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HomeMy WebLinkAboutPA2021-214__CORRESPONDENCE_20210920_Incomplete LetterI:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_Incomplete Letter.docx Tmplt. 02/09/11 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 FIRST NOTICE OF INCOMPLETE FILING VIA EMAIL 9/20/21 Mercy Cordero mbcordero@yahoo.com Application No. • Coastal Development Permit No. CD2021-054 (PA2021-214) Address 62 Linda Isle 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: 1. Property Development Standards. Please be advised, the project as designed does not comply with all required property development standards identified in Newport Beach Municipal Code (NBMC) Chapter 21.30 (Property Development Standards). Reference the redline plan set, available for pick up at the Permit Center at City Hall during business hours. 2. Coastal Hazards Report and Bulkhead Conditions Report. a. Sheet A-4 of the residence plans identify a “seawall” under the deck (landside), which is separate from the proposed stem wall bulkhead. Please explain if this seawall is required and any related construction—all plans/reports should be updated with the explanation regarding the seawall. Identify any minimum required elevations for the seawall, if applicable b. Conclusion on Bulkhead Conditions Report and Coastal Hazards Report currently states that the bulkhead be “repaired/reinforced/raised” as reflected on the enclosed Drawings . . . “; however, please revise to include a definitive recommendation. Considering that the cantilever deck will be entirely reconstructed and the stem wall is new, will the bulkhead also require reconstruction? Update to reflect intended proposal for construction. 3. Electronic Copy. Please provide all submitted and revised applications materials in an electronic form (email, DropBox, CD, etc.) USBs are not accepted. Building and Public Works comments are forthcoming and will be forwarded to you once available. Upon verification of completion, the application will be processed and I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_Incomplete Letter.docx Page 2 scheduled for a Zoning Administrator Hearing. Should you have any questions regarding submittal requirements, please contact Patrick Achis at 949-644-3237 or pachis@newportbeachca.gov. By: Cc: JF Carlson Architects, Inc. Attn: James F. Carlson jfcarlson@roadrunner.com Residential Zoning Corrections Community Development Department Planning Division 100 Civic Center Drive; P.O. Box 1768 Newport Beach, CA 92658 949-644-3200 www.newportbeachca.gov Plan Check No.: PA2021-214 Address: 62 Linda Isle Date: 9/20/21 Corrections Required Contact Information “1” (First Review): 1 “2” (Second Review): “3” (Third Review): If you have questions regarding your plan check, please contact: Plan Checker: Patrick Achis Email/Phone: pachis@newportbeachca.gov - 949-644-3237 Please contact me to discuss corrections prior to resubmitting. GENERAL INFORMATION 1. Zone: R-1 Setback Map No: PC Text: 2. Proposal: New Addition Alteration Other 3. No. of Units Allowed: 1 No. of Units Proposed: 1 4. Demo Proposed Yes No If Yes, number of units to be demolished 1 COASTAL COMMISSION REVIEW 5. Coastal Zone: Yes Exclusion Zone No 6. Exempt because: 7. Categorical Exclusion No.: Effective Date: 8. Waiver No: Effective Date: 9. AIC No: Coastal Development Permit No: Effective Date: 10. Coastal Approval Letter (all pages) to be scanned into plans. 11. Comments: DISCRETIONARY ACTION 12. Application required: Reason: 13. Previous Discretionary Approvals: 1. Application Type No. For: 2. Application Type No. For: 3. Application Type No. For: 4. Application Type No. For: 5. Application Type No. For: 14. Please make an appt with: Phone: Email: 15. Scan approval letter / resolution (including conditions) into plan sets. Copy attached Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 2 of 13 16. FYI HOLD ON FINAL. The following items must be completed before the building permits are finaled: Prior to final of building permits for the new residence, the existing bulkhead or similar flood protection improvement shall be raised or replaced to provide a minimum elevation of 10.9 feet NAVD88 datum. All improvements shall occur landward of the existing bulkhead. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 17. FYI Comments: The bulkhead and proposed cantilevered deck are within the permitting jurisdiction of the California Coastal Commission. As such, construction activities related to the bulkhead and deck will require a subsequent Approval in Concept (AIC) from the City of Newport Beach and the approval of a separate Coastal Development Permit from the Coastal Commission. A condition of approval will be added to the project for the Applicant obtain the approval of the additional CDP from the Coastal Commission prior to issuance of demolition permits for the principal structure. Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 3 of 13 REQUIRED FEES 18. Fairshare Fee Contribution: 19. San Joaquin Hills Transportation Corridor Fee: 20. Other: NONCONFORMING STATUS 21. Nonconforming due to . Maximum percent addition of the existing floor area of the structure within a 10-year period, per Section 20.38 (Nonconforming Uses and Structures) of the Zoning Code. LOT OR PARCEL STATUS 22. 1 Legal Description: Lot: 62 Block: Section: Tract: 4003 23. Easement(s) on-site: Yes No Verify with Public Works 24. No person shall develop any structure including, but not limited to, a principal or accessory structure across a lot line per Section 19.04.035 (Development Across Property Lines) of the Subdivision Code. Please apply for a Parcel Map, Lot Merger, Lot Line Adjustment, or Certificate of Compliance to address underlying legal lot lines. 25. Comments: SETBACKS 26. Setback Regulations (20.30.110) *Setbacks are measured from property line to finished surface, unless otherwise specified. Front: 10' (Water) Left Side: 4' Right Side: 4' Rear: Other: Front: 25' (Linda Isle) 27. Third Floor Step-backs (20.48.180A.2.c.) (Applicable to single- and two-unit dwellings in the R-1, R-2, R-BI, and RM zoning districts ) Front: Left Side: Right Side: Rear: N/A: • Enclosed floor area and covered decks located on the third floor shall be stepped back a minimum of 15 feet from the front and rear setback lines. • For lots 30 feet in width or greater, a minimum step back of 2 feet from each side setback line shall also be required, including bay windows. 28. On residential lots wider than thirty (30) feet, if the primary entrance to a dwelling faces a side setback area the entry door shall be set back a minimum of five feet from the side property line and a three-foot-wide unobstructed walkway shall be provided up to a minimum height of eight feet between the primary entrance and the public street or alley. 29. A minimum thirty-six (36) inch wide passageway shall be maintained within at least one side setback area adjacent to the principal structure. The passageway shall be free of any encroachments or obstructions from ground level to a height of eight feet, including mechanical equipment, and other items attached to, or detached from, the principal structure. 30. Comments: FLOOR AREA/SITE AREA LIMITATIONS 31. Lot Size: square feet Lot Dimensions: See attached subdivision map with dimensions 32. Buildable Area: lot area minus required setback areas = Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 4 of 13 33. 1 Floor Area Limitation: 2 x buildable area + = 10,754 maximum square footage • Calculation includes exterior walls, stairway(s) on first level of occurrence, enclosed spaces (finished or unfinished) with a ceiling height of 6 feet or greater, daylighting basements, and enclosed parking (including subterranean) • Calculation does not include subterranean basements. • Covered patios must be open on one side on 1st floor and open on at least two sides above first floor, otherwise area shall be included as floor area. • Required openings for covered patios may include required safety railings and minimal structural supports. Railings shall be constructed of transparent material or opaque material that is at least 40% open. 34. Proposed Floor Area: square feet 35. Site (Lot) Coverage Limitation: percent of total lot area • Calculation includes the percentage of a site covered by structures, including eaves and overhangs, and accessory structures and by decks more than 30 inches in height. 36. Proposed Lot Coverage: square feet or percent of total lot area 37. 1 Provide a floor area calculations exhibit (to scale) verifying proposed square footage (show dimensions & calculations). Update floor area calculations and open volume exhibit to reflect the proposed project of a new single-family residence. Current exhibits show an addition to an exisitng residence. Please also fully dimension the revised exhibits (illustrations) to demonstrate compliance with floor area. 38. 