor area of
4,247 square feet and Lot 8 would have a maximum floor area of 5,335 square feet,
totaling a maximum floor area of 9,582 between the two lots. Due to the reconfiguration
of the two lots to face Larkspur Avenue (see Figure 6B), the subject lot has a maximum
floor area of 4,234 square feet and 210 Larkspur has a maximum floor area of 2,993
square feet, totaling a maximum floor area of 7,227 square feet which is approximately
25 percent less than the original configuration of the lots would have provided.
Figure 6A – Lot Reorientation (Floor Area)
Original Orientation
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Figure 6B – Lot Reorientation (Floor Area)
Current Orientation
The applicant is requesting a maximum floor area of 5,216 square feet, which would result
in a FAR of 0.958. The granting of the variance would not constitute a special privilege,
as it is consistent with and lower than other properties in the vicinity and within the same
zone. The subject property has a unique lot configuration that is different from other
properties in the vicinity and same zone and results in the application of setbacks and
buildable area that is significantly more restrictive. As demonstrated, strict compliance
with the Zoning Code requirements would deprive the subject property of constructing a
residence with similar FAR and setbacks when compared to neighboring lots and the
granting of the variance would not grant more floor area than what could be achieved by
other property owners in the same vicinity with identical zoning requirements.
Coastal Development Permit
The subject property is located within the Categorical Exclusion Order (CEO) Area of the
Coastal Zone. Projects on properties located within the CEO may be excluded from the
requirement to obtain a coastal development permit (CDP) provided it meets the
conditions of the Coastal Commission’s Exclusion Order CE-5-NPB-16-1. One of the
conditions is the 1.5 floor area limit and given that the proposed project does not meet
the maximum floor area limit, the project does not qualify for a Categorical Exclusion and
requires a coastal development permit.
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Pursuant to certified LCP Implementation Plan Section 21.52.15 (F) (Findings and
Decision), the review authority may approve or conditionally approve a CDP application,
only after first finding that the proposed development:
1. Conforms to all applicable sections of the certified Local Coastal Pro gram (e.g.
development standards, no impacts to public views, natural resources, etc.); and
2. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea
or shoreline of any body of water located within the coastal zone.
Staff believes sufficient facts exist to support the CDP request, as proposed by the
applicant and demonstrated in the Draft Resolution (Attachment No. PC 1).
Scenic and Visual Quality Protection
The Coastal Land Use Plan of the certified LCP identifies Ocean Boulevard as a coastal
view road due to the view of the coast looking south. Due to the location of the project
near this protected public view, an initial evaluation of the pot ential impact to the view
shed or the scenic and visual qualities of the coastal zone was conducted pursuant to
Section 21.30.100 of the certified LCP Implementation Plan.
The 3100-3200 block of Ocean Boulevard provides views of the ocean, Harbor entrance
and Corona del Mar State Beach. However, the subject property is located landward of
Ocean Boulevard; therefore, the proposed project site is not between public vantage
points along Ocean Boulevard and these view features. Therefore, the project will not
impact existing, nor provide an opportunity to enhance, public views along Ocean
Boulevard.
Larkspur Avenue provides a view corridor to south and that also allows views of the
ocean, Harbor entrance, and Corona del Mar State Beach. While the proposed single-
unit residence will be located closer to Larkspur Avenue than the existing residence, it will
not encroach into the side setback area established by the certified LCP. Furthermore,
the CDP is conditioned to restrict accessory structures and landscaping within this
setback area in order to maintain the view corridor. Therefore, the project will not
significantly impact existing, nor provide an opportunity to enhance, public views from
Larkspur Avenue.
The proposed project will maintain a building envelope consistent with the certified LCP,
with the exception of the proposed deviations to the rear setback and floor area limitation.
These proposed deviations are limited and only allow for a development that is similar
and compatible in design, bulk, and scale of the existing single-unit neighborhood pattern
of development and expected future developments permitted pursuant to the certified
LCP. When viewed from nearby and distant public viewing areas, the completed project
will blend into the low-density residential form of the neighborhood. Therefore, the
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proposed project does not have the potential to degrade the visual quality of the Coastal
Zone.
As a result of this initial evaluation, it is staff’s determination that the proposed deviations
will not result in visual impacts that would be detrimental to the surrounding areas in the
coastal zone.
Public Access
Certified LCP Implementation Plan Section 21.30A.040 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. The project site does not currently provide a
public view or access easement and is located more than 200 feet from the nearest public
beach. Public access by pedestrians and vehicles to the coast and to public views is
presently provided by Ocean Boulevard and Larkspur Avenue, both public roads, and the
proposed project is designed and sited so as not to interfere with that access .
The project site does not have alley access and the proposed project will use an existing
driveway approach on Larkspur Avenue for vehicular access. Therefore, existing public
on-street parking will be maintained. The proposed project will provide three off -street
parking spaces within garages, which conforms with Zoning Code and certified LCP off-
street parking requirements for a single-unit residence with this amount of floor area.
Therefore, the project will not impact public on-street parking available for public access.
Finally, the proposed single-unit residence will replace an existing single-unit residence;
therefore, the proposed project will not generate a significant new or increased demand
for public access or recreational opportunities as there will be no increase in density.
Summary
The reconfiguration of the subject property has created a unique lot orientation that has
a rear setback and floor area limit that is more restrictive than neighboring lots of similar
size in the surrounding area. Staff, therefore, recommends Planning Commission
approval of the variance and coastal development permit based on the discussion and
facts above and findings included in the draft resolution for approval. Conditions of
approval have been incorporated into the attached draft resolution (Attachment No. PC
1).
Alternatives
1. The Planning Commission may suggest specific changes that are necessary to
alleviate concerns. If any additional requested changes are substantial, the item
should be continued to a future meeting to allow a redesign or additional analysis.
Should the Planning Commission choose to do so, staff will return with a revised
resolution incorporating new findings and/or conditions.
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2. If the Planning Commission believes that there are insufficient facts to support the
findings for approval, the Planning Commission must deny the application and
provide facts in support of denial to be included in the attached draft resolution for
denial (Attachment No. PC 2).
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.
Public Notice
Notice of this hearing 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-way and
waterways) including the applicant and posted on the subject property at least 10 days
before the scheduled meeting, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
Prepared by: Submitted by:
__________________________
David S. Lee
Assistant Planner
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Draft Resolution for Denial
PC 3 Re-Subdivision Map of Corona del Mar (1904)
PC 4 Deviations of Reconfigured Lots Along Ocean Boulevard
PC 5 Project Plans
PC 6 Correspondence
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Attachment No. PC 1
Draft Resolution with Findings and Conditions
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RESOLUTION NO. PC2018-023
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, APPROVING VARIANCE
NO. VA2017-002 AND COASTAL DEVELOPMENT PERMIT NO.
CD2017-091 TO ALLOW THE CONSTRUCTION OF A NEW
SINGLE-FAMILY RESIDENCE FOR PROPERTY LOCATED AT
3200 OCEAN BOULEVARD (PA2017-208)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Nicholson Construction on behalf of Karen M. Hinton, Successor
Trustee of the Maloney Family Trust (“Applicant”), with respect to property located at 3200
Ocean Boulevard, in the City of Newport Beach, and legally described as a portions of Lot
7 and Lot 8 of Block 138 of the Re-subdivision of Corona Del Mar, in the City of Newport
Beach, County of Orange, State of California, as shown on Map recorded in Book 4, Page
67 of Miscellaneous Maps in the office of the County Recorder of said county, requesting
approval of a coastal development permit and a variance.
2. The Applicant requests a coastal development permit to demolish an existing family
residence and allow the construction of a new 7,276-square-foot, single-family residence
and a 688-square-foot, three-car garage. Excluding the 2,748-square-foot subterranean
basement, the resulting total floor area proposed is 5,216 square feet. The Applicant
requests a variance application to allow the residence to encroach 5 feet into the required
10-foot rear setback and exceed the maximum floor area limit of 4,234 square feet.
3. The site is designated Single-Unit Residential Detached (RS-D) by the General Plan Land
Use Element and is located within the Single-Unit Residential (R-1) Zoning District.
4. The site is located within the coastal zone. The Coastal Land Use Plan category is Single-
Unit Residential Detached – 6.0–9.9 DU/AC (RSD-B) and the Coastal Zone is Single-Unit
Residential (R-1).
5. A public hearing was held on August 9, 2018, in the Council Chambers located at 100 Civic
Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing
was given in accordance with the Newport Beach Municipal Code (“NBMC”). Evidence,
both written and oral, was presented to , and considered by, the Planning Commission at
this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15303, Article 19, of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act) under Class 3, (New Construction or Conversion
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11-09-17
of Small Structures) of the CEQA Guidelines, because it has no potential to have a
significant effect on the environment.
2. Class 3 exempts the construction of limited numbers of new, small structures, including
one single-family residence. The proposed project is a new single -family residence
located within the R-1 (Single-Unit Residential) Zoning District.
SECTION 3. REQUIRED FINDINGS.
Variance
In accordance with NBMC Subsection 20.52.090(F) (Variances – Findings and Decision), the
following findings and facts in support of such findings are set forth:
Finding:
A. There are special or unique circumstances or conditions applicable to the subject
property (e.g., location, shape, size, surroundings, topography, or other physical
features) that do not apply generally to other properties in the vicinity under an identical
zoning classification.
Facts in Support of Finding:
1. The subject property has a unique orientation compared to neighboring lots along
Ocean Boulevard. The property and surrounding area were originally subdivided in 1904
as part of the Re-Subdivision of Corona del Mar. The subject property and neighboring
property at 210 Larkspur Avenue consist of portions of Lot 7 and 8 of Block 138 of that
original subdivision. Subsequent to the original subdivision, portions of Lots 7 and 8
were combined and reoriented to provide two lots facing Larkspur Avenue (pre-1948).
As a result of the reorientation, the subject property (southern portion of Lots 7 and 8)
does not have alley access and maintains vehicular access from Larkspur Avenue.
2. Typical R-1 lots surrounding the subject property abut an alley and are only subject to
a 5-foot rear alley setback. However, the subject lot is atypical due to the reorientation
and abuts a residence to the rear instead of an alley. Including the subject property and
210 Larkspur Avenue, there are a total of 13 similarly reconfigured lots out of 367 lots
in the Re-subdivision. Due to the lot not abutting an alley, it is subject to a 10-foot rear
setback. The 10-foot rear setback, in addition to the large 24-foot front setback,
disproportionately impacts the Applicant’s right to develop the property.
3. The subject property is shallower than the typical lots in the surrounding neighborhood.
The lot depth ranges between 79 and 88 feet, whereas the typical lot depth is 118 feet.
The unusual shape and orientation of this lot does not generally apply to other properties
in the vicinity under the same R-1 zoning classification.
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Finding:
B. Strict compliance with Zoning Code requirements would deprive the subject property of
privileges enjoyed by other properties in the vicinity and under an identical zoning
classification.
Facts in Support of Finding:
1. Strict compliance with the Zoning Code deprives the subject property of a buildable area
that is comparable to typical lots with similar lot sizes. With the lot’s current setback
configuration, 48 percent of the lot is dedicated to the required setbacks. Surrounding
typical properties have an approximate setback dedication ranging from 26 to 38
percent.
2. Strict compliance with the Zoning Code requirements would deprive the subject property
of constructing a residence with similar floor area ratio (FAR) when compared to
neighboring lots. The required maximum f loor area yields an FAR of 0.777, which is
approximately 25 percent less than what is allowed on lots of similar or smaller size and
standard configuration in the surrounding neighborhood and same zone. Surrounding
typical lots have FARs between 0.930 and 1.167.
Finding:
C. Granting of the variance is necessary for the preservation and enjoyment of substantial
property rights of the applicant.
Facts in Support of Finding:
1. Without granting the variance to increase the floor area, the Applicant could not
construct a residence on the property simila r to and consistent with what the
development regulations permit on other lots in the area. Per Zoning Code and LCP
development standards, the Applicant can only build a 4,234 square-foot residence
(including garage), which results in a FAR of 0.777. This is substantially smaller than
what could be constructed on typical rectangular R-1 lots in Corona del Mar, which have
FARs between 0.930 and 1.167.
2. The Applicant is requesting a maximum floor area of 5,216 square feet, which would
result in a FAR of 0.958 that is consistent with other properties in the vicinity and within
the same zone.
3. The required 10-foot rear setback, in addition to the large 24-foot front setback along
Ocean Boulevard, constitutes an impingement on the Applicant’s right to develop the
property. The remaining properties on the same block have the same large front
setback, but enjoy a 5-foot rear yard setback which allows a larger buildable area.
Granting a 5-foot rear yard setback would bring parity between the subject property and
the surrounding neighborhood.
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Finding:
D. Granting of the variance will not constitute a grant of special privilege inconsistent with
the limitations on other properties in the vicinity and in the same zoning district.
Fact in Support of Finding:
1. Approval of the variance request allows the Applicant to develop a 5,216 square-foot
residence (excluding subterranean basement) that is comparable in size, height, and
setbacks with other lots along Ocean Boulevard that are identically zoned.
2. The request to increase the floor area above the maximum allowed by the Z oning Code
creates a FAR of 0.958, which is not a special privilege as it is consistent with the
limitations on other properties in the vicinity. The FAR in the surrounding area is
between 0.930 and 1.167.
3. Due to the reorientation of the subject property, the rear abuts a residence instead of an
alley, which requires a 10-foot rear setback. The request to encroach 5 feet into the
required 10-foot rear setback is consistent with other properties in the vicinity, as typical
R-1 lots that surround the subject property abut an alley and are subject to a 5 -foot rear
alley setback.
Finding:
E. Granting of the variance will not be detrimental to the harmonious and orderly growth of
the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working
in the neighborhood.
Facts in Support of Finding:
1. Granting of the variance will improve the current setback configuration that exists on the
lot. Currently, a 22-foot-wide portion of the existing garage and second floor living area
encroach 8 feet, 3 inches into the required 10-foot rear yard setback, resulting in a
setback of 1-foot 9-inches. The proposal includes the demolition of the existing dwelling
and the construction of a new dwelling 5 feet from the property line for a width of 37 feet.
Although the width of the encroachment increases, the location of the dwelling 5 feet
from the property line exceeds what would normally be provided if this were treated as
a side yard with a minimum required 4-foot setback. This setback, in addition to the
existing 5-foot 10-inch setback on the abutting residence on 210 Larkspur, would create
a separation of 10 feet, 10 inches between the neighboring structures. The existing
separation is 7 feet, 7 inches.
2. The proposed 5-foot rear yard setback is more than a typical setback between two
abutting residences. If the proposed rear yard setback was regulated as a side yard
setback, a 4-foot setback would be required on both properties, creating an 8 -foot
minimum separation between the two structures. The proposed rear yard setback will
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Planning Commission Resolution No. PC2018-023
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provide the adequate flow of light and air to the adjacent residence.
3. The proposed design is a two-story structure with a subterranean basement, located in
a neighborhood with two- and three-story residences. The design, including proposed
floor area, maintains a bulk and scale that is consistent with other allowable
development on typical lots in the surrounding area constructed.
4. Although the City does not have private view protection policies, the adjacent neighbor
located at 210 Larkspur Avenue currently enjoys a private view across the northwesterly
corner of the subject lot. The design of the proposed dwelling includes a 204-foot open
space design feature at the northwesterly corner of the proposed dwelling that helps
preserve a significant portion of the neighbor’s existing private view and provides a
greater private viewshed than what could have been provided with a setback-compliant
design that did not include the feature.
5. Granting of the variance to allow addit ional floor area will not be detrimental to the on-
street parking situation in the area. The proposed residence provides a three -car garage
with additional car storage in the basement level.
Finding:
F. Granting of the variance will not be in conflict with the intent and purpose of this section,
this Zoning Code, the General Plan, or any applicable specific plan.
Facts in Support of Finding:
1. Granting the variance request would not increase the density beyond what is planned
for the area, and will not result in additional traffic, parking, or demand for other services.
2. The proposed variance request provides similar setbacks for the property consistent
with the existing development pattern along Ocean Boulevard.
3. The proposed variance request provides a maximum floor area that is consistent with
neighboring lots of similar size, located within the same zoning designation.
4. The property is not located within a specific plan area.
Coastal Development Permit
In accordance with NBMC Subsection 21.52.015(F) (Coastal Development Permits - Findings
and Decision), the following findings and facts in support of such findings as set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
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Facts in Support of Finding:
1. The proposed deviations to the rear setback and floor area limitation allow for a
development that is similar and compatible in design, bulk, and scale of the existing
single-family neighborhood pattern of development and expected future development.
