HomeMy WebLinkAboutPA2019-029 Returned PRR 1 PROJECT REVIEW REQUEST
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Please Distribute to: Date: March 1, 2019
Building — Kennedy
Public Works - Keely Please return PRR and Plans to Staff Planner
David S. Lee Assistant Planner
949-644-3225, dlee(cDnewportbeachca.go�
Applicant: Bison Jeannette Architecture Contact: Katelynn Rodgers
katelynn@bja-inc.com
Project Name Shaoulian Residence
Address: 110 & 106 Sonora Street
(PA2019-029) CD2019-##4`
Demolition of a duplex and construction of a new duplex (3-story plus basement). The applicant is
proposing to construct the garage to abut Seashore Drive.
REPORT REQUESTED BY: March 8, 2019
Zoning Administrator HEARING DATE: TDB
Check aff that appl : Notes:
❑ No comments on the project 1. One independent emergency escape and rescue opening shall
as presented. be provided from each basement and one from each room that
❑ Application of Standard Code
requirements are not can be used for sleeping purposes per section R310.1 CRC.
expected to alter the project Appears a total of five could be required, but not less than two
design.
❑ Recommended conditions of independent and dirpgtly to each yard, which is clear and
approval are attached. unobstructed from grade to the sky Not through a tunnel or
Application of Standard Code
requirements or the attached connecting corridor. Secant shoring must surround the entire
conditions of approval will substantially impact or alter area, appears not to be at egress well.
the design of the project. 2. Plumbing, mechanical and electrical„plans are required.
❑ I contacted the applicant on 3. Emergency escape and rescue opening from both bedrooms #3
pp not onto
❑ To schedule an a t. for must e clear an unobstructed from grade to the sky,,
Code review decks, roofs or other architectural appendages.
❑ To discuss the following
(see notes) 4. BBQs are not allowed under combustible construction and must
comply with the manufacturer's installation instructions that bear
the listing agency's logo.
5. (�p_a'rate utilities arex-Oguired and separate firesprinkler risers.
3Z7q ���
S;gn to Ext. Date
Please indicate the approximate time spent on rev ei wing this project:
Tmplt: 10/10/12
PROJECT REVIEW REQUEST
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Please Distribute to: Date: March 1, 2019
Building — Kennedy
Public Works - Keely Please return PRR and Plans to Staff Planner
David S. Lee, Assistant Planner
949-644-3225, dlee(cD-newportbeachca.gov
Applicant: Brion Jeannette Architecture Contact: Katelynn Rodgers
katelynn@bja-inc.com
Project Name Shaoulian Residence
Address: 110 & 106 Sonora Street
(PA2019-029) CD2019-###
Demolition of a duplex and construction of a new duplex (3-story plus basement). The applicant is
proposing to construct the garage to abut Seashore Drive.
REPORT REQUESTED BY: March 8, 2019
Zoning Administrator HEARING DATE: TDB
Check aU that appl (oaAAE- --U —
❑ No comments on the project
as presented.
❑ Application of Standard Code
requirements are not
expected to alter the project
design.
❑ Recommended conditions of
approval are attached.
Application of Standard Code
uirements or the attached
conditions of approval will
substantially impact or alter
the design of the project.
❑ I contacted the applicant on
❑ To schedule an appt. for
Code review � '3ArfiR
❑ To discuss the following
(see notes) Signature Ext. Date
Please indicate the approximate time spent on reviewing this project: Z"O--
Tmplt 10/10/12
City of Newport Beach
PUBLIC WORKS DEPARTMENT
March 4, 2019
TO: PLANNING DIVISION
FROM: David Keely
Senior Civil Engineer
SUBJECT: FINDINGS, CORRECTIONS, & CONDITIONS OF APPROVAL FOR
PA2019-006, CD2019-
106 & 110 Sonora Street
CORRECTIONS:
1. The proposed driveway configuration does not comply with City Council Policy L-
2. Redesign the proposed project to comply. Provide the existing parking
configuration for the existing duplex. City Council Policy will allow relocated of
an existing driveway, provided that there is no loss of on-street parking and 1
additional non-tandem covered parking space above the code required is
provided. j
2. A basement is proposed as part of this development. Please provide the
proposed dewatering plan.
