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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
February 13, 2023
Gregg Ramirez
11 Golden Eagle Court
Aliso Viejo, CA
gbrplanning@outlook.com
Application No.
Coastal Development Permit
Staff Approval
Modification Permit
(PA2022-0315)
Address 2741 Ocean Boulevard
Thank you for submitting a coastal development permit, staff approval, and retaining wall
modification permit for a substantial improvement and addition at 2741 Ocean Boulevard.
The project currently includes the following requests and parameters:
• Alteration. In accordance with Section 21.38.040(A) (Nonconforming Structures,
Maintenance and Repairs), the replacement of fifty (50) percent or more of a
structure is not repair and maintenance but instead constitutes a replacement
structure. The current plans reflect replacement of 31% demolition in accordance
with the agreed upon historical floor plans for the property.
• Addition. In accordance with Section 21.52.035(c)(1)(d)(i) (Projects Exempt from
Coastal Development Permit Requirements), a coastal development permit is
required for an increase of ten (10) percent or more of the floor area of an existing
structure where an improvement to the structure has previously been undertaken.
• Addition. In accordance with Section 20.38.040(G) (Nonconforming Structures,
Additions), additions shall be limited to (50) percent of the gross floor area of the
existing structure within any ten (10) year period. The current plans reflect an
addition of 43% to the existing floor area.
• Addition. In accordance with Section 21.38.040 (G)(2) (Nonconforming Structures,
Additions), the expansion shall be limited to a maximum of fifty (50) percent of the
gross floor area of the existing structure.
• Staff Approval. In accordance with Section 20.54.070 (Changes to an Approved
Project), minor changes to a previously approved project (i.e. Variance No.
VA1137) may be approved if certain findings can be made. Please make the
additional request for this application, provide supporting
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description/justification of findings, and pay the application fee (invoice has
been made in the CiViC portal).
• Modification Permit. In accordance with Section 20.52.050 (Modification Permits)
of the Zoning Code, an increase in the allowed height of retaining walls is
requested to provide for pedestrian entry access in the 10-ft front setback from
Ocean Boulevard to the front entrance of the home.
In accordance with Section 21.38.040 (G) (Nonconforming Structures, Additions), the
addition shall only be permitted if the nonconforming structure:
a. “Does not block or impede public access to and along the sea or shoreline and to
coastal parks, trails, or coastal bluffs;
b. Does not block or impair public views to and along the sea or shoreline or to coastal
bluffs and other scenic coastal areas;
c. Conforms to coastal resource protection development regulations of Section
21.28.040 (Bluff (B) Overlay District), Section 21.28.050 (Canyon (C) Overlay
District), Section 21.30.030 (Natural Landform and Shoreline Protection), Chapter
21.30A (Public Access and Recreation), or Chapter 21.30B (Habitat Protection);
d. Is not located within an area identified as hazardous due to erosional factors or
coastal hazards;”
There are several aspects of the proposed addition that may conflict with the parameters
identified above, including but not limited to:
• The proposed retaining wall/planter design adjacent to Way Lane (triangular
portion of the property) currently consists of unmodified bluff adjacent to the City’s
Lookout Point. We highly recommend removing the proposed improvements in this
area to maintain the natural bluff development.
• The proposed chimney, which exceeds the maximum curb height limitation along
Ocean Boulevard.
• Consider minimizing the design of the entry stairs, guardrail, and retaining walls at
the front entry to the minimum necessary for Building Code compliance to gain
access to the home.
• Consider reducing the amount of cut proposed into the bluff for the pool equipment
area and hallway to gain access through the garage to the proposed elevator shaft.
Adjustment of the above referenced items may help to offset this request.
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. Managing Member Agreement. Please provide a managing member agreement or
other document that demonstrates who is the managing member to sign on behalf of
Blues 1905, LLC.
2. Title Report. Please provide a copy of the title report prepared within six months to
verify ownership.
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3. Project Plans. Refer to attached correction sheet with Planning Division comments
for the plan set.
a. Incorporate the site walls in grading plan or remove this work from the scope
in the architectural set for consistency. The suggested approach would be to
remove these features along Way Lane to preserve the integrity of the existing
bluff and natural landscape in this area.
4. Visual Simulations. Provide a visual simulation from Ocean Boulevard out toward the
harbor and down Ocean Boulevard toward lookout point to demonstrate the
proposed view changes with the project.
5. Renderings. Provide a rendering of visual representation that overlays the envelope
of the existing development with that of the proposed remodel/addition to show how
the building envelope is changing along the Way Lane frontage.