The maximum floor area limitation granted by the variance would allow 5,216 square
feet of floor area, or an FAR of 0.958, consistent with the typical FAR of other properties
in the vicinity ranging between 0.930 and 1.167.
2. With the exception of the variance requests, the proposed development complies with
applicable residential development standards including, but not limited to, front and side
setbacks, height, and parking as follows:
a. The proposed residence complies with the height limitations of the Zoning Code,
which allows a maximum of 24 feet for flat roofs and 29 feet for sloped roofs,
measured from existing grade. A 30-square-foot elevator shaft with a flat roof
extends to 29 feet which is a permitted height exception granted in LCP Section
21.30.060 (Height Limits and Exceptions).
b. As the proposed residence includes more than 4,000 square feet of livable floor
area, a three-car garage is required. The proposed residence provides a three-
car garage.
c. A minimum of 466 square feet of open volume area is required and the proposed
residence includes 665 square feet of open volume area provided.
3. The property is located in an area known for the potential of seismic activity and
liquefaction and is required to comply with the California Building Code (“CBC”) and
City’s Building Division standards and policies. Geotechnical investigations specificall y
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.
4. The development is set back approximately 300 feet from the nearest beach. Due to the
large distance from coastal waters, a Water Quality Management Plan (WQMP) and a
Construction Pollution Prevention Plan (CPPP) are not required. A post-construction
drainage system will be installed that includes drainage and percolation features designed
to retain dry weather and minor rain run-off on-site to ensure the project does not impact
water quality. Any water not retained on-site is directed to the City’s storm drain system.
5. Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping). A
condition of approval is included that requires drought-tolerant, and prohibits invasive,
species. Prior to issuance of building permits, the final landscape plans will be reviewed
to verify invasive species are not planted.
6. The subject property is not between the nearest public road and the sea or shoreline of
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Planning Commission Resolution No. PC2018-023
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any body of water located within the coastal zone. The Coastal Land Use Plan identifies
Ocean Boulevard as a coastal view road. However, the subject property is located on
an inland lot north of Ocean Boulevard and will not impact public coastal views from
Ocean Boulevard. There is also no impact on public views from Larkspur Avenue, as no
deviation is being requested from the required 4 -foot side yard setback on Larkspur
Avenue. The existing residential lot does not currently provide nor inhibit public coastal
access. The property is more than 200 feet from the nearest public beach and the
proposed development will remain a private residential lot.
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 .
Fact in Support of Finding:
1. The existing residential lot does not currently provide nor inhibit public coastal access.
The property is more than 200 feet from the nearest public beach and the proposed
development will remain a residential lot. The development will not impact public access
to local coastal resources and is not located between the sea or shoreline and the
nearest public road.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Variance No.
VA2017-002 and Coastal Development Permit No. CD2017-091, subject to the conditions
set forth in Exhibit A, which is attached hereto and incorporated by reference.
2. The Variance action shall become final and effective fourteen (14) days following the
date this Resolution was adopted, unless within such time an appeal is filed with the
City Clerk in accordance with the provisions of Title 20 Planning and Zoning of the
Newport Beach Municipal Code.
3. The Coastal Development Permit action shall become final and effective fourteen (14)
days following the date this resolution was adopted unless within such time an appeal or
call for review is filed with the City Clerk in accordance with the provisions of Title 21 Local
Coastal Implementation Plan of the Newport Beach Municipal Code. Final action taken by
the City may be appealed to the Coastal Commission in compliance with NBMC Section
21.64.035 and Title 14 California Code of Regulations, Sections 13111 through 13120,
and Section 30603 of the Coastal Act.
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PASSED, APPROVED, AND ADOPTED THIS 9th DAY OF AUGUST 2018.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Peter Zak, Chairman
BY:_________________________
Lauren Kleiman, Secretary
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Planning Commission Resolution No. PC2018-023
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
PLANNING
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The Applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
4. The applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
5. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the City’s Building Division and field sets of plans prior to issuance of
the building permits.
6. The dwelling shall encroach a maximum of 5 feet into the rear 10 -foot setback. An
additional 6-inch allowance shall be permitted for a roof eave.
7. The northwesterly corner of the proposed residence shall maintain a 204-square-foot
open space feature on each level above grade as shown on the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval No
structures, principal or accessory, shall be constructed within said open space areas.
8. The maximum floor area shall not exceed 5,216 square feet (excluding subterranean
basement).
9. Accessory structures and landscaping in the side setback abutting Larkspur Avenue
shall be in substantial conformance with the approved site plan and shall not exceed
42-inches from existing grade, in order to maintain the view corridor on Larkspur
Avenue.
10. No trees shall be planted within the side setback area abutting Larkspur Avenue in order
to maintain the view corridor on Larkspur Avenue.
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11. No trees shall be planted within the illustrated private view corridor shown in Figure 4 of
the Staff Report dated August 9, 2018.
12. Prior to the issuance of a building permit, the Applicant shall submit a final landscape
and irrigation plan prepared by a licensed landscape architect. These plans shall
incorporate drought tolerant plantings and water efficient irrigation practices, and the
plans shall be approved by the City’s Planning Division.
13. 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.
14. 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 City’s
Planning Division.
15. Prior to issuance of a building permit, the Applicant shall submit to the City’s Planning
Division an additional copy of the approved architectural plans for inclusion in the
application file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Variance and Coastal Development Permit application.
16. 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.
17. 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.
18. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
19. 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.
20. 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, wetland or their
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buffers.
21. Should the Property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
22. Construction activities shall comply with NBMC Section 10.28.040, 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 and 8:00 a.m. and 6:00 p.m. on
Saturday. Noise-generating construction activities are not allowed on Sundays or
Holidays.
23. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of NBMC Title 20 Planning and Zoning.
24. To the fullest extent permitted by law, Applicant shall indemnify, defend 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 Hinton and Maloney Variance including, but not limited to, Variance
No. VA2017-002 and Coastal Development Permit No. CD2017-091 (PA2017-208). This
indemnification shall include, but not be limited to, damages awarded against the City, if
any, costs of suit, attorneys' fees, and other expenses incurred in connection with such
claim, action, causes of action, suit or proceeding whether incurred by Applicant, City,
and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the
City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the
indemnification provisions set forth in this condition. The Applicant shall pay to the City
upon demand any amount owed to the City pursuant to the indemnification requirements
prescribed in this condition.
Public Works Conditions
25. Parkways on Ocean Boulevard and Larkspur Avenue shall be planted with d rought-
tolerant planting or turf.
26. The proposed driveway shall be installed per City Standard STD-162-L. The approach
bottom maximum width shall be 20 feet.
27. The proposed project shall comply with sight distance standard STD-110-L at the corner
of Ocean Boulevard and Larkspur Avenue.
28. No staging/storage of materials shall be permitted within the public right-of-way.
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29. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way may be
required at the discretion of the City’s Public Works Inspector.
32
Attachment No. PC 2
Draft Resolution for Denial
33
INTENTIONALLY BLANK PAGE34
RESOLUTION NO. PC2018-023
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, DENYING VARIANCE NO.
VA2017-002 AND COASTAL DEVELOPMENT PERMIT NO.
CD2017-091 TO ALLOW THE CONSTRUCTION OF A NEW
SINGLE-FAMILY RESIDENCE, FOR PROPERTY LOCATED AT
3200 OCEAN BOULEVARD (PA2017-208)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Nicholson Construction on behalf of Karen M. Hinton, Successor
Trustee of the Maloney Family Trust (“Applicant”), with respect to property located at 3200
Ocean Boulevard, in the City of Newport Beach, and legally described as a portions of Lot
7 and Lot 8 of Block 138 of the resubdivision of Corona Del Mar , in the City of Newport
Beach, County of Orange, State of California, as shown on Map recorded in Book 4, Page
67 of Miscellaneous Maps in the office of the County Recorder of said county, requesting
approval of a coastal development permit and a variance.
2. The Applicant requests a coastal development permit to allow the construction of a new
7,276-square-foot, single-family residence and a 688-square-foot, three-car garage.
Excluding the 2,748-square-foot subterranean basement, the resulting total floor area
proposed is 5,216 square feet. The Applicant requests a variance application to allow the
residence to encroach 5 feet into the required 10-foot rear setback and exceed the
maximum floor area limit of 4,234 square feet.
3. The site is designated Single-Unit Residential Detached (RS-D) by the General Plan Land
Use Element and is located within the Single-Unit Residential (R-1) Zoning District.
4. The site is located within the coastal zone. The Coastal Land Use Plan category is Single-
Unit Residential Detached – 6.0–9.9 DU/AC (RSD-B) and the Coastal Zone is Single-Unit
Residential (R-1).
5. A public hearing was held on August 9, 2018, in the Council Chambers at 100 Civic Center
Drive, Newport Beach 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 public
hearing was given in accordance with the Newport Beach Municipal Code (“NBMC”).
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. 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.
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Planning Commission Resolution No. PC2018-023
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SECTION 3. REQUIRED FINDINGS.
Variance
The Planning Commission may approve a variance application only after making each of the
required findings set forth in NBMC Section 20.52.090(F) (Variances – Findings and Decision).
In this case, the Planning Commission was unable to make the required findings for the
following reasons:
1. The Planning Commission determined, in this case, that the proposed Variance for the
Development is not consistent with the legislative intent of Title 20 of the NBMC and
that findings required by Section 20.52.090 are not supported in this case. The
Development may prove detrimental to the community.
2. The design, location, size and characteristics of the Development are not compatible
with the single-family residences in the vicinity. The development may result in negative
impacts to residents in the vicinity and would not be compatible with the enjoyment of
the nearby residential properties.
Coastal Development Permit
The Planning Commission may approve a coastal development permit application only after
making each of the required findings set forth in NBMC Section 21.52.015 (F) (Findings and
Decision). In this case, the Planning Commission was unable to make the required findings for
the following reasons:
1. The proposed residence does not conform to all applicable residential development
standards as the Development does not comply with floor area limitation, setbacks,
height and open volume requirements.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Variance No.
VA2017-002 and Coastal Development Permit No. CD2017-091.
2. 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 20 Planning and Zoning,
of the Newport Beach Municipal Code.
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PASSED, APPROVED, AND ADOPTED THIS 9th DAY OF AUGUST, 2018.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Peter Zak, Chairman
BY:_________________________
Lauren Kleiman, Secretary
37
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Attachment No. PC 3
Re-Subdivision Map of Corona del Mar (1904)
39
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41
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Attachment No. PC 4
Deviations of Reconfigured Lots Along Ocean Boulevard
43
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Deviations of Reconfigured Lots Along Ocean Boulevard
Address Deviation Discretionary Approval Description
Setbacks
Floor
Area
Non-
conforming
2824 Ocean
Blvd.
X No discretionary approvals on file Existing structure encroaches into
10-foot rear setback.
2828 Ocean
Blvd.
X No discretionary approvals on file Existing structure encroaches into
10-foot rear setback.
211 Heliotrope
Ave.
X X Alternative Setback Determination
No. SA2011-012
Approved June 21, 2011
To modify setbacks and resulting
buildable area to 10 feet along
Heliotrope Avenue (front), 4 feet
along the rear property line, 5 feet
along Ocean Lane (side), and 4 feet
opposite Ocean Lane (side).
3000 Ocean
Blvd.
X Modification Permit No. 195
Approved May 12, 1970
To permit a detached garage to
encroach 7 feet into a 10-foot rear
setback.
210 Iris Ave. X Modification Permit No. 4459
Approved July 9, 1996
To permit a replacement second
floor balcony to encroach 10 feet
into a 20-foot front yard setback,
and 7 feet 3 inches into a required
10 foot rear setback. Also, to permit
a staircase to encroach 3 feet into a
4-foot side yard setback.
X Variance No. 62
Approved June 23, 1952
To reduce the front setback (Iris
Ave.) from 20 feet to 10 feet, and
reduce the rear setback from 10
feet to 3 feet.
X Modification Permit No. MD2007-
085
Approved December 4, 2007
To permit the encroachment of bay
windows 12 feet 3 inches into a 20-
foot front setback along Iris Ave and
7 feet 3 inches into a 10-foot rear
setback.
45
3200 Ocean
Blvd.
X Modification Permit No. 3791
Approved December 18, 1990
To permit an addition to encroach 4
inches into a 4-foot side setback.
210 Larkspur
Ave.
X X Variance No. 1206
Approved June 8, 1995
*Never Constructed
To permit an addition to exceed
maximum floor area and encroach
1-foot 3 inches into a 20-foot front
setback, and 6 feet into a 10-foot
rear setback.
X Modification Permit No. 2001-090
Approved August 22, 2001
To permit an expansion of an
existing fireplace in front setback,
and an extension of a second floor
deck to encroach 3 feet 6 inches
into a 20-foot front setback.
211 Orchid Ave. X Modification Permit No. 2533
Approved April 29, 1980
To permit a patio structure to
encroach 6 feet into a 10-foot rear
setback.
X X Alternative Setback Determination
No. SA2012-002
Approved April 5, 2012
To reduce a portion the existing 20-
foot front setback to 10 feet, and to
reduce the 10-foot rear setback to 7
feet, except for a portion of the rear
to be reduced to 4 feet for the
garage. Results in increased
buildable and maximum floor area.
3600 Ocean
Blvd.
X Variance No. 418
Approved November 21, 1957
To permit a 5-foot encroachment
into a 10-foot rear setback.
X Variance No. 616
Approved August 18, 1960
To permit a 3-foot, 6-inch overhang
to encroach into a 25-foot front
setback.
3728 Ocean
Blvd.
X Modification Permit No. 2170
Approved November 29, 1977
To permit the renovation of an
existing nonconforming garage that
encroaches 4 feet into a required 4-
foot setback.
X Modification Permit No. 3269
Approved April 14, 1987
To permit an expansion to an
existing nonconforming garage that
encroaches 3 feet 3 inches into a 4
foot side setback, and the
46
reconstruction of a deck above the
garage that will encroach 3 feet 3
inches into a 4 foot side setback.
X Modification Permit No. 3515
Approved March 7, 1989
To permit a structural alteration to
an existing nonconforming garage
and second floor deck which
encroach 4 feet into a required 4-
foot side setback.
X Modification Permit No. 4959
Approved August 31, 1999
To permit additions and alterations
to an existing residence that
encroaches 1 foot 6 inches into the
required 4-foot side setback.
215 Poppy Ave. X Modification Permit No. 564
Approved September 12, 1972
To permit a second floor balcony to
encroach 9 inches into a 20 front
setback.