1 Comments: T-S-1. Project Data. Add square footage information for first and second floors, and garage. Then provide total gross floor area. T-S-1. List new proposed landscape square footage. Landscape plans are required for coastal development permits, so please include upon resubmittal. If over 500 square feet of new plantings, prepare landscape plans in accordance with the Water Efficient Landscape Ordinance (See Correciton No. 81, below.) For 38 - 41, applicable to all single- and two-unit dwellings in the R-1, R-2, and R-BI zoning districts, except: lots 25 feet wide or less in R-2 39. Third Floor Area Limitation (20.48.180.A.2.a) 15% of the total buildable area for lots wider than 30 feet: Maximum: 0.15 x buildable area = Proposed: 20% of the total buildable area for lots 30 feet wide or less: Maximum: 0.20 x buildable area = Proposed: • 40. Comments: 41. Combined Third Floor Area and Covered Deck Limitation (20.48.180.A.2.b) 50% of the total buildable area: Maximum: 0.5 x buildable area = Proposed: 42. Comments: For 42-43, applicable to all single- and two-unit dwellings in the R-1, R-2, R-BI, and RM zoning districts, except: lots 25 feet wide or less in R-2 Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 5 of 13 43. Open Volume Area Required (20.48.180.A.3) 15% of the buildable area of the lot in addition to the required setback areas Required: 0.15 x buildable area: square feet Proposed: square feet • Open volume must be located within the buildable envelope (within the setback; under 24 FEET) • Open Volume must have a minimum dimension of 5 feet in depth from the setback line on which it is located • Open volume must be open on a minimum of one side and have minimum clear vertical dimension of 7.5 feet 44. Comments: PLOT PLAN/SITE PLAN/FLOOR PLANS 45. 1 Provide fully dimensioned Site Plan and Floor Plans. 46. 1 Show the location of all buildings on-site and dimension distance to property lines. 47. Dimension the distance from face of curb to front property line (verify with Public Works). 48. Indicate the second and third floor footprints (if applicable). 49. 1 Dimension all projections (e.g., fireplaces, bay windows, eaves), label distance(s) to property lines. 50. Provide separate existing and proposed floor plans fully dimensioned showing all room uses for all buildings on- site. Existing floor plans shall illustrate walls to be demolished 51. 1 Plot property lines on site plan and all floor plans with setbacks dimensioned. 52. Indicate the location of easement(s) plotted on site plan. Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 6 of 13 53. 1 Comments: 1. Reduce second floor decks abutting water to comply with the required 10' front setback. Second floor decks cannot encroach into setback areas. 2. A-1. Identify proposed bulkhead to minimum 10.9 feet NAVD88 and cantilever deck on site plan. Add a note: "Proposed bulkhead and cantilever deck under separate permit and review from the California Coastal Commission." 3. A-1. Label proposal for landscape, accessory strucutres, and hardscape within 25-foot front yard setback (abutting Linda Isle). If existing to remain label as such. 4. A-1. Add note to plans, "Fences, hedges, and walls shall not exceed a total height of 42 inches within the 10-foot front setback abutting the water or the 25-foot front setback abutting Linda Isle. Within the required 4-foot side yard setbacks, fences, hedges, and walls shall not exceed a total height of 6 feet. Measurement of fences, hedges, and walls within setback areas shall be measured from existing grade prior to construction." 5. C-2. Label construction of new bulkhead and cantilever deck on grading plan with proposed elevations. 6. Site Plan and Grading. Proposed fencing along water should comply with any required pool protection per the Building Divison--please confirm requirements with a Building Engineer. Top of fencing should not exceed 42 inches from exisitng grade prior to construction, so a landscape buffer of three feet along landside of bulkhead line may be required to comply. Confirm. 7. Site plan and Grading. Proposed deck in 10-foot setback (water) must be redeisged to not exceed 18 inches from exisitng grade. On Civil secitons, please plot the existing grade line prior to construction and dimension to height of redesigned deck height to show compliance. 8. Site plan and Grading. Grading plans are unclear about proposal on the left side within 25-foot front setback (Linda Isle)--confirm is new drainage is proposed and match with site plan accordingly. 9. Site plan and Grading. Identify wall exisitng and proposed walls on the site plan and grading plans. Wall work on site plan and grading plan are currently not consistent--please ensure these sheets fully match with proposed walls, decks, and grades. All walls (existing and proposed) should be labeled with Top of Wall elevaiton with Exisitng Grade elevation underneath to show height compliance (e.g., TOW 10.42 / EG 8.40). Existing grade elevation refers to conditions prior to construction. Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 7 of 13 OFF-STREET PARKING (20.40) Single-Unit Dwellings – Attached 2 per unit in a garage Single-Unit Dwellings – Detached and less than 4,000 sq. ft. of gross floor area* 2 per unit in a garage Single-Unit Dwellings – Detached and 4,000 sq. ft. or greater of gross floor area* 3 per unit in a garage Single-Unit Dwellings – Balboa Island 2 per unit in a garage Two-Unit Dwellings 2 per unit; 1 in a garage and 1 covered or in a garage Other: *Gross Floor Area in this case shall include the square footage of basements, but shall not include the square footage of garages. Minimum Interior Dimensions The minimum interior dimensions for parking spaces in residential zoning districts shall be as provided below (unless otherwise stated in a Planned Community). The Director may approve a reduced width for duplex units when two separate single car garages are proposed side by side and the applicant has proposed the maximum width possible. Lot Width Single Car/Tandem* Two Car Three Car 30 feet or less 9’-3” x 19’ (35’)* 17’-6” x 19’ - 30.1 - 39.99 feet 10’ x 19’ (35’)* 18’-6” x 19’ 26’-9” x 19’ 40 feet or more 10’ x 20’ 20’ x 20’ 28’-3” x 20’ * The minimum depth for a 2-car tandem space is 35 feet 54. Gross Floor Area for purposes of calculating the number of parking spaces: Gross Floor Area (don't include garage) + Basement = 55. 1 Number of Parking Spaces Required: 3 Minimum interior clear dimensions required: 28'-3" x 20' 56. 1 Label interior clear dimensions of the garage free of all obstructions such as cabinetry, appliances, steps, posts, etc. (one riser is allowed, maximum 6 inches high, encroaching no more than 18 inches into garage). Label required interior clearance of garage that must be a minimum of 28'-3" x 20', free of obstructions and equipment. 57. 1 Indicate on the plans that the garage doors are automatic roll-up doors. Garages with doors that face the street that are located within twenty (20) feet of the front property line are required to be equipped with automatic roll-up doors. 58. Development on lots with alley access shall be designed such that parking is accessed from alley to minimize or eliminate curb cuts. Exceptions permitted only in compliance with Council Policy L-2; and for properties in coastal zone, compliance with Section 21.40.070.B and C required. 59. Comments: HEIGHT LIMITATION (20.30.060) • 20.30.050 Grade Establishment • Measured from average grade if slope is 5% or less • Roofs over the Flat Roof Limit must have a minimum 3:12 pitch • Sloped roofs with a pitch less than 3:12 and parapets, railings, etc are considered flat roof for the purpose of height limits • Heights are measured to the top of all finished materials. • Height certification will be required in some cases 60. 1 Flat Roof Limit: 24 feet Sloped Roof Allowable Ridge Height: 29 feet Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 8 of 13 61. 1 Height certification inspection required? Yes No If so, add note to elevations stating Height Certification Required. 62. Provide topographic survey (stamped and signed by a licensed surveyor) to establish slope and average grade or, use subdivision grading plan, if applicable. 63. Provide a sheet showing the outline of the proposed structure over a topographic survey to verify determination of slope and grade to be used for measuring height. 64. Provide slope of the lot. The slope of a lot shall be determined using a four-sided polygon that most closely approximates the actual footprint of the proposed structure. The area of the four-sided polygon shall not be smaller than the footprint of the proposed structure and shall be located entirely within the buildable area of the lot. Identify the elevation points from survey and distance used to calculate slope. 65. 1 Establishment of Grade (Five Percent or Less Slope)- The grade of the surface from which structure height is measured shall be a plane established using the average of the elevations at each corner of the four-sided polygon. Example: A + B + C + D = X; X/4 = Established grade elevation from which to measure structure height. Identify the four points used to determine grade plane on site plan and illustrate average grade calculation. Please see markup on the topographic survey for points to interpolate to establish grade. The proposed established grade does not appear to represent the proposed building footprint; some referenced points could also not be located on the topographic survey. Please re-establish the grade and update plans and all elevaiton sheets accordingly. NOTE: Please redesign the proposal if the new established grade results in an overheight strucuture. 