6. Department Comments. Please refer to the attached comments from Building,
Fire/Life Safety, and Public Works. Please address the comments with your next
submittal.
7. Geotechnical Report. As this property is located within a coastal hazards area subject
to landslides, please provide a copy of the preliminary geotechnical report for this
project.
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 the project planner assigned here forth, David Lee, Senior
Planner at 949-644-3225.
By:
Attachments:
Planning Division Plan Check Corrections
Water-Efficient Landscape Checklist for Submittal
Building Division Comments
Fire/Life-Safety Comments
Public Works Department Comments
Grade Plane Exhibit
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c:
Sara Pijuan
KAA Design Group
Spijuan@kaadesigngroup.com
Timothy Reynolds
KAA Design Group
treynolds@kaadesigngroup.com
David Lee, Associate Planner
dlee@newportbeachca.gov
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.: PC2022-
3232
Address: 2741 Ocean Blvd
Date: 02/13/2023
Corrections Required Contact Information
“1” (First Review): 02/13/23
“2” (Second Review):
“3” (Third Review):
If you have questions regarding your plan check, please contact:
Plan Checker: Makana Nova
Email/Phone: mnova@newportbeachca.gov - 949-644-3249
Please contact me to discuss corrections prior to resubmitting.
GENERAL INFORMATION
1. Zone: R-1 Setback Map No: S-10B PC Text:
2. Proposal: New Addition Alteration Other 50% ADD/ALT
3. No. of Units Allowed: 1 No. of Units Proposed: 1
4. Demo Proposed Yes No If Yes, number of units to be demolished
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: PA2022-0315 Effective Date:
10. 1 Coastal Approval Letter (all pages) to be scanned into plans.
11. 1 Comments: >10% ADDITION, DOES NOT QUALIFY FOR CEO DUE TO SUBSTANTIAL CONFORMANCE
WITH EXISTING VARIANCE AND SIZE OF ADD, PENDING EFFECTIVE DATE OF CDP
DISCRETIONARY ACTION
12. 1 Application required: Reason:
13. 1
Previous Discretionary Approvals:
1. Application Type VARIANCE No. For: SITE WALLS AND IMPROVEMENTS IN THE 10-FT
FRONT SETBACK OVER 42 INCHES IN HEIGHT.
2. Application Type COASTAL DEVELOPMENT PERMIT No. For: ADD/ALT THAT DO NOT
QUALIFY FOR CEO
3. Application Type No. For:
4. Application Type No. For:
5. Application Type No. For:
14. Please make an appt with: Phone: Email:
15. 1 Scan approval letter / resolution (including conditions) into plan sets. Copy attached
16. HOLD ON FINAL. The following items must be completed before the building permits are finaled:
Residential Zoning Corrections (Cont’d)
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17. 1
Comments: Consider modifying the project design to 1) remove the wall/planter areas
adjacent to Way Lane, 2) remove the new chimney that projects above the top of
curb elevation, and 3) reduce the entry wall/stair to the minimim size and height
necessary to comply with the Building Code.
Residential Zoning Corrections (Cont’d)
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REQUIRED FEES
18. Fairshare Fee Contribution: 19. San Joaquin Hills Transportation Corridor Fee:
20. Other:
LOT OR PARCEL STATUS
21. Legal Description: Lot: PCL B Block: 033 Section: Tract: CDM, RECORD OF SURVEY
2015-1098
22. Easement(s) on-site: Yes No Verify with Public Works
23.
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.
24. 1 Comments: DIMENSION ALL PROPERTY LINES ON THE SITE PLAN, SHEET A201. REFER TO INKED
REMARKS ON THE PLAN CHECK SET.
SETBACKS
25.
Setback Regulations (20.30.110)
*Setbacks are measured from property line to finished surface, unless otherwise specified.
Front: 10' Left Side: 4' Right Side: 4' Rear: 10' Other:
26.
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: N/A NO THIRD FLOOR FROM MAIN
ACCESS OFF OF OCEAN BLVD.
• 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.
27.
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.
28. 1
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.
29. Comments:
FLOOR AREA/SITE AREA LIMITATIONS
30. Lot Size: 10,912 square feet Lot Dimensions: See attached subdivision map with
dimensions
31. 1
Buildable Area: lot area minus required setback areas = 10,219 SF PER PRIOR VARIANCE PLANS.