47
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Subject Property
49
50
Attachment No. PC 5
Project Plans
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2’−11"5’4’10’15’25’OCEAN BLVD.C.L. LARKSPUR AVE.10’4’1’5’5’−10"SITE PLANOWNERARCHITECTCONTRACTORSHEET INDEXCODESPROJECT DATAVICINITY MAPAREAS:TEALE ARCHITECTURE2900 BRISTOL ST., BLDG A, SUITE 203COSTA MESA, CA 92626TEL: (949) 975-0123 FAX: (949) 274-4833EMAIL: mteale@tealearchitecture.comMARK TEALE . ARCHITECT C-22162NICHOLSON COMPANIES1 CORPORATE PLAZA DR.SUITE 110NEWPORT BEACH, CA 92660TEL: (949) 756-8393NICHOLSON CONSTRUCTION1 CORPORATE PLAZA, SUITE 110NEWPORT BEACH, CA 92625TEL: (949) 756-8393FAX: (949) 756-8394A-1 SITE PLAN, PROJECT DATAA-1.1 GENERAL NOTESA-2 BASEMENT FLOOR PLANA-2.1 FIRST FLOOR PLANA-2.2 SECOND FLOOR PLANA-2.3 ROOF PLANA-3 EXTERIOR ELEVATIONSA-4 BUILDING SECTIONSA-4.1 BUILDING SECTIONSA-5 FIRST FLOOR ELECTRICAL PLAN / REFLECTED CEILING PLAN / CONCEPT DUCTING LAYOUTA-5.1 SECOND FLOOR ELECTRICAL PLAN / REFLECTED CEILING PLAN /CONCEPT DUCTING LAOUTA-6 SQUARE FOOTAGE CALCULATIONSD-1 ARCHITECTURAL DETAILSD-2 ARCHITECTURAL DETAILST-24A ENERGY CALCULATIONST-24B ENERGY CALCULATIONSS-1 STRUCTURAL GENERAL NOTES & TYPICAL DETAILSS-2 FOUNDATION PLANS-2.1 SECOND FLOOR FRAMING PLAN & ROOF FRAMING PLANS-3 STRUCTURAL DETAILSS-4 STRUCTURAL DETAILSC-2 GRADING PLAN1 of 1 TOPOGRAPHIC SURVEYALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2016 C.R.C.; 2016 C.B.C.;2016 C.P.C.; 2016 C.E.C.; 2016 C.M.C.; 2016 CEES (CA ENERGY); 2016 C.G. (CAL GREEN);CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC); AND ALL OTHER FEDERAL,STATE AND LOCAL CODE.LEGAL DESCRIPTION:APN#052-112-23ZONER-1OCCUPANCY GROUP R-3/U (GARAGE)CONSTRUCTION TYPE TYPE VB, SPRINKLEREDPARKINGTHREE CAR GARAGEBUILDABLE(ABOVE GRADE)BASEMENT FLOOR 2,748 S.F.FIRST FLOOR1,973 S.F. 1,973 S.F.SECOND FLOOR2,555 S.F. 2,555 S.F.GARAGE688 S.F. 688 S.F.DECK AND BALCONY578 S.F.TOTAL HABITABLE AREA7,276 S.F.TOTAL DECK AREA578 S.F.TOTAL GARAGE AREA688 S.F.TOTAL HABITABLE AREA + GARAGE 7,964 S.F.TOTAL ABOVE GRADE5,216 S.F.BUILDING SIZE: 5,216 S.F.SITE AREA: 5,445 S.F.PROPOSED F.A.R.: 0.958
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PLAN CHECK # DEFERRED SUBMITTALSDEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECTAND/OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FORPLAN CHECK OR APPROVAL BY THE CITY.SEE STRUCTURAL ENGINEERING DRAWINGS AND ENGRG DRAWINGS FORDEFERRED SUBMITTALS. VERIFY WITH STRUCTURAL ENGINEER.-AUTOMATIC FIRE SPRINKLERS IN ACCORDANCE WITH NFPA 13D-SEE STRUCTURAL DRAWINGS FOR STRUCTURAL DEFERREDSUMBITTALS.-STRUCTURAL STEEL SHOP DRAWINGSSEE STRUCTURAL AND SHORING DRAWINGS FOR SPECIALINSPECTIONS.VERIFY WITH STRUCTURAL PLANS.-STEEL, SHOTCRETE, MASONRY GROUT (WHERE REQUIRED),EXPANSION ANCHOR, ADHESIVE ANCHOR.-STRUCTURAL STEEL WELDING AND HIGH STRENGTH BOLTINGSPECIAL INSPECTIONSPROJECT DESCRIPTIONNEW 2-STORY SINGLE FAMILY RESIDENCE WITH BASEMENTOPEN VOLUME AREABUILDABLE AREA = 3,108 S.F.3,108 S.F. x .15 = 466.2 S.F. MIN. REQUIREDOPEN VOLUME 1 = 95 S.F. (SEE SHEET A-2.1)OPEN VOLUME 1B = 81 S.F. (SEE SHEET A-2.1)OPEN VOLUME 2 = 123 S.F. (SEE SHEET A-2.1)OPEN VOLUME 3 = 27 S.F. (SEE SHEET A-2.1)OPEN VOLUME 4 = 108 S.F. (SEE SHEET A-2.2)OPEN VOLUME 4B = 81 S.F. (SEE SHEET A-2.2)OPEN VOLUME 5 = 123 S.F. (SEE SHEET A-2.2)OPEN VOLUME 6 = 27 S.F. (SEE SHEET A-2.2)665 S.F. OPEN VOLUME PROVIDED=OPEN VOLUME AREA (SEE PLAN BELOW FOR LOCATIONS)OPEN VOLUME AREA TO HAVE 5'-0" MIN WIDTH, AND HEIGHTOF 7'-6" MINIMUM.HEIGHT CERTIFICATIONNOTE TO GENERAL CONTRACTOR:HEIGHT CERTIFICATION INSPECTION IS REQUIREDUPDRIVEWAYPLANTERPLANTERPLANTER
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IFCAL SEE PAGE 2 OF THE CF1R FOR THE REQUIRED HERS VERIFICATIONS SUMMARY.PLEASE NOTE THE HERS MEASURE QII, HIGH QUALITY INSULATION INSTALLATION,NEEDED TO BE USED IN ORDER TO REACH COMPLIANCE. THEREFORE, A HERS RATERWILL NEED TO BE HIRED TO PERFORM THIS TEST BEFORE THE WALLS ARE CLOSEDIN.TITLE 24 / HERS INSPECTIONENERGY NOTESPER T24, PROVIDE RADIANT BARRIER.T24 / RADIANT BARRIERCITY OF NEWPORT BEACH NOTESALL DOORS FROM HOUSE TO POOL YARD MUST BE EQUIPPED WITH AN ALARM PERC.B.C. 3109 & N.B.M.C. 15.04.230. POOL ENCLOSURE AND SAFETY FEATURES SHALLBE PROVIDED.DOORS TO POOLNEW CONSTRUCTION, REQUIRES INSTALLATION OF A FIRE SPRINKLER SYSTEMTHROUGHOUT THE STRUCTURE. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLINGFOR ROOF SHEATHING INSPECTION. DEFERRED SUBMITTAL TO BE CERTIFIED BYPROJECT ARCHITECT PRIOR TO SUBMITTAL.FIRE SPRINKLERSEDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TOINSTALLATION.UTILITYFIRE PIT WILL BE UNDER SEPARATE PERMIT BUT IT SHALL BE BUILT AT THE SAMETIME AS THIS PERMIT.FIRE PITA/C UNIT INSTALLATION & LOCATION, POOLS, SPAS, FOUNDATION FOR POOL/SPA,WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRESEPARATE REVIEWS AND PERMITS.SEPARATE PERMITSTHE SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THEOFFICE OF COUNTY SURVEYOR. EVIDENCE OF THE FILING SHALL BE SUBMTTED TOBUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION.CORNER RECORD / RECORD OF SURVEYISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE APPLICANT OFTHE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINCOMMUNITY ASSOCIATION APPROVAL OF PLANS.YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.ASSOCIATION APPROVAL ADVISORYMAINTAIN DRAINAGE PER CITY STANDARDS AND EXISTING CONDITIONS.CONTRACTOR SHALL TEST THE DRAINAGE TO VERIFY FLOW BEFORE AND AFTERADDITION. SHOULD PONDING OR OTHER RESTRICTION OCCUR, CONTACT THE OWNERAND ARCHITECT IMMEDIATELY.DRAINAGEALL TEMPERED GLASS TO BE ETCH MARKED.TEMPERED GLASSWALLS WITHIN 5 FEET OF PROPERTY LINE SHALL BE 1-HOUR FIRE RESISTIVECONSTRUCTION.FIRE RESISTIVE CONSTRUCTIONNEW CONSTRUCTION WITH SLAB ON GRADE SHALL INSTALL A CAPILLARY BREAK INCOMPLIANCE WITH THE FOLLOWING:A 2-INCH THICK LAYER OF SAND OVER A VAPOR BARRIER OVER A 4-INCH THICK BASEOF 1/2-INCH OR LARGER CLEAN AGGREGATE AND A CONCRETE MIX DESIGN WHICHWILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING. (FOR ADDITIONALINFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.0R-06)-PROVIDE A MOISTURE VAPOR RETARDER CONSISTING OF A POLYETHYLENEMEMBRANE SUCH AS 15-MIL VAPOR BARRIER TO MEET ASTM 1745, OR EQUIVALENT.REFER TO SOILS REPORT WHICH GOVERNS OVER ARCHITECTURAL AND CIVIL PLANS.FLOOR SLABS - CAPILLARY BREAKALL WORK RELATED TO AIR CONDITIONING CONDENSERS AND POOL AND/OR SPAEQUIPMENT SHALL BE PERFORMED BY A LICENSED CONTRACTOR AS DESIGN-BUILDCONSTRUCTION. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC AND POOLAND/OR SPA EQUIPMENT PER ARI STANDARD 275, PRIOR TO OBTAININGMECHANICAL OR POOL/SPA PERMITS. SOUND LEVEL NOT TO EXCEED 50 DBA (55DBAWITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONSENT) PER SECTION10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE ADJACENT PROPERTYPATIO OR OPENING.ACOUSTICSRECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NONHAZARDOUSCONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH SECTION 4.408.1CAL GREEN CODE.CONSTRUCTION AND DEMOLITION WASTETHE GENERAL CONTRACTOR SHALL EXTENSIVELY PHOTOGRAPH THE SITE ANDPUBLIC RIGHT-OF-WAY PRIOR TO STARTING DEMOLITION/CONSTRUCTION AS PROOFOF THE EXISTING CONDITION FOR PUBLIC WORKS DEPARTMENT.PROOF OF EXISTING CONDITIONSREMOVAL OF ANY CITY TREES REQUIRES PRIOR APPROVAL FROM GENERALSERVICES DEPARTMENT.TREES -PROTECT CITY TREES IN PLACEPROVIDE TREES IN THE PARKWAY ADJOINING THIS SITE TO THE SATISFACTION OFTHE GENERAL SERVICES DEPARTMENT. TEL: (949) 644-3083. APPROVAL FROM THEGENERAL SERVICES DEPARTMENT IS REQUIRED ON THE BUILDING INSPECTION CARDPRIOR TO FINAL INSPECTION.TREESALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN "A"LICENSED GENERAL ENGINEERING CONTRACTOR.WASTEWATER CONTRACTORALL WORK RELATED TO WATER PIPING IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN "A" LICENSEDGENERAL ENGINEERING CONTRACTOR.WATER CONTRACTORCONTRACTOR SHALL RECONSTRUCT ALL DAMAGED/BROKEN CONCRETE CURB,GUTTER AND SIDEWALK ALONG THE FAIRFIELD ROAD AND ORRRINGTON ROADFRONTAGES. -PER CIVIL PLANS.SITE RECONSTRUCTIONIF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED,NEW CONCRETE SIDEWALK, CURB AND GUTTER, ALLEY/STREET PAVEMENT, AND OTHERPUBLIC IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATECONSTRUCTION COMPLETION. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTUREARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER 2 OF 3BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OFTHE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTORENCROACHMENT PERMIT INSPECTIONPUBLIC WORKSPLANNINGBUILDING HEIGHT CERTIFICATION UPON COMPLETION OF FRAMING AND PRIOR TOINSTALLATION OF ANY ROOF MATERIAL MUST BE SUBMITTED.A HEIGHT CERTIFICATION FROM A LICENSED ENGINEER MUST BE SUBMITTED FORSLAB HEIGHT CERTIFICATION PRIOR TO POURING CONCRETE SLAB.BUILDING HEIGHTOVERALL CHIMNEY HEIGHT FROM AN INTERIOR FIREPLACE (INCLUDING CAP AND/ORARRESTOR) PERMITTED TO EXCEED HEIGHT LIMIT ONLY AS REQUIRED BY C.R.C. ORMANUFACTURER SPECIFICATION PLUS ADDITIONAL 12" MAXIMUM FOR CAP/SPARKARRESTOR. THE PORTION THAT EXCEEDS HEIGHT LIMIT AND C.R.C. MINIMUM ISLIMITED NOT ONLY TO 12 INCHES IN HEIGHT BUT ALSO 2 FEET BY 4 FEET IN WIDTHAND DEPTH.CHIMNEY HEIGHTDISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACKPLUS WALL FINISH THICKNESS (MINIMUM) WHERE NEW CONSTRUCTION OR MORETHAN 25% ADDED.WALL FINISH TO PROPERTY LINE -SETBACKA 4' SIDEYARD SETBACK SHALL BE MAINTAINED UP TO A MAXIMUM HEIGHT OF 8'ABOVE GRADE BETWEEN PRIMARY ENTRANCE TO ANY DWELLING UNIT AND THEPUBLIC STREET OR ALLEY AND WITHIN THIS AREA A 3' WIDE UNOBSTRUCTEDWALKWAY SHALL BE PROVIDED. WALKWAY SHALL BE PAVED AND THE ONLY ABOVEGRADE ENCROACHMENTS PERMITTED IN THIS AREA SHALL BE STEPS ESSENTIAL FORUSE OF A FIRST FLOOR ENTRANCE.SIDEYARDTRASH CAN STORAGE AREA TO BE OUT OF VIEW FROM PUBLIC PLACES AND MAYNOT BE LOCATED IN REQUIRED PARKING AREAS.TRASHPER SECTION 20.65.070 D, SKYLIGHTS MAY PROJECT A MAXIMUM OF 6" ABOVE THEFINISHED SURFACE OF A CONFORMING ROOF.SKYLIGHTSDISTANCE FROM FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACKPLUS WALL FINISH THICKNESS (MINIMUM) WHERE ADDITIONAL AREA IS LESS THAN25%. EXIST NON CONFORMING IS ACCEPTABLE PER C.N.B.WALL FINISH TO PROPERTY LINE -SETBACKOVERLAY DISTRICT -AN ADDITION TO THE PRINCIPAL BUILDING SHALL BE ALLOWEDTO BE CONSTRUCTED TO THE SIDE YARD SETBACK LINE IN EFFECT AT THE TIME THEPRINCIPAL BUILDING WAS CONSTRUCTED.SIDE SETBACKPER CNB 20.30.110 A. 1. ACCESS TO SIDE SETBACK AREA. ON RESIDENTIAL LOTS,REGARDLESS OF THE SETBACK AREA ENCROACHMENTS ALLOWED BY THISSUBSECTION, A MINIMUM THIRTY-SIX (36) INCH WIDE PASSAGEWAY SHALL BEMAINTAINED WITHIN AT LEAST ONE SIDE SETBACK AREA ADJACENT TO THEPRINCIPAL STRUCTURE IN COMPLIANCE WITH THE FOLLOWING:i. THE PASSAGEWAY SHALL BE FREE OF ANY ENCROACHMENTS OROBSTRUCTIONS FROM GROUND LEVEL TO A HEIGHT OF EIGHT FEET, INCLUDINGMECHANICAL EQUIPMENT, AND OTHER ITEMS ATTACHED TO, OR DETACHED FROM,THE PRINCIPAL STRUCTURE;ii. FENCES AND WALLS LOCATED IMMEDIATELY ADJACENT TO THE PROPERTYLINE MAY ENCROACH UP TO SIX INCHES. NO REDUCTION OR MODIFICATION TO THISREQUIREMENT SHALL BE ALLOWED; ANDiii. THE OPPOSITE SIDE SETBACK AREA MAY HAVE ENCROACHMENTS ALLOWEDBY THIS SUBSECTION.SIDE YARD ACCESSA CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5 FT. AND FORSHORING AND UNDERPINNING.CAL-OSHA PERMITENCROACHMENT PERMITA CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATEIMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18ENCROACHMENT AGREEMENTPRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENTPERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.MAR, EXCEPT THE NORTHEASTERLY 65 FEET THEREOFLOTS 7 AND 8, BLK.138, OF RESUB OF CORONA DELP R O P O S E D R E S I D E N C EF.SLAB: 109.02G A R A G EPACIFICOCEANNEWPORTBAY11M
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OUTLINE OF EXISTING HOUSE(SHOWN THICK, DASHED LINE WITH HATCH)FOOTPRINT OF FIRST FLOOR(SHOWN HEAVY LINE WITH POCHE)SIGHT VISIBILITY LINE PER C.N.BPUBLIC WORKS DEPT.NOTE:MAINTAIN TRAFFIC SAFETYVISIBILITY AREA PER NBMC20.30.130 (SHADED AREA)TW 103.87EX. F.S. 104.47 = -0.6' ABV. EX.TW 106.36EX. F.G. 104.00 = 2.36' ABV. EX.FS 108.75EX. F.S. 107.21 = 1.54' ABV. EX.TW 103.19EX. F.S. 101.19 = 2.00' ABV. EX.(101.19F.S.)TW 104.53EX. F.S. 104.00 = 0.53' ABV. EX.TW 106.44EX. F.S. 104.00 = 2.44' ABV. EX.TW 108.35EX. F.S. 107.30 = 1.05' ABV. EX.F.SLAB: 107.52 (AT ENTRYOUTLINE OF GARAGE / BASEMENTWALLS BELOWOUTLINE OF BASEMENTWALLS BELOW109.02F.SHTG108.35F.G.109.02-108.35=8"109.02F.SHTG108.35F.G.109.02-108.35=8"106.33GARAGEF.SLAB105.85F.G.106.33-105.85=.48'(LESS THAN 8")106.14GARAGEF.SLAB106.06F.G.106.14-106.06=.08'(LESS THAN 8")109.02F.SHTG108.94F.S.109.02-108.94=.08'(LESS THAN 8")109.02F.SHTG108.35T.W.109.02=108.35=8"107.39F.SHTG107.31F.S.107.39-107.31=.08'(LESS THAN 8")LINE OF PROPOSEDHOUSECODE-ALLOWEDBUILDING AREA(SHOWN HATCHED AREA)53PA2017-208Attachment No. PC 5 - Project Plans
2’−11"5’4’10’15’25’OCEAN BLVD.C.L. LARKSPUR AVE.10’4’1’5’5’−10"KEY NOTES -FLOOR PLAN2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISHEXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER.PTDF SILL PLATE AT CONCRETE SLABINSULATION PER T-24 SHEEET.INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOORPLUMBING WALL, AS OCCURS2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE.12345675/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE"X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT.1.28 GALLONG PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.130"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILINGTEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THEDRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NETAREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH(7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETERCIRCLE.891011131412APPLIANCES PER OWNERHARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATEDSMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O -LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PERMANUF.'S RECOMMENDATIONSPROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FORCONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'LINFORMATION.CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES--NOT USEDFORCED AIR UNIT. PROVIDE GAS STUB.SEE DETAIL FOR ADDITIONAL INFO:4" DIAMETER DRYER VENTVENT TO OUTSIDE AIR w/BACK DRAFT DAMPERWASHER AND DRYER HOOKUP. LEVER FAUCETSCOLD WATER STUD-OUT AND SHUT OFF VALVE IN CABINET ADJACENT TOREFRIGERATOR FOR ICE MAKER.3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH.SEE FOUNDATION PLAN. SEE DETAIL:ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.7GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND.AS SELECTED BY OWNER.NEW STAIRS -SEE SYMBOLS -SHEET A-1.1-WOOD HANDRAIL +36" A.F.F.ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR)SHALL PRECLUDE THE PASSAGE OF A 4" DIA. SPHERE.VELUX VS3055 DUAL-PANE SKYLIGHT WITH ELECTRICAL OPERATION.INSTALL PER MANUFACTURER RECOMMENDATIONS20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT 3"ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICALPANEL TO ANY WALL SURFACE OR OBSTRUCTION.DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A.RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2"MORTAR BED AND TILE)WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEETA-1.2. TYPICAL INDICATES MIRADRAIN SHORING CONDITION. FRENCH DRAININDICATES TRADITIONAL SLOPE CUT BACK.WALL LEGENDNOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK.NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY.ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O.OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATEDNEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.-SEE STRUCTURAL DRAWINGS.-5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH-PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN"GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE INSHOWERS OR TUB SURROUNDS.PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TOHOUSE.PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOWALL EXTERIOR WALL FINISHES.2x FRAMING AT 16"o.c. -SEE STRUCTURAL.PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURETREATED WOOD.WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURETREATED.NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2"PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE DPAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOREXTERIOR FINISH -SEE STRUCT. DWGSEXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOODSTRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERSGRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1"SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGSNEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.CONCRETE BLOCK WALLLIGHT & VENTILATIONNET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1NET VENTILATION SHALL BE 4% OF THE FLOOR AREAGAME ROOM/BAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED541 S.F.21.64 OPERABLE WNDW AREA REQ'D 48 S.F. PROVIDEDBEDROOM 13.76 S.F. WNDW AREA REQ'D 15.75 S.F. PROVIDED172 S.F.6.88 OPERABLE WNDW AREA REQ'D 15.75 S.F. PROVIDED151617181920212223242526CORONA DEL MAR, CA 92625