66. Establishment of Grade (More than Five Percent Slope)- The established grade from which structure height is measured shall be a plane established by determining the elevation of the lot at five evenly spaced points along each of the two side property lines and connecting each of the points along a side property line with the corresponding point on the opposite side property line. The five evenly spaced points along each side property line shall be located so that one point is located at the intersection of the front setback line with the side property line and another point is located at the intersection of the rear setback line with the side property line. The other three points along the side property line shall be located so that all five points are equidistant from each other. Provide a grade plane exhibit per the methodology above and clearly identify the survey points used to establish the grade plane. 67. 1 Label the established grade on all elevation sheets. Label new established grade per Correction No. 65. 68. For lots with a more than 5 percent slope, plot roof plan over established grade plan exhibit to assist with determination of grade points located directly below ridge peaks, roof areas and/or parapets. 69. Label interpolated grade points (based on established grade plane) below any critical ridge, parapet, etc. 70. 1 Dimension heights from established grade to: top of flat roof ridge peak all roof top equipment deck rails any flat elements Dimension the 24-foot height limit on all elevaiton exhibits. Please be advised the roof deck floor of the mechanical equipment must be reduce to not exceed 24 feet from existing grade as it is consider a flat roof element. 71. All new structures shall have a minimum top of slab elevation of 9.0 (88 NAVD datum) pursuant to Section 20.30.060.B.3. When the top of slab is required to be raised, the height of the principal building shall be measured from the 9.0 (88 NAVD datum) elevation. Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 9 of 13 72. 1 Provide a complete roof plan. Not submitted with proposal; please include upon resubmittal . Ensure the roof plan plots the property line, proposed roof slopes, and dimensions eaves and overhang to the property line. NOTE: Roof overhangs, brackets, cornices, and eaves may encroach up to thirty (30) inches into a required front, side, or rear setback area, including required third floor front or rear setbacks; provided, that no architectural feature shall project closer than twenty-four (24) inches from a side property line and a minimum vertical clearance of at least eight feet above grade is maintained. b. Decorative architectural features (e.g., belt courses, ornamental moldings, pilasters, and similar features) may encroach up to six inches into a required setback area. NOTE: The parapet walls proposed do not classify as roofing/eaves, but intsead a decorative aritectural feature (noted above). As such, please ensure the parapet walls do not encroach more than 6 inches into a required setback area--redesign as applicable. 73. 1 Label roof pitches on roof plan and elevations. 74. 1 Label and dimension eave overhang to property line on all exterior elevations. 75. Comments: EXCEPTIONS TO HEIGHT LIMITS (20.30.060 D) 76. Interior Fireplaces- The overall chimney height for an interior fireplace is permitted to exceed the height limit by two feet above the roof plane plus an additional two foot maximum for the cap/spark arrestor. The additional two foot section is not only limited in height but also to 2 feet by 4 feet in width and depth. In addition, the chimney must be located a minimum distance of 10 feet from the nearest roof plane. Label dimensions of the chimney plus any portion of the cap/arrestor. 77. Elevator Shafts/Enclosed Stairwells- Flat roofs above elevator shafts and enclosed stairwell housings may exceed the allowed height limit up to the maximum height for a sloped roof, provided they do not exceed thirty (30) square feet in area. Label applicable elevator shaft/enclosed stairwell dimensions and area. 78. Comments: LANDSCAPING Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 10 of 13 79. 