HomeMy WebLinkAboutPA2022-0290_20230407_Notice of Incomplete Filing Response (2)Brandon Architects
To:From:
City of Newport Beach Brandon Architects
Community Development Dept.151 Kalmus Drive
100 Civic Center Drive Building G, Suite 1
Newport Beach, CA 92658 Costa Mesa, CA 92626
T: 949.644.3200 T: 714.754.4040
Coast Development Permit – Plan Check No. PA2022-0290
Re: Response to Joselyn Perez
To :
Thank you for taking the time to review our plans. Below you will find point-by-point responses to
your list of corrections. Copies of responses from other trades are attached to this memorandum for
your convenience.
CDP COMMENTS
1a.Inconsistencies between architectural and grading sheets i.e., site wall callouts, BBQ
counter.
Response: Architectural and grading sheets have been updated to be consistent
with each other.
1b. Unclear what elevation current top of bulkhead is, what it will be raised to, and if glass
guardrail above will comply with 42” height limit (measure from existing grade).
Response: Please see A-0.0 for the note added clarifying the current and future top
of bulkhead. The proposed glass guardrail will not exceed 42” height above existing
grade.
1c. Revise floor area calculations and open volume to comply with City standards (attached)
versus.
Response: The floor area calculations have been added to show City standard
calculations. Please see A-0.4.
1d. Adjust measurement of building height to that of the proposed grade determination
(PA2022-0240).
Response: The max height of the building has been adjusted per the grade
determination. Please see elevations on sheet A-4.0.
1e. Provide a building section that demonstrates that 1) built-in table on rooftop deck does
not exceed 24 feet from PA2022-0240/Existing Grade and 2) the mansard comes to a
point rather than a flat surface.
Response: A section has been provided to demonstrate the built-in table and
mansard. Please see A-5.0.
BRANDON ARCHITECTS |151 Kalmus Dr., Suite G-1,Costa Mesa, CA, 92626 | 714. 754. 4040 1
Brandon Architects
1f. Show easements on site plan.
Response: Both Utility and Miscellaneous easements have been added.
2. Please coordinate with staff to pickup the required “Notice of Application Filing” which
must be placed at the project site.
Response: A picture has been provided illustrating the “Notice of Application Filing”
at the project site.
3. Is waterproofing/flashing required in the principal structure? Up to what height? Is it
recommended that sandbags be deployed across openings in the event of flooding?
Response: Please see AD-1.0 for flashing detail.Please Sheet SW-2 of the Seawall
drawings for the sandbag details.
4. What is the height of the existing bulkhead? What will it be raised to as part of this
project?
Response: The existing height is 9.61’, NAVD88. The proposed height of the bulkhead
is 11.00’, NAVD88.
5. Please be advised that your project was routed to the Building Division, the Engineering
Geologist, and the Public Works Department for a Project Review Request (PRR). Their
comments are still pending and will be provided to you as soon as they are available.
Response: Acknowledged.
6. 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.
Response: Acknowledged.
RESIDENTIAL ZONING CORRECTIONS
3. Add your scope to tile page i.e. SFR.
Response: The scope of work can be found on 11/T-1.0.
16. Waiver of future protection Acknowledgement of Coastal Hazards.
Response: Acknowledged. The waiver will be placed on the set for building permits.
25. Add 4’ Easement to F.Y.S.B. 50’ MISC. beyond bulkhead.
Response: Please see sheet A-0.0, additional 4’ Utility Easement and 50’ have been
added.
43. Add open volume calculations to meet City requirements.
Response: New area plans have been added, see A-0.4 for Open Volume
calculations.
49. Dimension the width of the fireplace.
Response: Dimension of the fireplace has been added to A-0.0.
67. Label the established grade on all elevation sheets.
Response: Grade Plane has been added to elevations, see A-4.0.
75. Provide a section of roof deck and mansard.
Response: Please see sheets A-5.0 and A-5.1 for requested sections.
BRANDON ARCHITECTS |151 Kalmus Dr., Suite G-1,Costa Mesa, CA, 92626 | 714. 754. 4040 2
Brandon Architects
80. Add landscape plan to title sheet.
Response: See the updated sheet index for the Landscape plan.
89. The SB330 certification form shall be completed and signed by the property owner of a
proposed “housing development project” (defined as two or more residential unites 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.
Response: Per comment, we do not meet the definition of the requested form. The
existing property is a single-family residence and our proposed project is a
single-family residence.
95. Missing barbecue on site plan.
Response: The barbecue has been added to sheet A-0.0.
97. Indicated the location of the screened trash area on the site plan or floor plan.
Response: Trash area has been added inside the garage, see A-0.0.
98a. Add the top of bulkhead to arch. site plan.
Response: The top of bulkhead has been added to sheet A-0.0.
98b. Add E.G. for new wall within F.Y.S.B.
Response: No new wall is proposed in F.Y.S.B.
101a. Update grading plan to match architectural site plan.
Response: Acknowledged, grading plan and site plan have been updated.
101b. Is there a detail for waterproofing/flashing.
Response: Please see AD-1.0 for flashing detail.
101c. Coastal hazard report says “concrete slab/deck on top of stem wall above coping will
be built higher than minimum req. 10.90’, NAVD88, is there a drawing showing
that/seawall drawings.
Response: Yes, a separate seawall submittal has been submitted to the city, see
PC2023-0546.
Please feel free to contact me if you have any questions regarding these responses or would like
further clarification.
Thank you,
Brandon Architects, Inc.
BRANDON ARCHITECTS |151 Kalmus Dr., Suite G-1,Costa Mesa, CA, 92626 | 714. 754. 4040 3