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....WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF)PROVIDE A WHOLE-BUILDING MECHANICAL VENTILATION SYSTEM INACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1):MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONEDFLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLEBUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIROR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS ORCONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED INCENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT APERMISSIBLE METHODS OF PROVIDING WHOLE-BUILDING VENTILATION.BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN.EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCHSTATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIREDWHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSEVENTILATION FAN. PROVIDE BROAN QTXE80 FAN.27PREMANUFACTURED GAS BURNING FIREPLACE.-PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE.-INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS.-CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BYAPPROVED LISTING AGENCY (ICC-ES, WARNOCK-HERSHEY, INTERTEK)-MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER:ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS.28SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221629/13/171/4" - 1'-0"BASEMENT FLOOR PLAN
DOOR/WINDOW SCHEDULES AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORSSHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT.HOOD.27aTANKLESS WATER HEATER. PROVIDE VENT TO OUTSIDE.PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. WHEN USING (2) WATERHEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS.VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL.TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET"WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72"MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/PPER ICC ESR-1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAPNICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD.TVB E D R O O M 4UPEGRESSWELLG Y MM E D I AB A RTV ABVTV ABVTVG A M E R O O MWASH DRYL A U N D R YWINE
OPEN TOABOVELINENP O W D E RFAUC A R S T O R A G ESTOR.MIRROR
ELEVATORSEATB A T H 4BASEMENT FLOOR PLAN54PA2017-208Attachment No. PC 5 - Project Plans
2’−11"5’4’10’15’25’OCEAN BLVD.C.L. LARKSPUR AVE.10’4’1’5’5’−10"FIRST FLOOR PLANL I V I N GREF.MICRODWD I N I N GG A R A G EDWK I T C H E NE N T R YUPUPUPTV ABVDRIVEWAYPLANTERPLANTERPLANTERPLANTERPLANTER
FIREPITGATEDNEGRESSWELLGATEP O W D E ROPEN TOABOVE / BELOWPLANTERPLANTERDNDNELEVATORTRASHELEV.EQUIP.TRASHP A N T R YP A N T R YB U T L E R ' S891011131412TANKLESS WATER HEATER. PROVIDE VENT TO OUTSIDE.PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. WHEN USING (2) WATERHEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS.VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL.APPLIANCES PER OWNERHARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATEDSMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O -LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PERMANUF.'S RECOMMENDATIONSPROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FORCONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'LINFORMATION.CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES--NOT USEDFORCED AIR UNIT. PROVIDE GAS STUB.SEE DETAIL FOR ADDITIONAL INFO:4" DIAMETER DRYER VENTVENT TO OUTSIDE AIR w/BACK DRAFT DAMPERWASHER AND DRYER HOOKUP. LEVER FAUCETSCOLD WATER STUD-OUT AND SHUT OFF VALVE IN CABINET ADJACENT TOREFRIGERATOR FOR ICE MAKER.3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH.SEE FOUNDATION PLAN. SEE DETAIL:ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.7GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND.AS SELECTED BY OWNER.NEW STAIRS -SEE SYMBOLS -SHEET A-1.1-WOOD HANDRAIL +36" A.F.F.ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR)SHALL PRECLUDE THE PASSAGE OF A 4" DIA. SPHERE.VELUX VS3055 DUAL-PANE SKYLIGHT WITH ELECTRICAL OPERATION.INSTALL PER MANUFACTURER RECOMMENDATIONS20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT 3"ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICALPANEL TO ANY WALL SURFACE OR OBSTRUCTION.DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A.RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2"MORTAR BED AND TILE)WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEETA-1.2. TYPICAL INDICATES MIRADRAIN SHORING CONDITION. FRENCH DRAININDICATES TRADITIONAL SLOPE CUT BACK.WALL LEGENDNOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK.NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY.ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O.OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATEDNEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.-SEE STRUCTURAL DRAWINGS.-5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH-PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN"GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE INSHOWERS OR TUB SURROUNDS.PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TOHOUSE.PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOWALL EXTERIOR WALL FINISHES.2x FRAMING AT 16"o.c. -SEE STRUCTURAL.PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURETREATED WOOD.WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURETREATED.NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2"PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE DPAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOREXTERIOR FINISH -SEE STRUCT. DWGSEXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOODSTRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERSGRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1"SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGSNEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.CONCRETE BLOCK WALL151617181920212223242526....
....27SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221629/13/171/4" - 1'-0"FIRST FLOOR PLAN
DOOR/WINDOW SCHEDULES WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF)PROVIDE A WHOLE-BUILDING MECHANICAL VENTILATION SYSTEM INACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1):MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONEDFLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLEBUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIROR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS ORCONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED INCENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT APERMISSIBLE METHODS OF PROVIDING WHOLE-BUILDING VENTILATION.BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN.EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCHSTATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIREDWHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSEVENTILATION FAN. PROVIDE BROAN QTXE80 FAN.PREMANUFACTURED GAS BURNING FIREPLACE.-PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE.-INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS.-CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BYAPPROVED LISTING AGENCY (ICC-ES, WARNOCK-HERSHEY, INTERTEK)-MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER:ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS.28AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORSSHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT.HOOD.27aLIGHT & VENTILATIONNET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1NET VENTILATION SHALL BE 4% OF THE FLOOR AREAGAME ROOM/BAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED541 S.F.21.64 OPERABLE WNDW AREA REQ'D 48 S.F. PROVIDEDBEDROOM 13.76 S.F. WNDW AREA REQ'D 15.75 S.F. PROVIDED172 S.F.6.88 OPERABLE WNDW AREA REQ'D 15.75 S.F. PROVIDEDKEY NOTES -FLOOR PLAN2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISHEXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER.PTDF SILL PLATE AT CONCRETE SLABINSULATION PER T-24 SHEEET.INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOORPLUMBING WALL, AS OCCURS2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE.12345675/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE"X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT.1.28 GALLONS PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.130"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILINGTEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THEDRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NETAREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH(7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETERCIRCLE.TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET"WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72"MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/PPER ICC ESR-1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAPNICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD.CORONA DEL MAR, CA 92625
3200 OCEAN BLVD
3200 OCEAN 123 SF95 SFOPEN VOLUME 2OPEN VOLUME 127 SFOPEN VOLUME 3OUTLINE OF EXISITNG HOUSE(SHOWN THICK, DASHED LINE WITH HATCH)SUBMITTED PLANSUBMITTED PLAN81 SFOPEN VOLUME 1BLINE OF RETRACTABLEMETAL SHADE ABOVE55PA2017-208Attachment No. PC 5 - Project Plans
2’−11"5’4’10’15’25’OCEAN BLVD.C.L. LARKSPUR AVE.10’4’1’5’5’−10"SECOND FLOOR PLANSEATM . B E D R O O MM . D E C KB A T H 3DNOPEN TOBELOWW . I . C .SEATTVB E D R O O M 3M . C L O S E TSEAT
B A T H 2B E D R O O M 2W . I . C .TV ABVM . B A T HTV ABV
DESKM . D E C K
ELEVATORSTOR.UPTV(CLG: 5'-10")VANITY891011131412TANKLESS WATER HEATER. PROVIDE VENT TO OUTSIDE.PROVIDE P & T VALVE WITH DRAIN TO OUTSIDE. WHEN USING (2) WATERHEATERS, PROVIDE VALVE TO ISOLATE WATER HEATERS.VENT SHALL BE TERMINATED ABOVE THE ROOF LEVEL.APPLIANCES PER OWNERHARDWIRED SMOKE DETECTOR w/BATTERY BACKUP BATTERY OPERATEDSMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O -LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PERMANUF.'S RECOMMENDATIONSPROVIDE RECEPTACLES AND LIGHTING PER CODE. LOCATIONS SHOWN FORCONCEPT ONLY. VERIFY WITH OWNER. SEE SHEET A-5 FOR ADD'LINFORMATION.CLOSET SHELF AND POLE -DOUBLE PER OWNER AND SHELVES--NOT USEDFORCED AIR UNIT. PROVIDE GAS STUB.SEE DETAIL FOR ADDITIONAL INFO:4" DIAMETER DRYER VENTVENT TO OUTSIDE AIR w/BACK DRAFT DAMPERWASHER AND DRYER HOOKUP. LEVER FAUCETSCOLD WATER STUD-OUT AND SHUT OFF VALVE IN CABINET ADJACENT TOREFRIGERATOR FOR ICE MAKER.3" DIAMETER GALVANIZED STEEL PIPE POST. 36" HIGH.SEE FOUNDATION PLAN. SEE DETAIL:ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.7GARAGE DOOR WITH WEATHERSTRIPPING ALL AROUND.AS SELECTED BY OWNER.NEW STAIRS -SEE SYMBOLS -SHEET A-1.1-WOOD HANDRAIL +36" A.F.F.ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6GUARD +42" A.F.F. OPENINGS (AS OCCUR) BETWEEN PICKETS (AS OCCUR)SHALL PRECLUDE THE PASSAGE OF A 4" DIA. SPHERE.VELUX VS3055 DUAL-PANE SKYLIGHT WITH ELECTRICAL OPERATION.INSTALL PER MANUFACTURER RECOMMENDATIONS20 FT. CONTINUOUS #4 REBAR UFER GROUND IN FOOTING. STUB OUT 3"ABOVE FINISH SURFACE. MAINTAIN 3 FT. CLEAR FROM FACE OF ELECTRICALPANEL TO ANY WALL SURFACE OR OBSTRUCTION.DECK: TILE o/MORTAR BED o/ WATERPROOF MEMBRANE PER T.C.N.A.RECOMMENDATIONS. 1/4" PER FOOT MINIMUM SLOPE. (DROP DECK SHT'G2-1/2" FROM FLOOR SHT'G AT WALL EDGE TO ACCOMODATE FOR 1-1/2"MORTAR BED AND TILE)WATERPROOFING. SEE "WATERPROOF MEMBRANE" SPECIFICATION SHEETA-1.2. TYPICAL INDICATES MIRADRAIN SHORING CONDITION. FRENCH DRAININDICATES TRADITIONAL SLOPE CUT BACK.WALL LEGENDNOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK.NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY.ALL INTERIOR DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.ALL EXTERIOR DIMENSIONS SHOWN ARE TO EXT. FACE OF STUD U.N.O.OVERALL EXTERIOR DIMENSIONS ARE TO EXT. FACE OF SHTG / FOOTING AS INDICATEDNEW INTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.-SEE STRUCTURAL DRAWINGS.-5/8" GYPSUM BOARD INTERIOR WALLS, SMOOTH FINISH-PROVIDE, AT MOIST AREAS, WATER RESISTANT "GREEN"GYPSUM BOARD -GREEN BOARD NOT ACCEPTABLE INSHOWERS OR TUB SURROUNDS.PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TOHOUSE.PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER" BELOWALL EXTERIOR WALL FINISHES.2x FRAMING AT 16"o.c. -SEE STRUCTURAL.PROVIDE 8" WOOD TO EARTH SEPARATION OR PRESSURETREATED WOOD.WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURETREATED.NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16"o.c. U.N.O.EXTERIOR WALLS (WITH WOOD SIDING) TO HAVE 1/2"PLYWOOD AT EXTERIOR SIDE. PROVIDE TWO LAYERS GRADE DPAPER OVER ALL WOOD BASE SHEATHING. 1" SHOWN FOREXTERIOR FINISH -SEE STRUCT. DWGSEXTERIOR WALLS (WITH EXTERIOR PLASTER) TO HAVE WOODSTRIP FURRING AT EXTERIOR SIDE. PROVIDE TWO LAYERSGRADE D PAPER OVER ALL WOOD BASE SHEATHING. 1"SHOWN FOR EXTERIOR FINISH -SEE STRUCT. DWGSNEW 2x6 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.NEW 2x8 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.NEW 2x10 STUD WALL FRAMING AT 16"o.c. U.N.O. -SEENOTES ABOVE.CONCRETE BLOCK WALL151617181920212223242526....
