HomeMy WebLinkAboutPA2023-0017_20230410_Response Document Brandon Architects
To:
Jenny Tran
Planning Division
City of Newport Beach
Newport Beach, CA 92663
T: 949.644.3212
From:
Nicole Thompson
Brandon Architects
151 Kalmus Dr.
Building G, Suite 1
Costa Mesa, CA 92626
T: 714.754.4040
Date: April 6, 2023
Project: Miller Residence_22 Bay Island
Re: Response to PA2023-0017 Plan Check Corrections dated 3/6/2023
To : Whom it may concern
Thank you for taking the time to review our plans. Below you will find point-by-point responses to
your list of corrections.
1. Height: Application requests approval of height to 28’ flat/33’ sloped, as allowed by
UP3618 with approval from the Planning Commission
a. Demonstrate in your application that the increase in height is compatible and consistent
with the height and scale of adjacent and surrounding dwellings, as required by UP3618. This
may be a narrative and/or exhibit
Response: The provided topographic survey for this property as well as the attached
topographic survey for lot 1 and 20 indicate that our proposed ridge height is
compatible with the surrounding dwellings. The existing structure at 21 Bay Island has
a ridge height of 38.95’, 1 Bay Island is under construction and will have a max ridge
height of 38.13’, 20 Bay Island is currently under construction and will have a max ridge
height of 41.75’. The project’s proposed height of 42.69’ is compatible and consistent
with the ridge heights and scale of the adjacent properties at 1, 20 & 21 Bay Island.
2. Elevation:
The slope calculated on Sheet A-0.0 is 7.5%. When the slope is greater than 5%, the grade is
not calculated as an average established grade. Instead, the elevations are calculated by
interpolating the grade point at each critical ridge height.
a. Provide the distance between each of the five points on each side of the property to
ensure they are evenly spaced.
b. Plot the roof plan over established grade plane exhibit to assist with determination of
grade points located directly below ridge peaks, roof areas, and/or parapets.
BRANDON ARCHITECTS | 151 Kalmus Dr., Suite G-1, Costa Mesa, CA, 92626 | 714. 754. 4040 1
Brandon Architects
c. Label the interpolated grade points based on the grade plans below any critical
ridge, parapet, etc.
d. See attachments for the formula to calculate interpolated points.
b. Waterproofing will be required up to 14.4 NAVD88. Note this on plans.
Response: See revised Grade Plane Exhibit on sheet A-0.0 for grade plan interpolation
points of critical ridges and flat roof area. Also see additional note on site plan
regarding waterproofing extending up to 14.4’ NAVD88. The waterproofing requirement
is also called out on A-5.0 by keynote 1.
Please feel free to contact me if you have any questions regarding these responses or would like
further clarification.
Thank you,
Nicole Thompson, AIA, NCARB
Brandon Architects, Inc.
BRANDON ARCHITECTS | 151 Kalmus Dr., Suite G-1, Costa Mesa, CA, 92626 | 714. 754. 4040 2
BAY ISLAND
PORTION OF LOT 5,
SECTION 34
NEWPORT BEACH,
CALIFORNIA
PARCEL 22
PARCEL 1
PARCEL 2
N61°43'17"W 70.27'
N2
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N61°43'17"W 70.27'
N2
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BENCHMARK INFORMATION
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TITLE REPORT/EASEMENT NOTES
1 BAY ISLAND
NEWPORT BEACH, CA 92661
NO TITLE REPORT PROVIDED
LEGAL DESCRIPTION
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS
DESCRIBED AS FOLLOWS:
PARCEL 1, BAY ISLAND, PORTION OF LOT 5, SECTION 34
NEWPORT BEACH, CALIFORNIA.
LC
EXISTING ELEVATION
LEGEND
( )
FS FINISHED SURFACE
CONCRETE SURFACE
T.B.M.TEMPORARY BENCHMARK
SET ON A LEAD & TAG STAMPED LS 3109
ELEVATION = 10.85 FEET
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PAUL D. CRAFT, P.L.S. 8516 DATE
NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE
STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A
LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE
PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING
DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION
REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE
CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,
EITHER EXPRESSED OR IMPLIED.
LICENSE RENEWAL DATE 12/31/22
S
TATEOF CALI F O R NIA
PAUL
D O M INICK
C
R
A
FT
Exp. 12/31/22
No. 8516PROFESSIONALLAND
S
U
R
V
EYOR
FF FINISHED FLOOR
CENTERLINE
GRAPHIC SCALE
SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY
CORNERS OR OFFSETS BEFORE STARTING GRADING.
PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.