PROVIDE A BUILDABLE AREA CALCULATION ON THE COVER SHEET OF THE PLANS. PROVIDE A
SUPPORTING EXHIBIT IF NECESSARY TO DEMONSTRATE THE LOT AREA LESS THE SETBACKS FOR
THIS UNUSUALLY SHAPED LOT.
Residential Zoning Corrections (Cont’d)
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32.
Floor Area Limitation: 1.5 x buildable area + (200 Square Feet for R-BI only) = 15,328 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.
33. 1
Proposed Floor Area: 8,292.45 square feet PROVIDE THE PREVIOUSLY AGREED UPON SQUARE FOOTAGE
EXHIBITS IN THE PLAN SET. THE EXISTING FLOOR AREA IS 5,564 SF PER THE ORIGINAL
VARIANCE APPROVAL AND PC1664-1991 REMODEL PLANS. PLEASE CLARIFY ANY DISCREPANCIES
SHOWN WITH THE EXISTING FLOOR AREA CALCULATION PROVIDED ON SHEET A025.
CORRECT THE BUILDABLE AREA REFERENCED THROUGHOUT THE SET TO MATCH THE PREVIOUS
VARIANCE PLANS (10,219SF). REFERENCE THE FLOOR AREA LIMIT AS WELL (BA X 1.5).
Please clarify the net addition of floor area versus the existing square footage
on the plan set cover sheet.
34.
Site (Lot) Coverage Limitation: n/a 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.
35. Proposed Lot Coverage: square feet or percent of total lot area
36. 1 Provide a floor area calculations exhibit (to scale) verifying proposed square footage (show dimensions &
calculations).
37. Comments:
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
38.
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:
•
39. Comments:
40.
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:
41. 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)
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42. 1
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: 867.15 square feet
Proposed: 2,873 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
43. 1
Comments: Correct the required open volume on A028 to reflect 15% of the buildable
area (not 15% of the gross floor area limit).
Dimension minimum 5-ft dimension for qualifying open volume spaces on Sheet A028.
PLOT PLAN/SITE PLAN/FLOOR PLANS
44. 1 Provide fully dimensioned Site Plan and Floor Plans. Provide a smaller scale site plan so that
the entire property is visible.
45. Show the location of all buildings on-site and dimension distance to property lines.
46. 1 Dimension the distance from face of curb to front property line (verify with Public Works).
47. 1 Indicate the second and third floor footprints (if applicable).
48. Dimension all projections (e.g., fireplaces, bay windows, eaves), label distance(s) to property lines.
49. 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
50. 1 Plot property lines on site plan and all floor plans with setbacks dimensioned. Dimension all setbacks
from property line to face of finish of the existing/proposed structure. Setbacks
provided appear to be to the eaves?
51. Indicate the location of easement(s) plotted on site plan.
52. 1
Comments: OPEN VOLUME AREAS MUST DEMONSTRATE THEY ARE FULLY OPEN ON AT LEAST ONE
SIDE TO NOT COUNT AS GROSS FLOOR AREA (PRE-SUBMITTALS MADE PRIOR TO 2021 CODE
UPDATE TO DEFINITION OF GFA).
CLARIFY THE LINE OF EXISTING DECKS AND FLOOR AREA ON THE PROPOSED FLOOR PLANS TO
CLEARLY IDENTIFY NEW WORK IN RELATION TO EXISTING.
Residential Zoning Corrections (Cont’d)
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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
53. Gross Floor Area for purposes of calculating the number of parking spaces:
Gross Floor Area (don't include garage) + Basement = 8,292 SF
54. Number of Parking Spaces Required: 3 Minimum interior clear dimensions required: 10' x 20' each
55. 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).
56.
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.
57.
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.
58. 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
59. Flat Roof Limit: 24 feet Sloped Roof Allowable Ridge Height: 29 feet
60. Height certification inspection required? Yes No If so, add note to elevations stating Height Certification
Required.
Residential Zoning Corrections (Cont’d)
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61. Provide topographic survey (stamped and signed by a licensed surveyor) to establish slope and average grade or,
use subdivision grading plan, if applicable.
62. 1 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.
63. 1
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.
64.
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.
65. 1
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. THE GRADE PLANE EXHIBIT PROVIDED ON SHEET A026 DOES NOT MATCH
THE PREVIOUSLY AGREED TO POINTS FOR THE DETERMINATION OF HEIGHT COMPLIANCE FOR THIS
PROPERTY. PLEASE INCLUDE THAT GRADE EXHIBIT IN THIS PLAN SET.
66. 1 Label the established grade on all elevation sheets.