3. Ensure adequate sight distance per City Standard STD-110-L is provided at the
intersection of Sonora Street and Seashore Drive.
4. If condominiums are planned, a 10-foot radius corner cut off dedication for street j
purposes will be required at the intersection of Sonora Street and Seashore
Drive.
5. Install full height curb along Sonora Street.
6. Conditions of approval will be provided upon review of the next submittal.
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DRIVEWAY APPROACHES
General
A. An encroachment permit shall be required prior to any driveway construction
within the street right-of-way. All construction shall conform with the Standard
Plans and Specifications of the City of Newport Beach, which may be amended
from time-to-time. Brick, textured concrete or flat stone surfacing may be used
subject to Public Works Department approval.Such brick,textured concrete or flat
stone surfacing may not be used on Bayside Drive.
B. The number and width of driveway openings shall be kept to a minimum allowed
by City standards so as to preserve on-street parking and to reduce the points of
traffic conflict.
C. The term "Curb Opening" shall mean the total width of the approach including
the slope distances on the curb.The term"Approach Bottom" shall mean the total
width of the approach less the slope distances on the curbs.
D. Curb openings shall not be constructed closer than five (5) feet to the beginning of
the curvature of a curb return, crosswalk, fire hydrant, traffic signal/street light,
utility pole/ anchor/ pedestal or trees, unless approved by the Public Works
Department.
E. The entire curb opening shall be within the prolongation of the property lines
except when cross easements provide for a common driveway along the mutual
property line.
F. No permit shall be issued for driveways on Clubhouse Drive, Glen Drive, Balboa
Island or on the ocean side of Ocean Boulevard without City Council approval.
No curb openings shall be permitted on Ocean Boulevard when access is available
from an existing alley, street or improved private roadway.
G. No permit shall be issued if the driveway encroaches on a crosswalk area.
H. No permit shall be issued if the driveway construction requires the relocation of
any public facility such as fire hydrants utility pole/ anchor/ pedestal,street tree,
vault, vent pipes, or street lights without prior written approved of the Public
Works Department and a deposit has been made to cover the cost of relocation.
The property owner shall pay all costs for the relocation of any public facilities.
J. No permit shall be issued unless the applicant agrees to remove any existing
driveway opening that is or will be abandoned, and reconstruct curb, gutter and
sidewalk (if applicable) to City Standards at no cost to the City.
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K. Where practical, difficulties or hardships may result from the strict application of
this policy, minor dimensional variances may be granted with prior written
approval of the Public Works Director.
L. Nothing herein shall be construed as preventing any person from appealing to the
City Council for relief from the applications of this policy.
A No building permit shall be issued on a parcel whose access requires City Council
review for an encroachment permit on public property, until said encroachment
permit has been issued.
Residential Zones and Residential Uses- Special Requirements
A. The width of the driveway approach bottom shall not exceed twenty (20) feet
except when the driveway is to serve an enclosed three (3) or four (4) car garage,
in which case the driveway approach bottom may be increased to twenty-five(25)
feet or thirty-two (32) feet, respectively.
B. One(1) additional curb opening may be permitted to a single parcel subject to the
following conditions:
1. The total width for all openings shall not exceed fifty percent (50%) of the
total frontage of the parcel; and
2. The curb openings shall be separated by at least twenty (20) feet to retain
maximum street parking.
C. For new developments,proposed new street curb openings or retention of existing
street curb openings shall not be permitted for residential property which abuts
an alley. All vehicle access shall be from the alley.