1 LANDSCAPING – TITLE 14 Chapter 14.17 of the Municipal Code (Water-Efficient Landscaping) applies to landscape installation projects requiring a ministerial or discretionary permit and exceed the following thresholds: 1. New landscape project with greater than 500 square feet of landscape area 2. Rehabilitated landscaped project with greater than 2,500 square feet of landscape area New Landscape Project: ? total sq ft of new landscaped area Provide Landscape Documentation Package prepared in accordance with Design Standards or, if landscape area is 2,500 square feet or less, comply with the Prescriptive Compliance Option (Appendix H of Design Standards). Rehabilitated Landscape Project: total sq ft of rehabilitated landscaped area 1. Provide Landscape Documentation Package prepared in accordance with Design Standards or; 2. Rehabilitated projects with replacement plantings with equal or less water need than the existing landscaping and the irrigation system is designed, operable and programmed to comply with the City’s water conservation regulations are exempt from the ordinance and the requirement to provide a complete landscape documentation package. To qualify for this exemption, the applicant must provide a landscape and irrigation plan and letter from a licensed professional stating that the replacement landscaping and irrigation system complies with the terms of this exemption. 80. Comments: 81. LANDSCAPING – TITLE 20 (20.36.050A) Impervious surfaces in R-1 and R-2 zones. 1. Impervious surface areas, excluding driveways, shall not exceed 50 percent of the front yard area with the remaining area landscaped with plant material. The use of pervious materials for walkways, porches, and outdoor living areas is allowed. 2. Where the typical neighborhood pattern of front yards has been developed with hardscaped outdoor living areas that exceed the 50 percent maximum for impervious surfaces the Director may waive this requirement. Project complies with: No.1 Yes No No.2 Yes No 82. Comments: DESIGN CRITERIA (20.48.180 B.) For 78-83 below, applicable to all single-unit and two-unit residential building citywide 83. Walls: Long unarticulated exterior walls are discouraged on all structures. The visual massing of a building should be reduced by incorporating appropriate design elements; including variation in the wall plane, building modulation, opening, recesses, vertical element, varied textures, and design accents (e.g. moldings, pilasters, etc.). Front facades shall include windows. 84. Upper floors: Portions of upper floors should be set back in order to scale down facades that face the street, common open space, and adjacent residential structures. Upper story setbacks are recommended either as full length “stepbacks” or partial indentations for upper story balconies, decks, and/or aesthetic setbacks. 85. Architectural treatment: Architectural treatment of all elevations visible from public places, including alleys, is encouraged. Treatments may include window treatments, cornices, siding, eaves, and other architectural features. Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 11 of 13 86. Front façade: Where the neighborhood pattern is for the primary entrance to face the street, the primary entry and windows should be the dominate elements of the front façade. Primary entrances should face the street with a clear, connecting path to the public sidewalk or street. Alternatively, entry elements may be visible from the street without the door necessary facing the street. 87. Main entrance: The main dwelling entrance should be clearly articulated through the use of architectural detailing. 88. Comments: MISCELLANEOUS ITEMS 89. SB330 COMPLIANCE FOR DEMOLITIONS- The attached certification form shall be completed and signed by the property owner of a proposed “housing development project” (defined as two or more residential units or a mixed-use project with two-thirds residential floor area) that involves the demolition of any residential units. The form shall be copied into plan set prior to issuance of building permit. 90. TWO- TO FOUR-UNIT DWELLING PROJECTS The attached notice shall be signed by property owners and copied into the plan set prior to the issuance of a building permit for development of two- to four-unit dwellings. The notice serves as a record of acknowledgement that property owners understand should they choose to pursue the approval of a Parcel Map for condominium purposes during the construction, they fully understand that the Parcel Map application is a discretionary process and is not guaranteed. 91. CONDOS - (Existing Structures) Before a condominium unit may be sold, a condominium conversion building permit must be signed off by the Planning Department. The Parcel Map must be signed off by the Public Works Department, approved by the County and RECORDED at the County. Proof of recordation will be required before Planning can sign off on the building permit final. Provide a copy of the first page of the recorded document. 92. CONDOS - (New Structures) Before a condominium unit may be sold, a building permit is required for a description change from “duplex” to “condominiums.” Before building permits can be finaled, the Parcel Map must be signed off by the Public Works Department, approved by the County and RECORDED at the County. Proof of recordation will be required before Planning can sign off on the description change. Provide a copy of the first page of the recorded document. 