67. 1 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.
68. 1 Label interpolated grade points (based on established grade plane) below any critical ridge, parapet, etc.
69. 1 Dimension heights from established grade to: top of flat roof ridge peak all roof top equipment
deck rails any flat elements CHIMNEYS
70. 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.
71. 1 Provide a complete roof plan. CLARIFY EXISTING AND NEW ROOFLINES ON THE ROOF PLAN.
72. 1 Label roof pitches on roof plan and elevations.
73. Label and dimension eave overhang to property line on all exterior elevations.
Residential Zoning Corrections (Cont’d)
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74. 1
Comments: OVERLAY THE ROOF PLAN OVER THE GRADE PLANE. PROVIDE CRITICAL ROOFLINE/DECK
ELEVATIONS AND CORRESPONDING EXISTING GRADE ELEVATIONS TO CONFIRM COMPLIANCE WITH
THE HEIGHTLIMIT. 2:12 PITCH IS PROPOSED, DEMONSTRATE IT IS UNDER THE 24-FT FLAT
ROOF HEIGHT LIMIT.
CLARIFY THE SCOPE OF WORK FOR THE ROOF AREA. IN WHAT AREAS WILL EXISTING FRAMING
BE REPLACED? I PRESUME THE ROOFING MATERIAL WILL ALSO BE REPLACED? THE NOTE,
"EXISTING ROOF TO REMAIN" ON THE ROOF PLAN APPEARS TO BE A MISNOMER.
IDENTIFY THE CURB HEIGHT ELEVATIONS FROM THE TOPOGRAPHIC SURVEY ON THE ROOF PLAN
AND SITE PLAN.
SHOW THE LINE OF ESTABLISHED GRADE ON THE EXTERIOR ELEVATIONS ON EACH SIDE WITH
THE 5 POINTS FROM THE AGREED UPON GRADE EXHIBIT IN THE SET.
REMOVE THE PROPOSED FABRIC AWNINGS FROM THE EXTERIOR ELEVATIONS THAT PROJECT
BEYOND THE ENVELOPE OF THE EXISTING DEVELOPMENT.
EXCEPTIONS TO HEIGHT LIMITS (20.30.060 D)
75. 1
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. CHIMNEYS ARE LIMITED TO THE CURB HEIGHT AT OCEAN
BLVD. PER SECTION 20.30.060 (HEIGHT LIMITS AND EXCEPTIONS(B)(4) (HEIGHT LIMIT AND
EXCEPTIONS, HEIGHT OF STRUCTURES AND MEASUREMENT, STRUCTURES ON OCEAN BLVD.)
76. 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.
77. Comments:
LANDSCAPING
Residential Zoning Corrections (Cont’d)
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78. 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.
79. 1
Comments: INDICATE THE TOTAL SQUARE FOOTAGE OF NEW/REHABILITATED LANDSCAPING UNDER
THE PROPOSED PROJECT TO DETERMINE COMPLIANCE UNDER THE WATER-EFFICIENT LANDSCAPE
REQUIREMENTS OF CHAPTER 14.17 OF THE NBMC. REFER TO THE ATTACHED CHECKLIST OF
SUBMITTAL REQUIREMENTS.
80.
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
81. 1
Comments: PROVIDE AN OVERALL PLANTING PLAN FOR THE ENTIRE SITE ON ONE SHEET (NOT BY
LEVEL).
REMOVE THE 36" BOX MARINA STRAWBERRY TREES PROPOSED WITHIN THE 10' FRONT SETBACK
AREA. THE ANTICPATED GROWTH HEIGHT OF THIS VEGETATION MAY POSE A CONFLICT WITH
PUBLIC VIEWS FROM OCEAN BOULEVARD AT THIS LOCATION. (SEE SHEET L504 FOR EXAMPLE)
DESIGN CRITERIA (20.48.180 B.)
For 78-83 below, applicable to all single-unit and two-unit residential building citywide
82.
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.
Residential Zoning Corrections (Cont’d)
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83.
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.
84. 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.
85.
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.
86. Main entrance: The main dwelling entrance should be clearly articulated through the use of architectural detailing.
87. Comments:
MISCELLANEOUS ITEMS
88.
TWO- TO FOUR-UNIT DWELLING PROJECTS A 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.
89.
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.
90.
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.
91.
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:
92.