An exception may be made in the case of corner lots where the street on which the
proposed new or existing curb opening is not located on an arterial street and the
street frontage is available for the full depth of the lot, subject to the one of the
following conditions:
1. A new curb opening from the street shall be permitted where existing
utility conditions, that cannot be removed/relocated, prevent alley access
and one(1)additional covered non-tandem off-street parking space beyond
code required amount is being provided. The proposed new curb opening
shall be located to maximize the remaining on-street parking; or
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2. An existing curb opening can be maintained or relocated when one (1)
additional covered non-tandem off-street parking spaces beyond code
required amount is being provided and no loss of on-street parking is
proposed.
In no case shall there be more than one (1) street curb opening on a residential
property that abuts an alley.
D. Driveway grades must not exceed the listed applicable maximum slope
depending on application. Driveways to lowered or entrances to subterranean
parking must rise above the flood level or a minimum of six (6) inches above the
flow line of the street or alley, whichever is greater, before transitioning to a
downward slope. Slope transitions shall be a minimum of five (5) feet in length
and the change of slope cannot exceed eleven percent (11%).
Driveways providing only_parking access-Fifteen percent(15%)maximum slope.
Must have access directly from garage into residence.
Driveways providing vehicle and pedestrian access - Eight percent(8%)
maximum slope.
Driveways providing required parking spaces on the driveway itself-Five
percent(5%) maximum slope.
Minor variations from the listed maximum slopes and slope changes may be
granted by the Public Works Director when unusual site conditions are
encountered.
Commercial Uses
A. The width of the driveway approach bottom shall not exceed thirty-five (35)feet. j
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I
B. The total width of all driveways shall not exceed fifty (50%) of the frontage of the
parcel.
i
C. Commercial driveway approaches may use a curb return design with a maximum
curb radius of twenty-five (25) feet and a driveway approach bottom of greater
than thirty-five (35) feet if the following conditions are satisfied:
l. The driveway serves as an entrance to a parking area or structure for 200
or more vehicles.
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2. The number of driveways serving the parcel are at a minimum.
D. The curb return commercial driveway approach may incorporate a divided exit
and entrance if the separation structure (median island) is continued on-site in
such a manner as to provide proper traffic design.
Closure of Abandoned Driveway Approaches By City
The City may close any abandoned driveway approaches at locations where two (2) or I
more of the following criteria exist:
A. The abandoned driveway approach is adjacent to a parcel of property where
redevelopment and possible subsequent closure of the approach is not believed
imminent;
1
B. The driveway approach is at a location where there is a shortage of available on-
street parking;
C. The removal of the driveway approach is needed for safe pedestrian and/or
bicycle passage;
D. The closure of the abandoned driveway approach benefits not so much to the
property owner as the pedestrian and vehicular traffic in the area;
E. The parcel is adjacent to and can take access from a public alley.
When in the opinion of the Public Works Department,a curb cut or abandoned driveway
approach should be closed, and the adjoining property owner protests the closing, the
protester shall be notified that he shall have two (2) weeks to appeal the staff decision to
the City Council. That appeal must be in writing and may be filed through the mail. If
an appeal is not made, the City shall proceed with the closure. If an appeal is made, a
hearing shall be held by the City Council, and the decision of the Council shall be final. . j
' I
History
(1966, 01/24) -L-2-Adopted
(1968,02/26) - L-2- Amended
(1970, 03/09) -L-2- Amended
(1972,02/14) -L-2-Reaffirmed
(1972,07/24) - L-2-Amended
(1977,11/14) - L-2 - Amended
(1982,10/12) - L-2- Amended
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L-2
(1982,10/25) -L-2-Amended
(1987, 07/13) -L-2-Amended
(1989, 11/27) - L-2-Amended
(1992, 12/14) - L-2-Amended
(1994, 01/24) -L-2-Amended
(1996, 02/26) - L-2-Amended
(2001, 05/08) - L-2-Amended
(2006,10/10) -L-2-Amended
(2018,08/14) -L-2-Amended
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