93. 20.30.130 (Traffic Safety Visibility Area): Design includes accessory improvements and/or landscaping within traffic safety visibility triangle: Yes No • If Yes, label and illustrate traffic safety visibility triangle as follows: • Label proposed improvements and heights within triangle as follows: 94. FYI 20.30.020.A (Screening of Roof-Mounted and Ground-Mounted Mechanical Equipment)- The screening of mechanical equipment is required in all zoning districts at the time of new installation or replacement. Roof- mounted and ground-mounted mechanical equipment (e.g., air conditioning, heating, ventilation ducts and exhaust vents, swimming pool and spa pumps and filters, transformers and generators, and similar equipment, but excluding solar collectors and related equipment), shall be screened from public view and adjacent residential districts, and shall comply with the requirements: 95. ACCESSORY STRUCTURES Accessory structures, including fences, hedges, walls, and retaining walls, are typically limited to 6 feet in side and rear setbacks and 42 inches in front setbacks. Please label height from natural grade below to highest point of structure. 96. FYI ASSOCIATION APPROVAL (ADVISORY) Issuance of a Building Permit by the City does not relieve applicant of legal requirement to observe covenants, conditions and restrictions which may be recorded against the property or to obtain community association approval of plans. 97. 1 TRASH AREA Indicate the location of the screened trash area on the site plan or floor plan. 98. Comments: GENERAL NOTES Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 12 of 13 99. 1 Add the following note(s) as indicated below: “Pools, spas, walls, fences, patio covers and other freestanding structures require separate reviews and permits.” “Fences, hedges, walls, retaining walls, guardrails and handrails or any combination thereof shall not exceed 42 inches from existing grade prior to construction within the required front setback area(s).” Accessory Living Areas- “There shall be no facilities used for food preparation within Bedroom 1 or be used for residential purposes separately or independently from occupants of principal structure.” Please add this above note. If the intention is to provide an accessory dwelling unit for Bedroom 1, please contact the assigned Planner to discuss requirements. Other:- HOLD ON FINAL 100. FYI The following Hold(s) on Final will be applied to your building permit: Height Certification of critical roof height elevations. Condominium Conversions- Parcel Map recordation. New Condominiums (1-4 units) - Parcel Map recordation and issuance of Description Change permit Landscape Certification- For projects requiring landscape documentation package, applicant must provide third-party stamped and signed Certificate of Completion (Appendix E of Design Standards), Third Party Audit, and Post-Installation Irrigation Schedule and Maintenance Schedule. Accessory Dwelling Units: Deed Restriction and Affordability Questionnaire Other:- Residential Zoning Corrections (Cont’d) Updated: 04/06/2021 I:\Users\PLN\Shared\PA's\PAs - 2021\PA2021-214\PA2021-214_PLNG Plan Correcitons.docx (pw_CDD) Page 13 of 13 101. Comments: SW-1. Confirm scope of work is replacement construction of bulkhead. Plans call out "addition to exisitng bulkhead." A-4.1 Side Section 1, references an exisitng seawall under the deck that is in addition to the proposed bulkhead. Clarify if this is a second required seawall to protect the property and identify the proposal on the bulkhead plans and residence plans. The bulkhead conditions report should also clarify the proposal for the subject seawall under the deck and detail any required construction. SW-1. Remove all dimensions to +/-. Dimensions on plans are to be precise. SW-1. Verify site plan and wall elevation match. On the right side, the deck appears to extend all the way to the side property line, whereas the site plan shows a 5-foot separation. If this is due to a graphic representation, please clarify on plan set. SW-2. For each of the Sections, add proposed elevations as shown in markup. Plot the exisitng grade of the deck as well to demonstrate height of the guardrail will not exceed 42 inches from existing grade prior to construction. FYI--Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. This letter shall be scanned into the plan set prior to building permit issuance. Please be advised due to the incompleteness and inconsistencies of the plan set, further corrections are expected during the second round of review.