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:
93. 1
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. CONSISTENTLY SHOW TOP OF WALL AND EXISTING
GRADE ELEVATIONS FOR ALL PROPOSED SITE WALLS ON THE ARCHITECTURAL SITE PLAN,
LANDSCAPE PLANS, AND CIVIL GRADING PLANS. SOME PROPOSED SITE WALLS APPEAR TO BE
MISSING ENTIRELY FROM THE CIVIL PLANS. BE SURE TO INCLUDE FINISHED SURFACE AND
EXISTING GRADE ELEVATOINS FOR THE PROPOSED COURTYARD AREAS AS WELL. INCLUDE TOP OF
CURB ELEVATION POINTS TO IDENTIFY COMPLIANCE WITH THE HEIGHT LIMIT ALONG OCEAN
BOULEVARD AS WELL.
94. 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.
95. TRASH AREA Indicate the location of the screened trash area on the site plan or floor plan.
Residential Zoning Corrections (Cont’d)
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96. Comments:
GENERAL NOTES
97. 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).”DIMENSION
GUARDRAILS HEIGHTS AS WELL AS RETAINING WALL HEIGHTS IN 10-FT FRONT SETBACK.
Accessory Living Areas- “There shall be no facilities used for food preparation within or be used for
residential purposes separately or independently from occupants of principal structure.”
Other:-
HOLD ON FINAL
98. 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:-
99. Comments: PROVIDE CUT/FILL CY CALCULATIONS FROM THE GRADING PLAN ON THE CUT/FILL
EXHIBIT AS WELL FOR CLARITY AND EASE OF REFERENCE.
F:\Users\PLN\Shared\Official Documents\Design Guidelines Rev: 08-26-2016
Chapter 14.17 Water-Efficient Landscape Ordinance
Checklist of Applicability/Submittal Requirements
Chapter 14.17 (Water-Efficient Landscape Ordinance) promotes the design, installation, and
maintenance of landscaping in a manner that conserves regional water resources by ensuring
that landscaping projects are not unduly water-needy and that irrigation systems are appropriately
implemented to minimize water waste. The City’s ordinance is consistent with the requirements
mandated by State Law. Refer to the Landscape Design Standards
(https://newportbeachca.gov/home/showdocument?id=7710) for comprehensive information
about the submittal requirements and copies of the appendices referenced. Please see the
thresholds below and reference the applicable exhibit (attached) for plan submittal requirements.
Applicability
a. Exempt [See Exhibit A]
• 500 square feet for a “new landscaping project”; OR
• Rehabilitated Landscape Project - projects that consist of replacement
plantings with lower water needs and the irrigation system is designed,
operable, and programmed to comply with City water conservation
regulations. Letter or documentation from a Licensed Professional
required.
• Hazard Reduction and Fuel Modification zones where Fire Prevention
Guidelines, G.01 and G.02 shall prevail
b. Prescriptive Compliance [See Exhibit B]
• Qualifying projects include <2500 square feet of new planting areas (new
landscape projects and rehabilitated landscaping projects.
c. Landscape Documentation Package [See Exhibit C]
• >2,500 square feet of new or rehabilitated landscaping project
Glossary
“New landscape project” New landscape installation project: a landscape installed
in conjunction with new development, whether or not the new development
includes construction of new building(s). (e.g. parks, playgrounds, and greenbelts).
“Rehabilitated landscape project” Landscape rehabilitation project: any re-
landscaping project that meets the criteria of Section 14.17.020 (Applicability),
where the modified landscape area is greater than 2,500 square feet.
“Landscape area” all the planting areas, turf areas, and water features (including
pools, ponds, fountains, etc.) in a Landscape Design Plan which are subject to,
and must be included in, the Maximum Applied Water Allowance and Estimated
Applied Water Use calculations. The landscape area does not include footprints of
buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or
stone walks, other pervious or non-pervious hardscapes, and other non-irrigated
areas designated for nondevelopment (e.g., open spaces and existing native
vegetation).
Checklist Submittal Requirement Exhibits
A: Exempt
B: Prescriptive Compliance
C: Landscape Documentation Package
F:\Users\PLN\Shared\Official Documents\Design Guidelines Rev: 08-26-2016
Exhibit A – Exempt Projects
Checklist/Submittal Requirements
Site Address: ________________________
Project Landscape Area (square feet): _____________________ (<500 square feet)
Does your project include less than 500 square feet of new or rehabilitated
landscape area? ___ Yes ___ No
If you answered yes above, please indicate the landscape square footage on the project
plans and the project is exempt from any further requirements. If you answered no above,
please continue onto the applicability questions, below.