SURVEYOR'S NOTES
BLOCK WALL
BRICK SURFACE
NG NATURAL GROUND
BENCHMARK NO: 1E-116-99
DESCRIBED BY OCS 2002 - FOUND 3 3/4" OCS
ALUMINUM BENCHMARK DISK STAMPED "1E-116-99",
SET IN THE NORTHWEST CORNER OF A 5.0 FT.
BY 5.0 FT. CONCRETE CATCH BASIN. MONUMENT IS
LOCATED ALONG THE WESTERLY SIDE OF PALM
STREET, 110 FT. NORTHERLY OF THE CENTERLINE
OF BAY AVENUE AND 21 FT. WEST OF THE
CENTERLINE OF PALM STREET. MONUMENT IS SET
LEVEL WITH THE SIDEWALK.
ELEVATION: 7.587 FEET (NAVD88), YEAR LEVELED 2015
VICINITY MAP
TW TOP OF WALL
BASIS OF BEARINGS
THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE
OF ISLAND AVENUE HAVING A BEARING OF N16°32'02"E PER RSB 183/456-46.
SEARCHED, FOUND NOTHING, SET NOTHING
FOUND EXISTING LEAD & TAG STAMPED LS 3109
PC PALM TREE CLUSTER
1/6/2021
N2
9
°
1
2
'
5
1
"
E
4
0
.
5
0
'
N61°40'50"W 89.13'
N61°40'50"W 89.77'
N2
8
°
1
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'
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0
"
E
4
0
.
5
0
'
BAY ISLAND
PORTION OF LOT 5,
SECTION 34
NEWPORT BEACH,
CALIFORNIA
PARCEL 19
PARCEL 21
PARCEL 20
BASIS OF BEARINGS
THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE
CENTERLINE OF ISLAND AVENUE HAVING A BEARING OF
N16°32'02"E PER R.S.B. 183/45-46.
BENCHMARK INFORMATION
20
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TITLE REPORT/EASEMENT NOTES
20 BAY ISLAND
NEWPORT BEACH, CA 92661
NO TITLE REPORT PROVIDED
LEGAL DESCRIPTION
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS
DESCRIBED AS FOLLOWS:
PARCEL 20, BAY ISLAND, PORTION OF LOT 5, SECTION 34
NEWPORT BEACH, CALIFORNIA
EXISTING ELEVATION
LEGEND
( )
AC ASPHALT PAVEMENT
FOUND MONUMENT
SEARCHED, FOUND NOTHING; SET
NOTHING
FS
FL
FINISHED SURFACE
FLOWLINE
FFG FINISHED FLOOR GARAGE
CONCRETE SURFACE
T.B.M.TEMPORARY BENCHMARK
SET ON A IRRIGATION CONTROL VALVE
ELEVATION = 6.92 FEET
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PAUL D. CRAFT, P.L.S. 8516 DATE
NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE
STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A
LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE
PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING
DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION
REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE
CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,
EITHER EXPRESSED OR IMPLIED.
LICENSE RENEWAL DATE 12/31/22
S
TATEOF CALI F O R NIA
PAUL
D O M INICK
C
R
A
FT
Exp. 12/31/22
No. 8516PROFESSIONALLAND
S
U
R
V
EYOR
FF FINISHED FLOOR
WATER METERWM
BS BOTTOM OF STEP
GAS METERGM
TS TOP OF STEP
GRAPHIC SCALE
SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY
CORNERS OR OFFSETS BEFORE STARTING GRADING.
PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.
SURVEYOR'S NOTES
BLOCK WALL
BRICK SURFACE
NG NATURAL GROUND
BENCHMARK NO: 1E-116-99
DESCRIBED BY OCS 2002 - FOUND 3 3/4" OCS
ALUMINUM BENCHMARK DISK STAMPED "1E-116-99",
SET IN THE NORTHWEST CORNER OF A 5.0 FT.
BY 5.0 FT. CONCRETE CATCH BASIN. MONUMENT IS
LOCATED ALONG THE WESTERLY SIDE OF PALM
STREET, 110 FT. NORTHERLY OF THE CENTERLINE
OF BAY AVENUE AND 21 FT. WEST OF THE
CENTERLINE OF PALM STREET. MONUMENT IS SET
LEVEL WITH THE SIDEWALK.
ELEVATION: 7.587 FEET (NAVD88), YEAR LEVELED 2015
ACU AIR CONDITION UNIT
AD AREA DRAIN
GRASS SURFACE
VICINITY MAP
DO DRAIN OUTLET
EPB ELECTRICAL PULLBOX
ICV IRRIGATION CONTROL VALVE
PA PLANTER AREA
TW TOP OF WALL
WOOD FENCE (WDF)
WATER
TSW TOP OF SEAWALL
3/22/2022