....27SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221629/13/171/4" - 1'-0"SECOND FLOOR PLAN
DOOR/WINDOW SCHEDULES WHOLE HOUSE VENTILATION. (NEW CONST AND ADDITIONS >1,000 SF)PROVIDE A WHOLE-BUILDING MECHANICAL VENTILATION SYSTEM INACCORDANCE WITH THE FAN VENTILATION RATE (ASHRAE SEC. 4.1.1):MECHANICAL VENTILATION MIN REQ'D. 1 CFM PER 100 SF CONDITIONEDFLOOR AREA PLUS 7.5 CFM FOR EA. OCCUPANT BEDROOM +1. WHOLEBUILDING VENTILATION SHALL BE PROVIDED BY EXHAUST AIR, SUPPLY AIROR COMBINED. NATURAL VENTILATION THROUGH DOORS/WINDOWS ORCONTINUOUS OPERATION OF FORCED AIR SYSTEM AIR HANDLERS USED INCENTRAL FAN INTEGRATED VENTILATIONS SYSTEMS ARE NOT APERMISSIBLE METHODS OF PROVIDING WHOLE-BUILDING VENTILATION.BEES 150(o), EXC.. 5 TO 152(A) & ASHRAE STD. 62.2PROVIDE: (2830 / 100 CFM PER SF) + (5 X 7.5 CFM) = 65.80 CFM MIN.EXHAUST FAN, 1 SONE PERMANENTLY ON WITH A NOTE ON THE SWITCHSTATING "VENTILATION CONTROL" "CONTINUOUS OPERATION REQUIREDWHEN THE HOUSE IS IN USE." SEE SECOND FLOOR PLAN FOR WHOLE HOUSEVENTILATION FAN. PROVIDE BROAN QTXE80 FAN.PREMANUFACTURED GAS BURNING FIREPLACE.-PROVIDE CLEARANCE TO COMBUSTIBLES PER MANUFACTURER AND CODE.-INSTALL PER MANUFACTURERS INSTALLATION SPECIFICATIONS.-CONTRACTOR TO PROVIDE FIELD INSPECTOR WITH COPY OF LISTING BYAPPROVED LISTING AGENCY (ICC-ES, WARNOCK-HERSHEY, INTERTEK)-MAJESTIC MARQUIS KHLDV. CSA LISTED AND TESTED UNDER:ANSI Z21.88-2009 / CSA 2.33-2009 STANDARDS.28AT KITCHEN VENT. HOOD, LOCAL EXHAUST SYSTEM VENTED TO OUTDOORSSHALL HAVE A MINIMUM EXHAUST RATE OF 100 CFM. BEES 150(o), EXC. 5TO 152(a) & ASHRAE STD. 62.2. SEE FIRST FLOOR PLAN FOR KITCHEN VENT.HOOD.27aLIGHT & VENTILATIONNET GLAZING SHALL BE 8% OF THE FLOOR AREA CRC R303.1NET VENTILATION SHALL BE 4% OF THE FLOOR AREAGAME ROOM/BAR 43.28 S.F. WNDW AREA REQ'D 48 S.F. PROVIDED541 S.F.21.64 OPERABLE WNDW AREA REQ'D 48 S.F. PROVIDEDBEDROOM 13.76 S.F. WNDW AREA REQ'D 15.75 S.F. PROVIDED172 S.F.6.88 OPERABLE WNDW AREA REQ'D 15.75 S.F. PROVIDEDKEY NOTES -FLOOR PLAN2x6 WOOD FRAMING AT 16"o.c. PER C.R.C. w/INTERIOR WALL -5/8" GYPSUM BOARD, SMOOTH FINISHEXTERIOR WALL -7/8" EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPER.PTDF SILL PLATE AT CONCRETE SLABINSULATION PER T-24 SHEEET.INSULATION THROUGHOUT ALL INTERIOR WALLS AND FLOORPLUMBING WALL, AS OCCURS2x4 WOOD FRAMING AT 16"o.c. PER C.R.C. -SEE NOTE 1 ABOVE.12345675/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE"X" GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.)PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT.1.28 GALLONS PER FLUSH W/C -SEE PLUMBING SYMBOLS -A-1.130"x30" ATTIC ACCESS WITH 30" MINIMUM HEADROOM ABOVE CEILINGTEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6'-0" ABOVE THEDRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NETAREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH(7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETERCIRCLE.TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS "MUDSET"WITH CEMENT PLASTER BACKING o/ WATERPROOF (W/P) MEMBRANE TO +72"MIN. ABOVE THE DRAIN PER TILE COUNCIL OF NORTH AMERICA. INSTALL W/PPER ICC ESR-1058. SHOWER HEAD AT +80" A.F.F. PROVIDE BID FOR ONE SOAPNICHE MINIMUM 18" HIGH 13" WIDE - LOCATION TO BE VERIFIED IN FIELD.CORONA DEL MAR, CA 92625
3200 OCEAN BLVD
3200 OCEAN27 SFOPEN VOLUME 6123 SFOPEN VOLUME 5108 SFOPEN VOLUME 4OUTLINE OF EXISITNG HOUSE(SHOWN THICK, DASHED LINE WITH HATCH)81 SFOPEN VOLUME 4BGLASS GUARDRAILGLASS GUARDRAILLINE OF RETRACTABLEMETAL SHADE ABOVELOW ROOFHIGH WNDWHIGH WNDWHIGH WNDWHIGH WNDW56PA2017-208Attachment No. PC 5 - Project Plans
2’−11"5’4’10’15’25’OCEAN BLVD.C.L. LARKSPUR AVE.10’4’1’5’5’−10"ROOF DECK PLAN....
....SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221629/13/171/4" - 1'-0"ROOF DECK PLAN
DOOR/WINDOW SCHEDULES
CORONA DEL MAR, CA 92625
3200 OCEAN BLVD
3200 OCEAN R O O F D E C KDNOPEN TOBELOWDNELEVATORSKYLIGHT103.43 F.SLAB. . . . . . .23.99 . . . . . . . . . + .33 . . . . . . . . .127.75 . . . . . . . . . -104.73 AVG. N.G. . . . . .23.02 ABV AVG N.G. . . . . FINISH SLABSHEATHING HEIGHT ABOVE FINISH SLABROOF MATERIAL THICKNESSTOTAL ROOF HEGHT ABOVE FINISH SLABAVERAGE NATURAL GRADE (SEE CALCULATION BELOW)TOTAL ROOF HEIGHT ABOVE AVERAGE NATURAL GRADERIDGE. . . . . . . . . .ROOF LOCATIONSEE "MATERIALS SPECIFICATIONS" AT SHEET A-3 FOR ROOFING MATERIAL(EXAMPLE NUMBERS BELOW. SEE PLAN FOR ACTUAL HEIGHTS)NOTE:ROOF VENTS FOR VENTILATION AT THE UPPER PORTION OF THE SPACE SHALL BEINSTALLED NO MORE THAN 3 FEET (914mm) BELOW RIDGEKEY NOTES -ROOF PLANLINE OF WALL BELOWNEW ROOFING o/30# FELT o/ROOF SHEATHING-SEE MATERIAL SPECIFICATIONS, SHEET A-3R1R2R3R4R5R6R7EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSTUCCO FINISH AS INDICATED ON ELEVATIONSBITUTHENE WATERPROOF MEMBRANE UNDER BUILDING PAPERON HORIZONTAL (OR NOT VERTICAL) PLASTER PLANESWOOD FASCIA-PAINTCORROSION RESISTANT SHEET METAL GUTTER AND DOWNSPOUTDECORATIVE ATTIC VENTILATION -SEE LEGEND A-1-SEE DETAILSDECORATIVE CHIMNEY CAP AND SPARK ARRESTOR PER MANUFACTURERRECOMMENDATIONS. SEE A-1 FOR CITY HEIGHT REQUIREMENTS.R8CORROSION RESISTANT SADDLE FLASHINGINSTALL PER SMACNA RECOMMENDATIONS -PAINTR9ROOFINGROOF VENTREQUIRED ROOF VENTILATIONROOF HEIGHT LEGENDCHIMNEY (AND CHIMNEY CAPS, ETC.) HEIGHTS PERMITTED ONLY ASREQUIRED BY C.R.C. OR MANUFACTURER SPECIFICATIONS PLUSADDITIONAL 12" MAXIMUM FOR CAP/SPARK ARRESTOR.THE PORTION THAT EXCEEDS THE C.B.C./C.R.C. MINIMUM IS LIMITED NOTONLY TO 12 INCHES IN HEIGHT BUT ALSO TO 2 FEET BY 4 FEET IN WIDTHAND DEPTH (N.B.M.C.)CHIMNEYREQUIRED NET FREE VENTILATING AREA:ATTIC SQ. FT. 6,126/300=20.42 S.F. (2,940 SQ.IN.) VENT AREA REQ'DNET FREE VENTILATING AREA AT UPPER PORTION OF THE SPACE:CONTRACTOR TO PROVIDE & INSTALL: TWENTY ONE (11)ROOF VENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M.TOTAL ROOF VENT VENTING: 1,512 SQ. IN.NET FREE VENTILATING AREA AT LOWER PORTION OF THE SPACE:CONTRACTOR TO PROVIDE & INSTALL: TWENTY ONE (21)ROOF VENTR(S) O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M.TOTAL ROOF VENT VENTING: 1,512 SQ. IN.ROOF VENT: CORROSION RESISTANT METAL -PAINT TO MATCH ROOFINGBACKED w/ 1/4" MESH GANVANIZED WIRE CLOTH. 1/8" MIN. OPENINGUPPER : 1,512 SQ. IN. = >50% OF REQ'D VENTINGLOWER: 1,512 SQ. IN. = >50% OF REQ'D VENTINGTOTAL VENTING3,024 SQ. IN. PROVIDEDROOF VENTS SUPPLIED BY:O'HAGIN'S, INC.Corporate Office & West Coast Mfg. Facility210 Classic Court, Suite 100, Rohnert Park, California 94928Phone: 707/303-3660Toll Free Phone: 800/394-3864www.OHAGINVENT.comREQUIRED ROOF VENTILATION -SEE CALC'SROOF VENT(S) O'HAGIN'S TAPERED ROOF VENT 72.00 SQ. IN. F.A.M.LOUVER: GALV. STEEL -PAINT TO MATCH ROOFING. BACKED WITH 1/4"MESH GALV. WIRE CLOTHROOF VENT(S) (O'HAGIN'S TEMPERED FLAT OR EQUAL)REQUIRED ROOF VENTILATION -SEE CALCULATIONS BELOW.ROOF VENT: CORROSION REISTANT METAL -PAINT TO MATCH ROOFINGBACKED WITH 1/4" MESH GALV. WIRE CLOTH. 1/8" MINIMUM OPENINGS.CORROSION RESISTANT SHEET MTLNOTE TO CONTRACTOR:ROOF VENTILATION CALCULATIONS PROVIDED HERE SHALL NOT BE USEDFOR ROOFING MATERIAL TAKE-OFFS/CALCULATIONS/ETC.CRC R806.2 ROOF VENTILATION - THE MINIMUM NET FREE VENTILATIONAREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE.EXCEPTION:THE MINIMUM NET FREE VENTILATION AREA SHALL BE 1/300 OF THEVENTED SPACE PROVIDED ONE OR MORE OF THE FOLLOWING CONDITIONSARE MET: THAT AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENTOF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORSLOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPERVENTILAORS SHALL BE LOCATED NO MORE THAN 3 FEET (914MM) BELOWTHE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY,WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE ORCORNICE VENTS. WHERE THE LOCATION OF WALL OR ROOF FRAMINGMEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS,INSTALLATION MORE THAN 3 FEET (914MM) BELOW THE RIDGE OR HIGHESTPOINT OF THE SPACE SHALL BE PERMITTED.(SEE "GENERAL NOTES - SECTIONS" [SHT A-3] FOR VAPOR RETARDER NOTE)MAX. ROOF HEIGHT CALC'SAVERAGE NATURAL GRADE /D.D.+2"OVERFLOWDECK DRAIN OVERFLOW, TO BE PIPED SEPARATELY FROMDECK DRAIN. SEE DETAIL 16/D2LEGENDDECK DRAIN. SEE DETAIL 17/D2 & 19/D2ROOF VENT. SEE KEYNOTE 9, THIS SHEET.D.S.GUTTER AND DOWNSPOUTWHERE INDICATED ON THE DRAWINGS AS "CORROSION RESISTANT SHEET METAL"THE CONTRACTOR SHALL PROVIDE GALV STEEL OR CORROSION RESISTANTFLASHING. PROVIDE BACKPRIME AT DISSIMILAR METALS, INSTALL PER S.M.A.C.N.A.SLOPE
3:12
SLOPE
1/4:12 SLOPE3:12SLOPE
3:12
SLOPE
1/4:12SLOPE1/4:12 MIN.ROOF EDGERIDGE
108.70 - 106.17 = 2.532.53 / 57' = 0.04440.0444 x 100= 4.44 = LESS THAN 5%107.35 + 106.17 + 108.70 + 107.64 = 429.86 / 4 = 107.47 AVG N.G.107.47 AVG N.G. + 24.OO = 131.47 MAX FLAT ROOF/GUARDRAIL107.47 AVG N.G. + 29.OO = 136.47 MAX RIDGE106.17(INTERPOLATED)107.35(INTERPOLATED)107.64PER SURVEY108.70PER SURVEYSITE SLOPE /"FLAT" ROOF"FLAT" ROOFSLOPE3:12RIDGE HIPVALLEYSLOPE3:12SLOPE
3:12
ROOF EDGE +42" MIN.ROOF EDGE +42" MIN.HIPSLOPE1/4:12HIPHIP"FLAT" ROOFROOF EDGE +42" MIN.
ROOF EDGE +42" MIN.ROOF EDGE +42" MIN.SLOPE3:12ROOF EDGEROOF EDGE
ROOF EDGE
SLOPE
3:12
SLOPE
3:12 ROOF EDGE +42" MIN.HIPSLOPE3:12SLOPE3:12VALLEYVALLEYVALLEYHIPSLOPE1/4:12S L O P E
1 /4 :1 2
TRELLIS BEAMS /OPEN TO BELOWROOF EDGE
ELEVATOR AREA:5.74'x5.17'=29.73 S.F.=LESS THAN 30 S.F.HIPVALLEYSLOPE3:12SLOPE
3:12
57PA2017-208Attachment No. PC 5 - Project Plans
FRONT ELEVATIONPROPERTY LINE
PROPERTY LINE107.47AVG. N.G.HEIGHT LIMIT -RIDGEHEIGHT LIMIT -"FLAT" ROOF136.43ROOFELEVATOR135.52ROOF EDGE136.44RIDGEF.G.F.SHTGRETRACTABLEMETAL SHADELEFT SIDE ELEVATIONPROPERTY LINE
PROPERTY LINE 136.44RIDGE107.47AVG. N.G.HEIGHT LIMIT -RIDGEHEIGHT LIMIT -"FLAT" ROOF135.52ROOF EDGE136.43ROOFELEVATORF.G.F.SHTGF.SLAB (GARAGE)REAR ELEVATIONPROPERTY LINE
PROPERTY LINE HEIGHT LIMIT -RIDGEHEIGHT LIMIT -"FLAT" ROOF107.47AVG. N.G.136.43ROOFELEVATOR135.52ROOF EDGE136.44RIDGEF.G.F.SHTGRIGHT SIDE ELEVATIONPROPERTY LINE
PROPERTY LINE107.47AVG. N.G.HEIGHT LIMIT -RIDGEHEIGHT LIMIT -"FLAT" ROOFRETRACTABLE METAL SHADE136.43ROOFELEVATOR135.52ROOF EDGE136.44RIDGEF.S.F.SHTGF.G.F.SHTGKEY NOTES -ELEVATIONSMAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAILNEW ROOFING o/30# FELT o/ROOF SHEATHING-SEE MATERIAL SPECIFICATIONS THIS SHEET1234567EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSTUCCO STEEL TROWEL FINISH -TYP. SEE SPECIFICATIONS BELOW2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS.WOOD FASCIA. PROVIDE WINDSOR ONE WOOD, SEE "WOOD TRIM"SPECIFICATION, THIS SHEET. -PAINTDOORS AND WINDOWS -TYP.DECORATIVE ATTIC VENTILATION -SEE ROOF PLANHANDRAIL +36" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN8GUARDRAIL +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN9DECORATIVE CHIMNEY CAP -AS SELECTED BY ARCHITECTAMERICAN CHIMNEY SHROUD #1 - COPPER (949) 364-511810STONE -SEE SPECIFICATIONS BELOW11CONNECT DOWNSPOUTS TO SUBDRAIN SYSTEM-SEE CIVIL PLANSGENERAL NOTES -ELEVATIONS1. PROVIDE ADDRESS ON BUILDING PER N.B.M.C. 13.12.2102.SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS.MATERIAL SPECIFICATIONS3ABRICK VENEER o/EXTERIOR PLASTER o/METAL LATH o/BUILDING PAPERSEE SPECIFICATIONS BELOW2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS.3BWOOD TRIM. PROVIDE WINDSOR ONE WOOD, SEE "WOOD TRIM"SPECIFICATION, THIS SHEET. -PAINT3DWOOD SIDING o/BUILDING PAPERSEE SPECIFICATIONS BELOW2 LAYER GRADE D PAPER (FELT) o/PLYWOOD SHEAR WALLS.MATERIAL CALLOUT-SEE MATERIALS AND COLORS LEGEND -THIS SHEET....
....SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221629/3/171/4" - 1'-0"EXTERIOR ELEVATIONS
CORONA DEL MAR, CA 92625
3200 OCEAN BLVD
3200 OCEAN
58PA2017-208Attachment No. PC 5 - Project Plans
SECTION A-A312312DININGW.I.C.M. BEDROOMGARAGEPROPERTY LINE
PROPERTY LINE
107.47AVG. N.G.GROUND14" F.J.14" F.J.12" F.J.1232x10 R.R.2x10 R.R.ROOF DECKBATH 31/412STORAGEGAME ROOM14" F.J.F.G.F.S.STAIRRETRACTABLEMETAL SHADEKEY NOTES -SECTIONS2x RAFTERS / ROOF JOISTS -SEE FRAMING PLANBEAM PER STRUCTURAL12345672x4 CEILING JOISTS @ 16"o.c.DOORS AND WINDOWS -SEE PLAN -TYPICAL2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.)82x6 STUDS @ 16"o.c.92x P.T.D.F. MUD SILL10FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN11EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPERCOLOR COAT. -SEE SPECIFICATIONS -SHT A-311AEXTERIOR WOOD SIDING o/ BUILDING PAPERSEE SPECFICATIONS -SHT A-312GUARD +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN135/8" PLYWOOD ROOF SHEATHINGSEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS.141-1/8" T&G PLYWOOD SUBFLOOR15FLUSH BEAM -SEE FRAMING PLAN16LIGHTING -SEE PLAN17182x SOLID BLOCKINGPROVIDE 1 18" FLOOR SHEATHING UNLESS NOTEDOTHERWISE.NOTE TO STRUCT. ENG'RFOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESSTHAN THE MEASURED LENGTH FOR CALCULATIONPURPOSES WHEREVER POSSIBLE.STAIRS. SEE PLAN FOR RISE AND RUNHANDRAIL - 34" TO 38" ABOVE NOSINGCONCRETE FOUNDATION AND FOOTINGS-SEE FOUNDATION PLANCONCRETE SLAB w/ REINFORCING STEELo/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO.19F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24.20AF.G. BATT. FLOOR INSULATION. SEE TITLE 24.2122235/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X"GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -W/P GYPSUMBOARD ENTIRE GARAGE WHERE TYPE "X" NOT REQUIRED BY CODE.24ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.725DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.2. MAINTAIN 1 /4" PERFOOT MINIMUM SLOPE. DRAIN TO GUTTER OR DECK DRAINS PER PLAN.26FIRE BLOCK @ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11GENERAL NOTES -SECTIONS1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY ANDHORIZONTALLY PER CRC R302.112. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVALHORIZONTALLY. CRC R302.113. WHERE "LIGHT-WEIGHT CONC" IS CALLED OUT, INSTALL o/WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING.ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN ANDELEVATIONS20BF.G. BATT. ROOF INSULATION. SEE TITLE 24.MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAILWATERPROOFING. INSTALL BELOW-GRADE WATERPROOF MEMBRANE PERMANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARDFROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PERSOILS REPORT. SEE DETAIL:27SECTION B-BM. CLOSETBEDROOM 3GARAGE4%BATH 4STORAGEW.I.C.PROPERTY LINESETBACK
PROPERTY LINE
SETBACK107.47AVG. N.G.GROUND312PANTRY14" F.J.14" F.J.F.G.F.SHTGELEV.EQUIP.BATH 3BACD....
....SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221629/3/171/4" - 1'-0"BUILDING SECTIONS
CORONA DEL MAR, CA 92625
3200 OCEAN BLVD
3200 OCEANSECTION KEY59PA2017-208Attachment No. PC 5 - Project Plans
SECTION C-CM. CLOSETSTORAGEPROPERTY LINE
SETBACK
PROPERTY LINE
SETBACK107.47AVG. N.G.GROUNDSTAIRPOWDERGARAGEROOF DECK12" F.J.12" F.J.14" F.J.14" F.J.14" F.J.BEDROOM 2F.G.F.SHTGSTOR.BEDROOM 4POWDER312KEY NOTES -SECTIONS2x RAFTERS / ROOF JOISTS -SEE FRAMING PLANBEAM PER STRUCTURAL12345672x4 CEILING JOISTS @ 16"o.c.DOORS AND WINDOWS -SEE PLAN -TYPICAL2x4 STUDS @ 16"o.c. (TYPICAL U.N.O.)82x6 STUDS @ 16"o.c.92x P.T.D.F. MUD SILL10FLOOR JOISTS @ 16"o.c. -SEE FRAMING PLAN11EXTERIOR PLASTER o/ METAL LATH o/ BUILDING PAPERCOLOR COAT. -SEE SPECIFICATIONS -SHT A-311AEXTERIOR WOOD SIDING o/ BUILDING PAPERSEE SPECFICATIONS -SHT A-312GUARD +42" ABOVE ADJACENT SURFACEPICKETS -MAX. SPACE 3-7/8" BETWEEN135/8" PLYWOOD ROOF SHEATHINGSEE TITLE 24 FOR RADIANT BARRIER -AS OCCURS.141-1/8" T&G PLYWOOD SUBFLOOR15FLUSH BEAM -SEE FRAMING PLAN16LIGHTING -SEE PLAN17182x SOLID BLOCKINGPROVIDE 1 18" FLOOR SHEATHING UNLESS NOTEDOTHERWISE.NOTE TO STRUCT. ENG'RFOR SHEAR WALLS GREATER THAN 5FT LONG USE 6" LESSTHAN THE MEASURED LENGTH FOR CALCULATIONPURPOSES WHEREVER POSSIBLE.STAIRS. SEE PLAN FOR RISE AND RUNHANDRAIL - 34" TO 38" ABOVE NOSINGCONCRETE FOUNDATION AND FOOTINGS-SEE FOUNDATION PLANCONCRETE SLAB w/ REINFORCING STEELo/ W/P MEMBRANE. SEE A-1 AND STRUCT. FOR SLAB INFO.19F.G. BATT. WALL INSULATION AT 2x6 WALLS. SEE TITLE 24.20AF.G. BATT. FLOOR INSULATION. SEE TITLE 24.2122235/8" TYPE "X" GYPSUM BOARD AT WALLS THROUGHOUT GARAGE TO HOUSE.5/8" TYPE "X" GYPSUM BOARD AT CEILING. (PROVIDE 2 LAYERS 5/8" TYPE "X"GYPSUM BOARD AT CEILING WHEN TRUSS JOISTS ARE USED.) -W/P GYPSUMBOARD ENTIRE GARAGE WHERE TYPE "X" NOT REQUIRED BY CODE.24ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS,UNDER-STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSEDSIDE WITH 1/2-INCH (12.7 MM) GYPSUM BOARD. CRC R302.725DECK: SEE "DECK MATERIAL" NOTE ON SHEET A-2.2. MAINTAIN 1 /4" PERFOOT MINIMUM SLOPE. DRAIN TO GUTTER OR DECK DRAINS PER PLAN.26FIRE BLOCK @ 10'-0"o.c. HORIZONTAL AND VERTICAL, PER CRC R302.11GENERAL NOTES -SECTIONS1. PROVIDE FIRE BLOCKS @ 10'-0"o.c. BOTH VERTICALLY ANDHORIZONTALLY PER CRC R302.112. CONCEALED WALL SPACE NOT TO EXCEED 10 FEET INTERVALHORIZONTALLY. CRC R302.113. WHERE "LIGHT-WEIGHT CONC" IS CALLED OUT, INSTALL o/WATERPROOF MEMBRANE o/ PLYWOOD SHEATHING.ROOFING OVER WATERPROOF MEMBRANE SEE ROOF PLAN ANDELEVATIONS20BF.G. BATT. ROOF INSULATION. SEE TITLE 24.MAINTAIN FINISH SLAB TO FINISH GRADE OR FINISH SURFACE MIN.CLEARANCES PER CRC R317. SLOPE FINISH GRADE OR FINISH SURFACEAWAY FROM BUILDING. SEE DETAILWATERPROOFING. INSTALL BELOW-GRADE WATERPROOF MEMBRANE PERMANUFACTURER'S RECOMMENDATIONS. PROVIDE PROTECTION BOARDFROM BACKFILL. INSTALL FRENCH DRAIN BEHIND RETAINING WALL PERSOILS REPORT. SEE DETAIL:27SECTION D-DM. CLOSETBEDROOM 4STORAGEPROPERTY LINESETBACK
PROPERTY LINE
SETBACK107.47AVG. N.G.GROUNDSTAIRPDR12" F.J.GARAGEROOF DECKELEVATORELEVATOR12" F.J.14" F.J.14" F.J.14" F.J.F.G.F.SHTGELEVATORBEDROOM 2PDRPANTRYROOF DECK3123121/412BACD....
....SCALE:START DATE:SHEETREVISIONS:Ren. 7/31/19No. C 221629/3/171/4" - 1'-0"BUILDING SECTIONS
CORONA DEL MAR, CA 92625
3200 OCEAN BLVD
3200 OCEANSECTION KEY60PA2017-208Attachment No. PC 5 - Project Plans
61PA2017-208Attachment No. PC 5 - Project Plans
INTENTIONALLY BLANK PAGE62
Attachment No. PC 6
Correspondence
63
INTENTIONALLY BLANK PAGE64
From:Ramirez, Brittany
To:Lee, David
Subject:FW: Variance Request -3200 Ocean Blvd
Date:Monday, July 09, 2018 11:40:26 AM
Attachments:image001.png
To be included in your staff report as a correspondence.
BRITTANY RAMIREZ
Community Development Department
Administrative Analyst
bramirez@newportbeachca.gov
949-644-3232
From: Ron Beard [mailto:RonBeard@seproperties.com]
Sent: Monday, July 09, 2018 11:31 AM
To: Koetting, Peter <pkoetting@newportbeachca.gov>; Zak, Peter <pzak@newportbeachca.gov>;
Weigand, Erik <eweigand@newportbeachca.gov>; Dunlap, Bill <bdunlap@newportbeachca.gov>;
Kleiman, Lauren <lkleiman@newportbeachca.gov>; Kramer, Kory <kkramer@newportbeachca.gov>;
Lowrey, Lee <llowrey@newportbeachca.gov>; Campbell, Jim <JCampbell@newportbeachca.gov>;
Planning Commissioners <PlanningCommissioners@newportbeachca.gov>
Subject: Variance Request -3200 Ocean Blvd
City of Newport
Beach
Community Development Department
Re: Variance Request from Nicholson Companies for 3200 Ocean Blvd
File # PA 2017-208
Activity # VA2017-002/CD2017-091
To Whom it May Concern:
We are opposed to the subject proposal, and we certainly hope that the facts get
cleared up, as the subject lot DOES NOT warrant or deserve special treatment not
afforded to the rest of us in the immediate neighborhood. For example, on our own
home at 3208 Ocean Blvd., many years ago, we sought city permission for a permit
because our garage was too tight, and we sought to widen it 4 feet X 20 feet. The
City said that we had around 45 feet of FAR available, so they processed a permit
and only allowed for an expansion of around 3.5 feet of width and roughly 13 feet in
length, and they would NOT agree to any variance. They were very emphatic that no
variance would be granted. How I would love to have that extra 35 square feet in my
garage, and I was doing all the work and spending all the money anyway!
The subject property is UNIQUE; that is true. It enjoys a 65 foot wide expansive,
frontage view on Ocean Blvd. That is the beauty of the lot, and for that privilege,
years ago, the owners traded away an alley and the setbacks that would have existed
under the former scenario. That does NOT mean that a new owner can come in
today and present a biased set of facts to support a higher than allowed FAR and a
65
variance to setbacks to achieve a different result. That is insulting to the rest of us
that have to abide by the rules. The setback proposed on Larkspur makes NO
SENSE. There is nobody that has that setback on Larkspur, and there is no reason
whatsoever to subjectively modify the setback to provide this owner w/ decreased
setbacks which create a resultant increase in FAR .
It's time to stop the mansionization of CDM as it’s ruining the character and charm of
our neighborhoods. Increases in FAR and variances providing for same need to
stop. The proposed request does not meet the intent of the required findings for a
variance. Compliance with code will not deprive the applicant of privileges enjoyed by
other property owners in the vicinity. The variance is not necessary to preserve the
enjoyment of any property rights, and it would constitute a grant of a special privilege
to 3200 Ocean Blvd. which is not fair. Furthermore, the variance will be detrimental to
the adjoining properties, both in property value and privileges currently enjoyed.
Bottom line: it’s way too much home for the subject lot, and we expect the city to
NOT GRANT the requested setback on Larkspur nor any increase in FAR.
Respectfully,
Ron and Marsha Beard
3208 Ocean Blvd
Corona Del Mar
ronbeard@seproperties.com
marsha.beard@gmail.com
66
From: Ramirez, Brittany
Sent: Thursday, July 12, 2018 9:24 AM
To: Lee, David
Subject: FW: 3200 Ocean Blvd
Please add to your staff report under correspondence.
BRITTANY RAMIREZ
Community Development Department
Administrative Analyst
bramirez@newportbeachca.gov
949-644-3239
From: Don Kazarian [mailto:donkazarian@gmail.com]
Sent: Thursday, July 12, 2018 9:23 AM
To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>
Subject: 3200 Ocean Blvd
Hello and thank you for your service on the planning commission. To keep it brief, there are no
reasons to grant any variances at 3200 Ocean Blvd. in Corona Del Mar. The rules should be
enforced. Everyone should be held to the same standards. I live on the 3400 block and if you are
in the neighborhood take a look at the five houses on our block. All seem to blend well except
the most recently constructed home at 3408. You will see it's front patio is much higher than the
others. This is the type of thing that results from making exceptions to the zoning rules. Thank
you for your time and consideration.
Regards,
Don Kazarian
3412 Ocean Blvd.
Corona Del Mar, CA 92625
67
From: Ramirez, Brittany
Sent: Thursday, July 12, 2018 11:28 AM
To: Lee, David
Subject: FW: 3200 Ocean Development
For inclusion in your staff report.
-----Original Message-----
From: jack scrivner [mailto:jackscrivner@me.com]
Sent: Thursday, July 12, 2018 11:22 AM
To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>
Cc: susanskinner949@gmail.com
Subject: 3200 Ocean Development
Gentlemen:
My wife and I have been a residents of Corona del Mar since 1982 and have watched our beautiful
community change in many ways. Many changes have been for the good of all, but unfortunately, to
many for the bad.
While we have great respect for the property owner and his rights we also believe in the importance of
protecting the integrity of the community as a whole.
That said, we are greatly opposed to what we see in the oversized development going on in our
neighborhood. The proposed plan to build an 8115 sf mansion at 3200 Ocean Blvd is not only BAD for
our community, but beg’s the bigger question where does it end!
Having more money than the next guy should not determine whether or not you can build bigger. We
must consider the integrity of the community and not how deep someones pockets are.
Generally I am not one to take such a strong position against a property owner, however, this must stop
and stop now! There are plenty of properties around our community that can accommodate
development of this size. Please do not allow the city’s variance rules to be miss used for the purpose of
building these mansions.
Please stop the mansionization of Corona del Mar.
Respectfully,
Mr & Mrs Jack O Scrivner
68
From: Ramirez, Brittany
Sent: Thursday, July 12, 2018 2:51 PM
To: Lee, David
Cc: Murillo, Jaime
Subject: FW: 3200 Ocean BLVD, CDM Variance Request
Follow Up Flag: Follow up
Flag Status: Flagged
For inclusion in your staff report.
-----Original Message-----
From: Renee Pepys Lowe [mailto:renee@reneepepyslowe.com]
Sent: Thursday, July 12, 2018 2:46 PM
To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>
Subject: 3200 Ocean BLVD, CDM Variance Request
Dear Planning Commission,
As a CDM resident, I am writing to you to express our concern of 3200 Ocean BLVD, CDM. We are proud
residents of CDM and truly love this very special community. This planned expansion of 3200 Ocean
BLVD is a detrimental impact of the continual mansionization in CDM, whereby losing the uniqueness of
this wonderful village and hereby granting special privileges to 3200 Ocean Blvd. This granting of the
Variance will allow for development which is completely OUT OF SCALE to the Larkspur Ave and the
neighborhood and in addition will have a detrimental impact both in property values and privileges
currently enjoyed by residents.
I urge you, the Planning Commission to please re-consider this variance request. Please do not
disrespect our community.
With best wishes,
Renee and Stan Lowe
CDM Resident
Renee
Renee Pepys Lowe
RPL and Associates, LLC.