Applicability:
1) Does your project consist of replacement plantings with equal or lower water
needs; and the irrigation system is designed, operable and programmed to
comply with the City’s water conservation regulations? ___ Yes ___ No
2) Is your project site a registered local, state, or federal historic site?
___ Yes ___ No
3) Is your project an ecological restoration project that does not require a
permanent irrigation system? ___ Yes ___ No
4) Is your project a plan collection as a part of botanical gardens and arboretums
open to the public? ___ Yes ___ No
5) Is your landscape project in a Hazard Reduction or Fuel Modification Zone?
___ Yes ___ No
If you answered yes to any of the above, proceed to Exempt Project Submittal
Requirements, below.
Replacement Plantings, Submittal Requirements:
Submittal Items (All submittal items must be inserted into the plan set): Sheet #
1. Project information: date, project name, project address and/or lot
number(s), contact information for the project applicant and property
owner
____
2. Total landscape area (square feet) ____
3. If answered yes to number 1 under the applicability section, please
provide a letter or documentation from a licensed professional to
demonstrate the project’s lower water needs.
____
F:\Users\PLN\Shared\Official Documents\Design Guidelines Rev: 08-26-2016
Exhibit B –
Prescriptive Compliance Option
Checklist/Submittal Requirements
Applicability:
New or rehabilitated projects landscape projects (including new single-family,
multifamily, public, institutional or commercial projects) with an aggregate landscape
area equal to or greater than five hundred (500) square feet but less than 2,500 square
feet.
Graywater or rainwater on-site capture with less than 2,500 sq. ft. of landscape area
Preparation by a Licensed Professional is not required for the Prescriptive Compliance
Option. Refer to the Landscape Design Standards (Appendix H) for comprehensive
information about submittal requirements and copies of the appendices referenced below.
Prescriptive Compliance Submittal Requirements: Sheet #
(All submittal items must be inserted into the plan set):
1. Project information:
Date, project name, project address and/or lot number(s), total
landscape area (square feet), project type, water supply type,
contact information for the project applicant and property owner
____
2. Written notes/confirmation that:
Turf area does not exceed 25% of landscape planting area
(prohibited on slope areas and parkways less than 10 feet wide)
75% of landscape area must be plated with climate adapted plants
with an average WUCOLS plant factor of 0.3.
Compost at a rate of four cubic yards per 1,000 square feet to a
depth of six inches
3-inch mulch layer applied to all planting areas (excluding turf
areas)
Automatic irrigation controllers will use evapotranspiration or soil
moisture sensor data and will have manual shut-off valves
_____
3. Written statement:
“I agree to comply with the requirements of the prescriptive
compliance option to the MWELO.”
____
Certification of Completion Package (Prior to final):
Landscape Installation Certificate of Completion (Appendix E)
Irrigation audit report (Appendix G) or enrollment in a regional or local water
suppliers water conservation program
Post installation irrigation schedule and landscape/irrigation maintenance schedule
F:\Users\PLN\Shared\Official Documents\Design Guidelines Rev: 08-26-2016
Exhibit C – Landscape Documentation Package
Checklist/Submittal Requirements
Applicability: A Landscape Documentation Package is required for landscape projects
with 2,500 square feet or greater of new or rehabilitated landscape. Refer to the
Landscape Design Standards for comprehensive information about the submittal
requirements and copies of the appendices referenced below.
Landscape Documentation Package Submittal Requirements:
Submittal Items (All submittal items must be inserted into the plan set): Sheet No.
1. Project information: date, project name, project address and/or lot
number(s), total landscape area (square feet), project type, water
supply type, contact information for the project applicant and
property owner
____
2. Certification of Landscape Design (Appendix B) ____
3. Water Efficient Landscape Worksheet
(Appendix C and Appendix D)
____
4. Soil Management Report – An analysis by a certified agronomic
soils lab, which may include soil texture, infiltration rate, pH, soluble
salts, sodium, % of organic matter, and recommendations
____
5. Landscape Design Plan ____
6. Irrigation Design Plan ____
7. Hydrozone Plan ____
8. Grading Design Plan ____
9. Landscape Documentation Package Checklist (this page) ____
10. The statement: “Hold on final for submittal of Certification of
Completion Package.”
