HomeMy WebLinkAboutPA2022-0155_20221207_Notice of Incomplete Filing Responses
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newportbeachca.gov
NOTICE OF INCOMPLETE COASTAL DEVELOPMENT
PERMIT APPLICATION FILING VIA EMAIL
December 7, 2022
Nate Nicodemus
Christian Rice Architects, Inc.
316 Grand Canal ``
Application No. • Jankiewicz Residence Coastal Development Permit
(PA2022-0155)
Address 316 Grand Canal
It was nice speaking with you today. As mentioned on the phone, you can submit for
building plan check now with complete sets of plans including structural.
The following documentation is required to complete the application:
1. Property Development Standards. Final Corrections on plans:
a. On required open sides of second floor decks, need railings to be completely open
so the glass needs to be the entire height of railing except for bottom 6” curb. Label
these areas on exterior elevations “To remain open with open glass railings”
b. Third floor covered deck – Covered area on third floor needs to be open on two sides.
The one side that is supposed to be open has the counter and BBQ, this needs to
move to the other side where the stairwell is. LABEL THE AREA WITH THE
RMOVED COUNTER AS GLASS RAILING. BBQ AND CONTER AX ALLOWED IS
24 FEET OR 33’ ELEVATION. LOWER IF NEEDED AND LABEL.
c. Please add curb or water proofing around structure to meet a minimum height of 10.9
feet NAVD 88 pursuant to recommendations in Coastal Hazards Report. Please label
this on the grading plan and site plan to match.
d. Labeling – label all accessory structures on roof top not to exceed 24 feet and include
maximum elevations. LABEL ELEVATIONS SO 9’ PLUS THE HEIGHT ON ALL
RIDGES AND FLAT ELEMENTS
e. Labeling – add actual elevations, roofs and flat elements railings, etc. LABEL
ELEVATIONS SO 9’ PLUS THE HEIGHT ON ALL RIDGES AND FLAT ELEMENTS.
f. FAC Sheet - Provide legend on FAC sheet to correspond with areas and to match
floor plan, label JADU, and add Open Space dimensions and labeling. VERIFY
OPEN SPACE. DOES NOT MATCH OPEN SPACE LABELED ON SITE PLAN. FIX
BOTH TO MATCH.
g. Please provide a construction erosion control plan (example attached)
November 18, 2022
(PA2022-0155)
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Tmplt. 10/23/2018
h. Please address correction number 95. Regarding accessory structures including
fences hedges and walls. LABEL ON SITE PLAN AND GRADING PLAN
CONSISTENTLY. LABEL ELEVATIONS OF FENCES/WALLS WITH EXISTING
GRADES DIRECTLY BELOW TO DEMONSTRATE HEIGHT COMPLIANCE.
Maximum 42 inches tall allowed from existing grade within front yard setback and
maximum 6 feet tall from existing grade within side yard setback. It appears front wall
is too tall. Please fix and label on site plan and grading plan consistently.
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). The project design does not meet
the minimum Zoning Code regulations for the RBI Zone. The corrections required to
comply are provided in detail in the attached residential correction sheet. Due to the
redesign, there is potential that the resubmittal will require additional corrections.
2. Project Description and Justification.
FYI - Pursuant to state law, the existing two units need to be replaced with no
reduction of units. Although, the City has accepted ADUs and JADUs as replacement
units, the Coastal Commission has provided an inconsistent acceptance of these
types of units as replacement units. What we have seen is a risk of appeal by the
Coastal Commission especially for JADUs. We have seen a more consistent
acceptance of ADUs. We are warning applicants and owners of property within the
Coastal Commission appeal area such as this project, that even though the City will
support the JADU as proposed as a replacement unit, there is an increased chance
the Coastal Commission will appeal the project and potential to get “stuck” in their
appeal process. We recommend that you change the JADU to an ADU. We can
discuss this further if you have any questions.
3. Plant Selection and Grouping.
The project is located within 50 feet of a beach area. Please provide a detailed
planting plan in accordance with Newport Beach Municipal Code (NBMC) Section
21.30.075(3) (Landscaping – Plant Selection and Grouping) and Section 21.30.085
(Water Efficient Landscaping). Refer to the California Invasive Plant Council and
California Native Plant Society websites for a list of prohibited and drought tolerant
plant types for environmentally sensitive areas.
4. Notice of Public Hearing.
Please submit radius map and mailing labels in compliance with Newport Beach
Municipal Code (NBMC) Section 21.62.020(B)(2). Please find the instructions at the
following link : Public Hearing Requirements
5. Coastal Hazards Report.
November 18, 2022
(PA2022-0155)
Page 3
Tmplt. 10/23/2018
As the property is located on the shoreline, the proposed development may be
affected by current or expected future erosion, flooding/inundation, wave runup, or
wave impacts, including those resulting from sea level rise. Please provide a Coastal
Hazards Report prepared in accordance with Newport Beach Municipal Code
(NBMC) Section 21.30.015(E)(2). ( I can provide an example of one if you would like.)
FYI - Please be aware, a Waiver of Future Protection will likely be required as a
condition of approval for this project in accordance with Section 21.30.015(E)(5). This
is a recorded agreement waiving any potential right to future protection devices to
address threats from natural hazards for the economic life of the development.
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 Melinda Whelan at 949-644-3221
mwhelan@newportbeachca.gov