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COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200 Fax: 949-644-3229
www.newportbeachca.gov
NOTICE OF INCOMPLETE FILING
VIA EMAIL
March 19, 2021
Jeff Logan
2618 San Miguel Drive
Newport Beach, CA 92660
jeff@rockdevcorp.com
Application No. PA2020-323
Address 2286 Channel Road
Please be advised that after reviewing the subject application, your submittal has been
deemed incomplete and further information is required before we are able to proceed
with the application process.
The following documentation is required to complete the application. Updated
corrections/clarifications are provided in bold.
1. Include Zoning information on Title Sheet. Zoning District (R-1), setback
requirements (water side front 10’, street side front 0’, sides 3’), parking requirements
(three car garage see NBMC 20.40.090 (Parking Standards for Residential Uses)).
Note any nonconformities. Nonconforming structures subject to NBMC 21.38.040
and 20.38.040 (Nonconforming structures).
2. Include project floor area data on Title Sheet. Gross floor area (broken down by
existing vs proposed, by floor, and by type), buildable area, floor area limit, open
volume area (required and provided). Clearly show compliance with floor area limit
and open volume area requirement. – See redlines regarding arithmetic.
(additions, products, etc). Open space requirement is 15% of buildable area,
not 15% of floor area limit. Include a gross floor area total (livable plus garage).
3. Site plan. Site plan should include all setbacks (measured to face of finish), and all
accessory structure information. Note the existing grade and proposed height of all
accessory structures. Maximum height 6’ as measured from existing grade in side
setback areas. Maximum height 42” as measured from existing grade in front setback
area. Include top of wall and existing grade elevations on site plan to
demonstrate compliance with this requirement
4. Maximum length of counter in front setback area is 6’, dimension on site plan to
demonstrate compliance.
«HearingDATE»
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5. Clearly identify property line on site plan. Does the patio and/or bulkhead extend
beyond the property line? Any work beyond the property line, including any work to
the bulkhead from the water side, will require a coastal development permit from the
California Coastal Commission (the CCC retains permit jurisdiction for this area)
6. Everywhere setbacks are dimensioned, not that they are labeled to face of finish
7. Dimension clear interior of garage to demonstrate minimum 28’3”x20’ clear. This
area must be clear of all obstructions including water heaters, work benches,
cabinetry, etc.
8. Area tabulations. Note that gross floor area is measured to the exterior wall
9. Show property lines and dimension setbacks on all floor plans
10. Show property lines and dimension setbacks and any encroachments
(encroachments only permitted pursuant to NBMC 21.30.110 (Setback regulations
and exceptions)) on elevations
11. Provide stamped and signed topographic survey. Establish grade for the purposes
of measuring height pursuant to NBMC 21.30.050 (Grade Establishment). Label the
established grade on all dimensions and label height from this point to flat elements
of the roof (railings, etc. 24’ maximum height) and sloped roof elements (minimum
3:12 pitch, 29’ maximum height). – Grade has not been established. Please see
NBMC 21.35.030 (Grade establishment) to establish grade. This is where height
is measured from and is necessary to demonstrate compliance with height
limitations. Please also note that survey shows elevations from a raised deck
(on water side), and points used to establish grade should be from below the
raised deck.
12. Open volume Area. Open volume area must be provided in the amount of 15% of
the buildable area. Demonstrate compliance in a floor area calculation exhibit, and
show compliance on Title Sheet. See NBMC 20.48.180 (Residential Development
Standards and Design Criteria) for minimum dimensions. See NBMC 20.48.180.
Minimum open volume area is 15% of buildable area, not 15% of floor area limit.
Further, open volume area must be located outside of setback areas and below
the height limit. Open space on the third floor does not count toward required
open volume area due to the height limitation. Minimum dimensions are
5’x5’x7.5’
13. Floor area calculation. Provide floor area calculation that dimensions and totals
proposed gross floor area as a single exhibit (currently plans are provided for existing
and separately for proposed, with proposed not including all existing areas). – Floor
area calculation has not bee provided. A floor area calculation is an exhibit
similar to a tissue overlay. Please contact me for an example.
«HearingDATE»
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Upon verification of completion, the application will be processed and scheduled for a
Zoning Administrator Hearing. Should you have any questions regarding submittal
requirements, please contact Chelsea Crager, Associate Planner, at 949-644-3227 or
ccrager@newportbeachca.gov.
By:
c:
Vito and Tiffany Antoci
2618 San Miguel Drive
Newport Beach, CA 92660
VARMDev@me.com