____
Certification of Completion Package (Prior to final):
Landscape Installation Certificate of Completion (Appendix E)
Irrigation audit report (Appendix G) or enrollment in a regional or local water
suppliers water conservation program
Post installation irrigation schedule and landscape/irrigation maintenance schedule
F:\Users\PLN\Shared\Official Documents\Design Guidelines Rev: 08-26-2016
Water-Efficient Landscape Ordinance (WELO)
Compliance Process
Plan Check
Document Compliance
(or exemption)
Permit Issuance
Construction
Pre- Final
Certification of
Completion Due
(HOLD ON FINAL)
Final Permits
Occupancy
Tmplt: 06/07/19
P ROJECT R EVIEW R EQUES T
C O M M U N I T Y D E V E L O P M E N T D E P AR T M E N T
Planning Division
Please Distribute to:
BLDG – E. Skarin
PW- D. Keely
Fire – J. Gillepsie
Date: January 24, 2023
Please return PRR and Plans to Staff Planner
Makana Nova, Senior Planner
949-644-3249, mnova@newportbeachca.gov
Applicant:
Sara Pijuan, KAA Design Group
310-821-1400,
spijuan@kaadesigngroup.com
Contact: Gregg Ramirez, 949-338-1795
gbrplanning@outlook.com
Project Name Dawson Residence CDP
Address: 2741 Ocean Boulevard
(PA2022-0315) Coastal Development Permit
Request for approval of a coastal development permit to allow additions and alterations to
an existing non-conforming 5-level single-family residence with a two-car garage and single
car garage. Two additional garage spaces slightly smaller than the code minimum yet large
enough to reasonable accommodate most vehicles are also provided as part of the existing
home. The addition is 2,511 net square feet to the existing 5,781 square foot home. The
resulting home will be 8,292 square feet on the existing 10,360 square foot residential lot.
The project includes grading, hardscape, drainage, a swimming pool, landscaping, and
other accessory structures. The preliminary grading plan shows 1,020 cubic yards of cut
and export of cut to accommodate the remodel to the existing home.
REPORT REQUESTED BY: Monday, February 6, 2023
Zoning Administrator Hearing Date: TBD
Check all that apply:
❑ No comments on the project
as presented.
Notes:
1. Property is located in a landslide hazard area. Provide soils
report which complies with minimum requirements in
Building Code Policy CBC 1803.5.
2. Provide designs for prestressed soil anchors and permanent
shoring that comply with requirements in CBC 1811 and
CBC 1812. Maximum permissible lateral displacements are
limited to 1”.
3. Show on precise grading plan locations and descriptions of
existing public and private utilities beneath Ocean Boulevard
which may be affected by (1) lateral movement during and
after construction of prestressed soil anchors and
permanent shoring, and (2) excavation and/or caisson
drilling equipment staged on or adjacent to the street.
X Application of Standard Code
requirements are not expected to
alter the project design.
❑ Recommended conditions of
approval are attached.
❑ Application of Standard Code
requirements or the attached
conditions of approval will
substantially impact or alter
the design of the project.
❑ I contacted the applicant on
❑ To schedule an appt. for
Code review
❑ To discuss the following
(see notes)
Tmplt: 06/07/19
4. Provide on plans the determination of the required
construction type for the building based on proposed
building (1) height, (2) number of stories and (3) fire
sprinkler system (CBC 504).
5. The Water Quality Management Plan shall be submitted to
the Building Division engineering geologist for review.
6. Emergency escape and rescue openings will be required
from non-habitable basement areas with more than 200sf of
floor area.
7. Building shall comply with fire and life safety provisions
according to the 2022 California Residential Code.
8. Emergency escape and rescue openings opening on to
decks or roofs will require that a Request for Alternate
Method of Construction be submitted for review during
Building Division plan check. These requests typically
require that the deck or roof assemblies be constructed as
minimum 1-hour fire rated assemblies.
9. Side yard terraces serving emergency escape and rescue
openings shall include ladders to facilitate egress to public
way required per code.
10. 30-days notice shall be provided to adjacent neighbors prior
to start of excavation for slope work or required shoring
where the depth of the excavation is greater than the
distance from the property line to the edge of the
excavation.