Tel: 949-466-3764
renee@reneepepyslowe.com
Skype: renee.pepyslowe1
69
From: Ramirez, Brittany
Sent: Friday, July 13, 2018 10:08 AM
To: Lee, David
Cc: Murillo, Jaime
Subject: FW: 3200 Ocean Blvd Variance Request - File # PA 2017-208
For inclusion in the staff report going in August.
BRITTANY RAMIREZ
Community Development Department
Administrative Analyst
bramirez@newportbeachca.gov
949-644-3239
From: Brant Dahlfors [mailto:bdahlfors@mac.com]
Sent: Friday, July 13, 2018 10:05 AM
To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>
Cc: Ron Beard <RonBeard@seproperties.com>
Subject: 3200 Ocean Blvd Variance Request - File # PA 2017-208
City of Newport
Beach
Community Development Department
Re: Variance Request from Nicholson Companies for 3200 Ocean Blvd
File # PA 2017-208
Activity # VA2017-002/CD2017-091
To Whom it May Concern:
We are opposed to the subject proposal, and we certainly hope that the facts get
cleared up, as the subject lot DOES NOT warrant or deserve special treatment not
afforded to the rest of us in the immediate neighborhood. Please consider;
The detrimental impacts of continual mansionization in CDM
The proposed request does not meet the intent of the required findings for a
variance.
The property does not have special or unique circumstances or conditions which
do not generally apply to other properties in the vicinity.
Compliance with Code will not deprive the applicant of privileges enjoyed by
other property owners in the vicinity.
The Variance is not necessary to preserve the enjoyment of any property rights.
The Variance will constitute a grant of a special privilege to 3200 Ocean Blvd.
The Variance will be detrimental to the adjoining property, bo th in property value
and privileges currently enjoyed.
70
The Variance will have a detrimental impact to persons, property, and
improvements in the neighborhood and will have a detrimental effect of existing
use by surrounding neighbors.
The granting of the Variance will allow for a development which is out of scale
with the surrounding neighborhood.
The proposed Variance will affect the flow of air and light to the adjoining
residential property.
The applicant has the ability to gain significant additional square footage by
adding a basement without the need to request additional square footage above
grade or alter setbacks through a variance.
The subject property is UNIQUE; that is true. It enjoys a 65 foot wide expansive,
frontage view on Ocean Blvd. That is the beauty of the lot, and for that privilege, years
ago, the owners traded away an alley and the setbacks that would have existed under
the former scenario. That does NOT mean that a new owner can come in today and
present a biased set of facts to support a higher than allowed FAR and a variance to
setbacks to achieve a different result.
Compliance with code will not deprive the applicant of privileges enjoyed by other
property owners in the vicinity. The variance is not necessary to preserve the
enjoyment of any property rights, and it would constitute a grant of a special privilege to
3200 Ocean Blvd. which is not fair. Furthermore, the variance will be detrimental to the
adjoining properties, both in property value and privileges currently enjoyed
and significantly impact the street appeal for everyone living in the 200 block of
Larkspur.
Respectfully,
Thank you!
Brant & Nancy Dahlfors
211 Larkspur Ave.
Bdahlfors@mac.com
949-439-8663
71
From:Ramirez, Brittany
To:Lee, David
Cc:Murillo, Jaime
Subject:FW: variance for 3200 oceanboulevard
Date:Monday, July 16, 2018 5:26:36 PM
Attachments:image001.png
For inclusion in your staff report in August.
BRITTANY RAMIREZ
Community Development Department
Administrative Analyst
bramirez@newportbeachca.gov
949-644-3239
From: richard ardis [mailto:tobyardis@gmail.com]
Sent: Monday, July 16, 2018 5:24 PM
To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>
Subject: variance for 3200 oceanboulevard
dear planning commission members; This is in regard to a variance for property at 3200
Ocean Boulevard,corona del mar.i am opposed to giving the variance. When people in that
area purchase property there,they assume that another property owner will not get a variance
to build out larger than what had previously been allowed,probably blocking some other
peoples view. the view is one of the main reasons people buy in the neighborhood. They also
had to pay a premium for their view. I did not like it when i lost a small portion of my view. I
am sure that the current owner realized what could and what could not be done with the
property.Recently,there have been built many beautiful houses in our community, on lots
with various sizes and configurations..I am sure that the builders and architects can build a
beautiful house on the property without getting a variance. thank you,Richard Ardis. 949-
673-2099
72
From: Raquel Dawson <dawson.raquel@gmail.com> on behalf of Raquel
Dawson <Raquel.Dawson@chicagobooth.edu>
Sent: Tuesday, July 17, 2018 8:48 AM
To: Lee, David
Subject: Objection to Variance PA2017-208 / Hinton and Maloney Residence
Hello David,
I am writing to formally object to the Planning Commission’s approval of PA2017-208 (Hinton
and Maloney Residence). This property has no topography challenges. Granting neighbors the
right to build a NEW home that exceeds the maximum floor area limit (FAR) is unfair and
creates unequal property rights in the neighborhohood. Why should they be allowed to develop
their land more than other neighbors? Unless the property has a topography issue, setbacks
should be consistent with code as all new properties are expect to be. The Hiltons / Maloneys
should revise their plans so no variances are needed. If they want a bigger home, they should dig
a basement.
Denying variances to this project will allow Corona Del Mar to develop NEW homes that are
consistent with City code and give no neighbor a special privilege.
Sincerely,
Raquel Dawson
2741 Ocean Blvd
Corona Del Mar, CA 92615
73
From: Sally Rapp <sjrapp@outlook.com>
Sent: Tuesday, July 17, 2018 2:36 PM
To: Lee, David; Planning Commissioners
Subject: PA2017-208
Dear Planning Commission members and Newport Beach Planning Staff,
I am the homeowner at 3308 Ocean Blvd in Corona del Mar and I would like to submit my opposition to
variances requested in relation to the above listed project at 3200 Ocean Blvd. I understand that the
matter has been recommended for a continuance but wish to enter my concerns about reduced
setbacks and increasing sizes of homes in the neighborhood. From what I have read there are no special
circumstances ( a lot with no alley access is not a “special” circumstance but rather a basic lot
characteristic) to justify a variance in this case and further that it could set a precedent for future
property development in my neighborhood. 7421 sqft is a massive house and a 28% reduction would
still be enormous. It seems to me that a property buyer should anticipate developing within the
constraints of the neighborhood’s planning rules and if they “need” a larger house they should buy a
different lot where the rules permit such a size (or purchase multiple adjoining lots as others have
done). Please register my opposition to the proposed variances and let me know when the matter is
rescheduled for hearing.
Please feel free to contact me should you have any questions.
Thank you for your consideration.
Sally Rapp
949-566-9921
74
From: Ramirez, Brittany
Sent: Wednesday, July 18, 2018 10:27 AM
To: Lee, David
Cc: Murillo, Jaime
Subject: FW: Hinton and Maloney Residence
For inclusion in your staff report in August
-----Original Message-----
From: Sharon McNalley [mailto:sharonmcn@roadrunner.com]
Sent: Tuesday, July 17, 2018 5:32 PM
To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>
Subject: Hinton and Maloney Residence
Dear Mr. Weigand and Members of the Newport Beach Planning Commission,
I wish to express my very strong objections to the variances requested by Nicholson Construction at
3200 Ocean Boulevard, Corona del Mar.
The city code was established to protect and preserve the character of our community and the quality of
life for our residents. To grant this variance would be an unconscionable precedent for other
developers.
The Maloney family lived at 3200 Ocean Boulevard for many decades without seeking special treatment
from the city. There is no justification for encroaching into the rear setback nor for exceeding the
maximum floor area limit--- because there are no extenuating circumstances. I find it especially
egregious that because the property has exactly the same set-back requirements as everyone else on
our block, the builder seeks entitlement for more square footage ——there is absolutely no logic to that.
How does the applicant perceive that following the same rules as the rest of us somehow deprives him -
---of what, more income?
Our family moved to Corona del Mar in 1970 when my late husband was recruited to found the
cardiology department at Hoag Hospital. We purchased our home at 3228 Ocean Boulevard in 1971 and
have resided there throughout the ensuing years. During the past 47 years there have been very few
applications for variances, and those were primarily made by builders, not residents. We respect the
rights and privileges of our neighbors, and receive the same consideration from them; nor do we or our
friends and neighbors expect entitlement for special privileges.
Corona del Mar was long ago established as a residential community with its own unique character. It is
not a “Housing Development” despite the unfortunate efforts of the Nicholson Company and previous
builders.
I implore you on behalf of the McNalley family and other residents of Corona del Mar, to deny the
variances proposed by the Nicholson Construction Company and to preserve the essence of our
community. Our family feels immensely privileged to be part of this wonderful Crown of the Sea.
75
We are placing our trust in the Planning Commission to maintain the city’s zoning rules and to deny
variances to those who would change the character of our community or negatively affect the quality of
life we so appreciate.
Thank you for your consideration.
Respectfully,
Sharon McNalley
3228 Ocean Boulevard
Corona del Mar, CA
76
From: Ramirez, Brittany
Sent: Wednesday, July 18, 2018 11:41 AM
To: Lee, David
Cc: Murillo, Jaime
Subject: FW: 3200 Ocean Blvd. CcM
For inclusion in the staff report in August.
From: Karen James [mailto:kjdelmar@yahoo.com]
Sent: Wednesday, July 18, 2018 11:36 AM
To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>
Cc: susanskinner949@gmail.com
Subject: 3200 Ocean Blvd. CcM
Planning Commissioners,
Please do the job that you were appointed to do That is to enforce the the zoning RULES.
Please do not grant an exemption to the developer that wants to build an 8000+ s/f home
in our neighborhood.
The quaintness and charm of Corona del Mar is gradually disappearing with every mansion
that is allowed.
The RULES are in place for a reason, please do not ignore that fact, by granting special
privileges to developers.
Sincerely,
Karen James
2627 Cove St.
Corona del Mar, CA 92625
949-675-4412
77
From: Ramirez, Brittany
Sent: Thursday, July 19, 2018 10:38 AM
To: Lee, David
Cc: Murillo, Jaime
Subject: FW: No change to to zoning rules
Follow Up Flag: Follow up
Flag Status: Completed
Is this for your project?
BRITTANY RAMIREZ
Community Development Department
Administrative Analyst
bramirez@newportbeachca.gov
949-644-3239
-----Original Message-----
From: Norman Pruitt [mailto:normandpruitt@gmail.com]
Sent: Thursday, July 19, 2018 10:29 AM
To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>
Cc: susanskinner949@gmail.com
Subject: No change to to zoning rules
To the Planning Commission
My wife and I have lived at 230 Larkspur for 35 years.
We would like very much to have our voice heard.
Zoning rules were made to protect the neighborhood.
We our strongly against any new zoning that would effect the view of ten houses.
Regards,
Norman Pruitt,
78
From: Ken Alber <kalber@pentabldggroup.com>
Sent: Tuesday, July 31, 2018 5:09 PM
To: Lee, David
Subject: 3200 Ocean Blvd.
David,
Based upon the revised plans issued 7-31-18, I officially retract my letter of opposition and legal
argument previously submitted and now support the project as proposed including the reduction of the
rear setback from 10’ to 5’ in exchange for preservation of sightlines on the Northwest corner of the
property as depicted in the plans and mutually agreed with the developer.
I appreciate the involvement and assistance of the staff at the City of Newport Beach to reach the
agreeable resolution.
Ken Alber | Principal
550 S. Hope St. Suite 2640 | Los Angeles, CA 90071
181 E. Warm Springs Road | Las Vegas, NV 89119
Office (702) 614.1678 | Fax (702) 614.3851 | Cell (702) 591.7807
kalber@pentabldggroup.com | pentabldggroup.com
Building a Foundation for Success
From: Lee, David <dlee@newportbeachca.gov>
Sent: Tuesday, July 31, 2018 4:21 PM
To: Ken Alber <kalber@pentabldggroup.com>
Subject: Plans
DAVID S. LEE
Community Development Department
Assistant Planner
dlee@newportbeachca.gov
949-644-3225
CITY OF NEWPORT BEACH
100 Civic Center Drive, First Floor Bay C, Newport Beach, California 92660 | newportbeachca.gov
79
PENTA IT DISCLAIMER: This email was sent from an external user
80
From:Lee, David
To:Ramirez, Brittany
Subject:FW: New Home at 3200 Ocean Boulevard
Date:Wednesday, August 01, 2018 3:57:30 PM
Hi Brittany,
I received this email. Let me know if I need to do anything with it.
Thanks.
From: Robert Miller [mailto:rpmmickey@aol.com]
Sent: Wednesday, August 01, 2018 3:53 PM
To: Lee, David <dlee@newportbeachca.gov>
Subject: New Home at 3200 Ocean Boulevard
August 1, 2018
Planning Commission
City of Newport Beach
100 Civic Center Drive
First Floor, Bay B
Newport Beach, CA 92660
Dear Mr. Lee
We live in Corona Del Mar and wanted to write to express our support for the new home proposed at the
corner of Larkspur and Ocean.
It will be a great update to the existing home that is located on that property.
We have seen many Nicholson Company projects over the years and they are a top notch company that
builds quality homes.
We also feel that new development is good for our community.
We would appreciate your support for this project.
Thank you,
Bob and Esther Miller
220 Narcissus Avenue
Corona Del Mar
949-566-0010
Planning Commission - August 9, 2018
Item No. 3a Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
From:Lee, David
To:Ramirez, Brittany
Subject:FW: 3200 Ocean project
Date:Wednesday, August 01, 2018 4:57:46 PM
From: Ben Strom [mailto:stromben@gmail.com]
Sent: Wednesday, August 01, 2018 4:56 PM
To: Lee, David <dlee@newportbeachca.gov>
Cc: Carrie Strom <strom_carrie@allergan.com>
Subject: 3200 Ocean project
Planning Commission
City of Newport Beach
100 Civic Center Drive
First Floor, Bay B
Newport Beach CA 92660
RE: Updated Single Family Home at 3200 Ocean Boulevard
Dear Planning Commission,
I live in Corona Del Mar and I am writing to ask you to approve the new home in Corona Del
Mar. I think the new home will be a great update to the property by replacing the existing
home.
There is really no reason to oppose progress. For this state and city to stay alive and feed all
of the governement services, entitlements, etc, we need to allow capitalism and risk takers to
make improvements to property. The weather only takes us so far to attracting the wealthy to
carry such a huge debt burden that the state carries...which seems many older generations are
blind to their poor financial management and huge entitlements (they pay themselves) need to
be paid for.
Nicholson Construction looks like they have been building homes for 30+years in Newport
Beach. The build high quality homes – and have been such a solid business that they
successfully built homes during the recession. I think a homebuilder who survived the
recession must be good – really good. The way I have been thinking about it, this company
takes old properties throughout the city and invests time and money to improve them. In
addition to improving them, they are increasing the values of the properties, which result
inhelping all of us in the community through nicer neighborhoods and increased tax revenue.
Planning Commission - August 9, 2018
Item No. 3a Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
Please approve this project since it is good for the City and good for the neighborhood.
Don’t allow selfish cranky old people that pay $1000 a year in property taxes and that barely
anything into the system, instead opting to straddle future generations paying their
unsustainable benefits to keep protecting only their best interests. Enough is enough. Progress
must happen
Thank you,
Ben Strom
M: 917-495-9958
E: stromben@gmail.com
Planning Commission - August 9, 2018
Item No. 3a Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
From:Lee, David
To:Ramirez, Brittany
Subject:FW: 3200 Ocean Blvd
Date:Thursday, August 02, 2018 9:35:33 AM
Attachments:image002.png
image005.png
image006.png
image007.png
From: Bill Bird [mailto:bill@executivemovingsystems.com]
Sent: Thursday, August 02, 2018 7:52 AM
To: Lee, David <dlee@newportbeachca.gov>
Subject: 3200 Ocean Blvd
8/2/18
Planning Commission
City of Newport Beach
100 Civic Center Drive
First Floor, Bay B
Newport Beach, CA 92660
RE: New Home/3200 Ocean Blvd
Dear Planning Commission,
I am a resident and homeowner at 220 Iris Ave Corona Del Mar. Our community at large fully
supports the project proposed on the above lot with excitement. The energy created by new quality
home builds in our area with the residents is unapparelled to most other communities.
As I am sure you are aware, Nicholson Companies has been a well-established and widely recognized
quality professional builder in our community for 30 plus years. This company is a sensitive and
caring
professional builder with a tract record locally. They have demonstrated competence time and again
with builds in our area. With that said I note all street side set backs are maintained or exceed the
city code. It goes without saying the final product will enhance our beautiful city and will continue to
support the values of our properties which obviously will continue increasing the city revenues.