Eric Skarin 3270 02/06/23
Signature Ext. Date
Tmplt: 06/07/19
P ROJECT R EVIEW R EQUES T
C O M M U N I T Y D E V E L O P M E N T D E P AR T M E N T
Planning Division
Please Distribute to:
BLDG – T. Thai
PW- D. Keely
Fire – J. Gillepsie
Date: January 24, 2023
Please return PRR and Plans to Staff Planner
Makana Nova, Senior Planner
949-644-3249, mnova@newportbeachca.gov
Applicant:
Sara Pijuan, KAA Design Group
310-821-1400,
spijuan@kaadesigngroup.com
Contact: Gregg Ramirez, 949-338-1795
gbrplanning@outlook.com
Project Name Dawson Residence CDP
Address: 2741 Ocean Boulevard
(PA2022-0315) Coastal Development Permit
Request for approval of a coastal development permit to allow additions and alterations to
an existing non-conforming 5-level single-family residence with a two-car garage and single
car garage. Two additional garage spaces slightly smaller than the code minimum yet large
enough to reasonable accommodate most vehicles are also provided as part of the existing
home. The addition is 2,511 net square feet to the existing 5,781 square foot home. The
resulting home will be 8,292 square feet on the existing 10,360 square foot residential lot.
The project includes grading, hardscape, drainage, a swimming pool, landscaping, and
other accessory structures. The preliminary grading plan shows 1,020 cubic yards of cut
and export of cut to accommodate the remodel to the existing home.
REPORT REQUESTED BY: Monday, February 6, 2023
Zoning Administrator Hearing Date: TBD
Check all that apply:
❑ No comments on the project
as presented.
Notes:
1) Residential fire sprinkler system (NPFA 13D) may be required by
Newport Beach Building Department
2) Emergency Escape and Rescue windows shall be provided
where required by the California Fire Code, California Building
Code and California Residential Code.
X Application of Standard Code
requirements are not expected to
alter the project design.
❑ Recommended conditions of
approval are attached.
❑ Application of Standard Code
requirements or the attached
conditions of approval will
substantially impact or alter
the design of the project.
❑ I contacted the applicant on
❑ To schedule an appt. for
Code review
Tmplt: 06/07/19
❑ To discuss the following
(see notes)
Signature Ext. Date
Tmplt: 06/07/19
P ROJECT R EVIEW R EQUEST
C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T
Planning Division
Please Distribute to:
BLDG – T. Thai
PW- D. Keely
Fire – J. Gillepsie
Date: January 24, 2023
Please return PRR and Plans to Staff Planner
Makana Nova, Senior Planner
949-644-3249, mnova@newportbeachca.gov
Applicant:
Sara Pijuan, KAA Design Group
310-821-1400,
spijuan@kaadesigngroup.com
Contact: Gregg Ramirez, 949-338-1795
gbrplanning@outlook.com
Project Name Dawson Residence CDP
Address: 2741 Ocean Boulevard
(PA2022-0315) Coastal Development Permit
Request for approval of a coastal development permit to allow additions and alterations to
an existing non-conforming 5-level single-family residence with a two-car garage and single
car garage. Two additional garage spaces slightly smaller than the code minimum yet large
enough to reasonable accommodate most vehicles are also provided as part of the existing
home. The addition is 2,511 net square feet to the existing 5,781 square foot home. The
resulting home will be 8,292 square feet on the existing 10,360 square foot residential lot.
The project includes grading, hardscape, drainage, a swimming pool, landscaping, and
other accessory structures. The preliminary grading plan shows 1,020 cubic yards of cut
and export of cut to accommodate the remodel to the existing home.
REPORT REQUESTED BY: Monday, February 6, 2023
Zoning Administrator Hearing Date: TBD
Check all that apply:
No comments on the project
as presented.
Notes: Corrections:
1-The existing wall located partially within the Way Lane public right
of way shall be relocated entirely on private property. The proposed
project is proposing to construct a new pool directly behind the
existing wall.
2-The existing and proposed new doors adjacent to the Way Lane
right of way shall be modified so that the door swing does not
projcet into the right of way.
3-The proposed encroachment along the Ocean Boulevard frontage
shall be pulled back and located entirely on private property.
3-Add growth characteristics to the landscaping plans. Planting
shall comply with the existing Restrictive Covenant and Agreement.
David Keely 3349 2/8/23
Signature Ext. Date
Application of Standard Code
requirements are not
expected to alter the project
design.
Recommended conditions of
approval are attached.
Application of Standard Code
requirements or the attached
conditions of approval will
substantially impact or alter
the design of the project.
I contacted the applicant on
To schedule an appt. for
Code review
To discuss the following
(see notes)
DAWSON RESIDENCE
a KAA Design company
08/15/19 PLANNING EXHIBITEVENS ARCHITECTS
01 - GRADE PLANE - PLAN WITH SURVEY
SCALE: 1/8" = 1'-0"
4/
1
5/
2
01
6
N 0 4'8'16'
02
02
01
07
04
10
62'
52'
44'
19'
12'
66'
55'
41'
28'
21'