All residents in which I have come in contact with fully support this project. We trust you will do the
same.
My Best,
Planning Commission - August 9, 2018
Item No. 3a Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
Bill Bird
President
Executive Moving Systems Inc.
Phone: 714-688-4800
www.ExecutiveMovingSystems.com
: Bill@ExecutiveMovingSystems.com
: 714-688-4800
Planning Commission - August 9, 2018
Item No. 3a Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
From:Lee, David
To:Ramirez, Brittany
Subject:FW: 3200 Ocean Letter of Support 2.docx
Date:Thursday, August 02, 2018 4:09:12 PM
Attachments:3200 Ocean Letter of Support 2.docx
From: John Ramirez [mailto:john@mljresources.com]
Sent: Thursday, August 02, 2018 3:35 PM
To: Lee, David <dlee@newportbeachca.gov>
Subject: Fw: 3200 Ocean Letter of Support 2.docx
Hi,
See attached forwarded from below.
thx,
John
John P. Ramirez, AICP
Principal
MLJ Resources, LLC.
562-818-6719
From: Tom Nicholson <tom@nicholsoncompanies.com>
Sent: Thursday, August 2, 2018 9:26 AM
To: John Ramirez
Subject: Fwd: 3200 Ocean Letter of Support 2.docx
Sent from my iPhone
Begin forwarded message:
From: Kathy Guarnieri <valleykmg@gmail.com>
Date: August 1, 2018 at 7:11:58 PM PDT
To: Tom Nicholson <tom@nicholsoncompanies.com>
Subject: 3200 Ocean Letter of Support 2.docx
Hi Tom,
You can forward this letter from us.
Best.
Planning Commission - August 9, 2018
Item No. 3a Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
Kathy and Dave Guarnieri
Message sent from my i-phone. Kathy Guarnieri
Planning Commission - August 9, 2018
Item No. 3a Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
August 2, 2018
Planning Commission
City of Newport Beach
100 Civic Center Drive
First Floor, Bay B
Newport Beach CA 92660
RE: New House at 3200 Ocean Boulevard
Dear Planning Commission,
I live in Corona Del Mar and wanted to write to express my support for the new
home proposed at the corner of Larkspur and Ocean. It will be a great update to
the existing home that is located on that property.
Sincerely,
Kathy and Dave Guarnieri
Planning Commission - August 9, 2018
Item No. 3a Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
1
To:Susan Skinner; Planning Commissioners; Lee, David
Subject:RE: Comments on 3200 Ocean Blvd
Dear Planning Commissioners:
On August 9, you will consider an application for a variance for 3200 Ocean Blvd. The
developer is arguing that his lot has a longer than average frontage on Ocean Blvd with a 24-
foot setback rather than the 20-foot setback of an average lot, thus depriving him of the ability
to build as large of a house as he would prefer. I would point out that many people would
consider the longer frontage to be an advantage as this means a wider ocean view. The
developer is also complaining that since the back of the lot is adjacent to another lot, the setback
is a 10-foot setback rather than the 5-foot setback that an alley lot would have. He did, of
course, know this when he purchased it recently.
Using this as the rationale to open an application for a variance, the developer then
proceeds to ask for a very large increase in square footage, far above any increase that the
requested change to the setbacks would dictate. In other words, the increases to the potential
home size requested are far out of proportion to the changes in the setbacks requested.
Using an average length of the lot as 83.7 feet (the lot is a rhomboid) and a width of 65
feet, the lot size about 5441 sq ft. With a setback of 24 ft in the front, 4 feet on the side and 10
feet in the back, the buildable area is about 2822 sq ft and a maximum home size of 4234 sq ft
(not including basement). The back setback exists to protect the neighbor from a home being
built right on top of his/her existing home and it is highly inappropriate (in my opinion) for the
developer to seek to change this. The only argument that might be made is that the length of the
lot, longer than average, creates a disproportionate effect of the 24-foot front setback on the
property. If that setback were reduced to a 20-foot setback, the standard for homes not on
Ocean Blvd, the subsequent increase in buildable area would be 3061 sq ft with a maximum
home size of 4592 sq ft.
The Planning Commission has heard on several occasions now that the neighborhood is
very concerned about the ‘mansionization’ of CdM. If you do feel that this lot warrants a
variance, please consider limiting the increase in sq footage to no more than would be allowed
if the front setback were decreased to a 20-foot setback. Please also remember that the location
Planning Commission - August 9, 2018
Item No. 3b Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
2
of the lot makes the construction of a basement quite easy, allowing another 2748 sq ft of home
to be added to this home. This will allow the developer to build a total of 7340 sq ft, which
should be sufficient for him to recoup his investment at the time of sale. Zoning rules exist for a
reason: to protect the character of the neighborhood. I hope you will take the concerns of the
neighbors into consideration as you make your decision.
I will be on vacation on August 9 and will likely not be able to attend the meeting. Thank
you for taking my comments into account.
Respectfully,
Susan Skinner
Planning Commission - August 9, 2018
Item No. 3b Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
Planning Commission - August 9, 2018 Item No. 3b Additional Materials Received Hinton and Maloney Residence (PA2017-208)
From:Lee, David
To:Ramirez, Brittany
Subject:FW: 3200 Ocean Blvd
Date:Monday, August 06, 2018 8:00:04 AM
Attachments:3200 Ocean Support Letter.pdf
From: Darrin Ginsberg [mailto:dg@2gs.com]
Sent: Friday, August 03, 2018 8:34 AM
To: Lee, David <dlee@newportbeachca.gov>
Subject: 3200 Ocean Blvd
Please see attached letter in support of 3200 Ocean Blvd.
Thanks.
Darrin Ginsberg | CEO
949-673-2009 Direct
darrin@supergcapital.com | supergcapital.com
Planning Commission - August 9, 2018
Item No. 3b Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
Darrin Ginsberg
301 Carnation Ave
Corona Del Mar, Ca 92625
August 2, 2018
Planning Commission
City of Newport Beach
100 Civic Center Drive
First Floor, Bay B
Newport Beach CA 92660
RE: New House at 3200 Ocean Boulevard
Dear Planning Commission,
I live on Carnation Avenue in Corona Del Mar and want to express my support for
the new single family house proposed at the corner of Larkspur and Ocean Blvd.
I saw the plans for this new home and think that it will be a nice addition to the
neighborhood.
Nicholson Construction only builds quality homes and adds value to the
neighborhood and the city.
Please approve this project.
Sincerely,
Darrin Ginsberg
Planning Commission - August 9, 2018
Item No. 3b Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
August 9, 2018, Planning Commission Item 3 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 3. HINTON AND MALONEY RESIDENCE (PA2017-208)
1. The staff reports for applications for variances typically include a letter from the
owner/developer explaining what they are asking for and attempting to justify it.
2. In this case, the applicant seems to have left it to one of the City’s assistant planners to
rationalize the construction of a 7,276 square foot home (5,216 sf not counting a basement
almost as large as the entire existing home) on a 5,445 sf lot with 2,823 sf of buildable area,
where the code sanctioned Floor Area Limit restricts construction to 4,234 sf.
3. On page 7 of the staff report the planner has advanced some novel theories to justify the
granting of variances to the development standards in the City’s Local Coastal Program
when the certified LCP grants the City no such authority.
a. Public Resources Code Section 30010 – a passage about “takings” requiring
compensation – is misread as exempting the Coastal Act from itself. That is, as a
statement that the enactment of the Coastal Act was not intended to affect property
rights.
b. The planner misquotes this as saying “the Coastal Act is “not intended to increase
or decrease the rights of any owner of property under the Constitution of the State of
California or the United States.”” [emphasis added]
c. It actually says “This section is not intended to increase or decrease the rights of
any owner of property under the Constitution of the State of California or the United
States.” That is, it at most says the preceding sentence of Section 30010 about
“takings” is not meant to change constitutional law on that question.
d. The justification for granting variances to the certified LCP before the Coastal
Commission has certified the City’s authority to do that remains tenuous, at best.
4. The other fundamental error of the staff report is a persistent refusal to acknowledge that the
floor area of residential development in Newport Beach is regulated by Floor Area Limit
(FAL) – not Floor Area Ratio (FAR), the standard used to limit commercial construction.
a. Setbacks are purposeful and intended to provide space between residential
buildings.
b. Setbacks naturally, and purposefully, reduce buildable area.
c. The allowed floor area of residential construction is purposefully limited based on the
buildable area, not lot size.
d. There is no reason residential lot owners should expect to be able to build the same
FAR as their neighbors. If they did, it would completely defeat the distinction
between FAL and FAR.
Planning Commission - August 9, 2018
Item No. 3c Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
August 9, 2018, PC agenda Item 3 comments - Jim Mosher Page 2 of 2
5. In this case, the planner asks the Planning Commission, with no compelling reason for doing
so, to reduce the rear setback along a 57 foot long area adjacent to 210 Larkspur by 5 feet,
increasing the buildable area by 285 sf, from 2,283 to 3,108 sf.
6. Even if one accepted the “need” to reduce the rear setback, and that variances to the LCP
can be granted, the increased buildable area would then “justify” building at most 3,108x1.5
= 4,622 sf of above-ground floor area.
a. Instead, for no obvious reason at all, the planner asks the Commission to approve
5,216 sf, for a FAL of 1.68 compared to the expanded buildable area, or 1.85 based
on the code-sanctioned buildable area.
b. No evidence is presented that anyone else in neighborhood has such a FAL (the
maximum code-sanctioned FAL being 1.5), or what physical peculiarities of this lot
would justify it at 3200 Ocean Blvd.
7. It seems clear to me the request should be denied.
Planning Commission - August 9, 2018
Item No. 3c Additional Materials Received
Hinton and Maloney Residence (PA2017-208)
Planning Commission
Public Hearing
August 9, 2018
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
[Hearing Date] Community Development Department -
Planning Division
Subject Property
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
Existing Structure
1’-9” (E) Rear
Setback
Constructed 1948
24’ Front Setback
4’ Side Setback
4’ Side Setback
3’-8” (E) Side Setback 10’ Rear SetbackPlanning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
Standard Required Proposed
Setbacks (min.)
Front
Rear *
LeftSide (West)
RightSide (East)
24’
10’
4’
4’
24’
5’
4’
4’
Height (max.)
Flat
Sloped
24’
29’
24’
29’
Open Space (min.)466 sq. ft.665 sq. ft.
3rd FloorArea (max.)466 sq. ft. No 3rd Floor
FloorArea Limit (max.)*4,234 sq. ft.5,216 sq. ft. (excluding
2,748 sq. ft. basement)
Parking (min.)3 spaces 3 spaces
* variance
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
5’ Encroachment
(10’ Required)
(N) 10’-10”
Separation
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
[Hearing Date] Community Development Department -
Planning Division
Lot 8
Lot 7
3200 Ocean Blvd.
Southerly portions of
Lots 7 and 8
210 Larkspur Ave.
Northerly portions of
Lots 7 and 8
Larkspur Ave.
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
Lot Reorientation
Created disproportionate setbacks for subject lot
Decreased the buildable area
Decreased the maximum floor area
Decreased floor area ratio (FAR) of lot
▪The ratio between the maximum floor area of a residence and
the area of the lot
August 9, 2018 Community Development Department -Planning Division
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
35’153.6’
24’ FRONT
SETBACK
5’ REAR SETBACKLarkspur Ave.
3’ SIDE SETBACK
3’ SIDE SETBACK
144.27’
24’
FRONT
SETBACK
Lot Size: 4,386 sq. ft.
Lot Area Dedicated to Setbacks: 35%
Percentage of Lot Buildable: 65%
Lot Size: 5,284 sq. ft.
Lot Area Dedicated to Setbacks: 33%
Percentage of Lot Buildable: 67%5’ REAR SETBACK3’ SIDE SETBACK
3’ SIDE SETBACK
30’Lot 8
Lot 7
Lot Size: 5,284 sq. ft.
Buildable Area: 3,557 sq. ft.
Max Floor Area: 5,335 sq. ft.
FAR: 1.009
Lot Size: 4,386 sq. ft.
Buildable Area: 2,831 sq. ft.
Max Floor Area= 4,247 sq. ft.
FAR: 0.9683
210 Larkspur Ave.3200 Ocean Blvd.
Cumulative Maximum Floor Area: 9,582 sf
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
65’65’88.6’
20’ FRONT SETBACK4’SIDE SETBACK
24’ FRONT
SETBACK 4’ SIDE SETBACKLarkspur Avenue
3200 Ocean Boulevard
4’ SIDE SETBACK10’ REAR SETBACK4’SIDE SETBACK 10’ REAR SETBACK79.27’65’
210 Larkspur Avenue
Lot Size: 4,225 sq. ft.
Lot Area Dedicated to Setbacks: 53%
Percentage of Lot Buildable: 47%
Lot Size: 5,445 sq. ft.
Lot Area Dedicated to Setbacks: 48%
Percentage of Lot Buildable: 52%
Lot Size: 5,445 sq. ft.
Buildable Area: 2,823 sq. ft.
Max Floor Area = 4,234 sq. ft.
FAR : 0.777
Lot Size: 4,225 sq. ft.
Buildable Area: 1,995 sq. ft.
Max Floor Area = 2,993 sq. ft.
FAR: 0.708
Cumulative Maximum Floor Area: 7,226 sf
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
Original Orientation
(Cumulative of Lot 7 and 8)
Current Orientation
(Cumulative of 3200
Ocean and 210 Larkspur)
Lot Area 9,670 9,670
Buildable Area 6,388 4,818
Percentage of Lot
Buildable
66%50%
Maximum Floor
Area
9,582 7,227
Floor Area Ratio
(FAR)
0.990 0.747
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
Original Orientation
(Cumulative of Lot 7 and 8)
Current Orientation
(Cumulative of 3200
Ocean and 210 Larkspur)
Lot Area 9,670 9,670
Buildable Area 6,388 4,818
Percentage of Lot
Buildable
66%50%
Maximum Floor
Area
9,582 7,227
Floor Area Ratio
(FAR)
0.990 0.747
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
Lot reorientation decreased the subject
property’s FAR
Next Step: Compare the FAR of the subject
property to the FAR of lots in the surrounding
area
August 9, 2018 Community Development Department -Planning Division
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
1.037
1.039
1.024
1.059 (typ.)
1.059 (typ.)
0.952 1.167 (typ.)
1.018
0.708
0.777
Proposed FAR:
0.958
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
Lot orientation is unique within Re-Subdivision
13 lots out of 367 (3.5%)
August 9, 2018 Community Development Department -Planning Division
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
Reorientation deprives subject property of
privileges enjoyed by other properties
Reduces buildable area
Lower FAR than surrounding properties
Removes alley access and creates 10’ rear setback
Not a special privilege
FAR is consistent with surrounding lots
5’ rear setback is consistent with surrounding lots
Rear setback functions as a side setback
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
Not detrimental to the surrounding area
Adequate separation between structures
Two -story residence (above grade)
Preserves private view for 210 Larkspur (neighbor)
August 9, 2018 Community Development Department -Planning Division
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
204 sq. ft. Open
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
Located within Coastal Zone
New residence exceeds maximum floor area
Requires a Coastal Development Permit
August 9, 2018 Community Development Department -Planning Division
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
No impact on public views
Located on inland lot north of Ocean Blvd.
Not between public vantage points along Ocean Blvd.
and the water
August 9, 2018 Community Development Department -Planning Division
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
[Hearing Date] Community Development Department -
Planning Division
Subject Property
Coastal View Road
(Coastal Land Use Plan)
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
No impact on public views
Larkspur Ave. has view corridor to the ocean
Does not encroach into side setback facing Larkspur
Conditions to restrict planting of trees / landscaping
(add additional condition)
August 9, 2018 Community Development Department -Planning Division
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
Does not provide nor inhibit coastal access
Public access to water remains on Ocean Blvd. and
Larkspur Ave.
3-car garage provided; no impact to on-street parking
No increase in density
August 9, 2018 Community Development Department -Planning Division
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
In summary, staff believes facts exist to support
the required findings for the setback and floor
area variance requests and the coastal
development permit for the project.
Adopt resolution approving Variance No.
VA2017 -002 and Coastal Development Permit
CD2017-091
August 9, 2018 Community Development Department -Planning Division
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)
For more information contact:
David S. Lee949-644-3225dlee@newportbeachca.govwww.newportbeachca.gov
Planning Commission - August 9, 2018
Item No. 3d Additional Materials Presented At Meeting
Hinton and Maloney Residence (PA2017-208)