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HomeMy WebLinkAboutPA2022-0315_20230426_Incomplete Ltr 04-26-2023I:\Users\PLN\Shared\PA's\PAs - 2022\PA2022-0315\Correspondence\2023-04-26\PA2022-0315 Incomplete Ltr 2023-04-26.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 NOTICE OF INCOMPLETE FILING April 26, 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 description/justification of findings, and pay the application fee (invoice has been made in the CiViC portal). Part of invoice is unpaid. I:\Users\PLN\Shared\PA's\PAs - 2022\PA2022-0315\Correspondence\2023-04-26\PA2022-0315 Incomplete Ltr 2023-04-26.docx Page 2 • 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. 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. See red marks on removal of additional walls and fences. • 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. I see grant deeds uploaded onto Energov, but is there a full Title Report? 3. Project Plans. Refer to attached correction sheet with Planning Division comments for the plan set. 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. Indicate where each view simulation is taken from on a plan (ie. Site Plan). Update simulations to remove railings and walls as indicated on red-marked Site Plan. 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. Thank you for providing exhibit. As discussed in our meeting, please provide additional simplified I:\Users\PLN\Shared\PA's\PAs - 2022\PA2022-0315\Correspondence\2023-04-26\PA2022-0315 Incomplete Ltr 2023-04-26.docx Page 3 bulk exhibit. Also, please update all renderings to show latest proposal without chimneys. 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. Conditions of approval from Public Works are attached. Please note conditions regarding drainage on Way Lane. 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. Geotechnical Report has been preliminarily reviewed and will be reviewed during plan check. 8. Findings. Provide justification for required findings for Coastal Development Permit, Modification Permit, and Modification-related findings from Relief from IP Development Standards Section (21.52.090). I have located the uploaded findings for the substantial conformance. If other findings have been previously provided, please let me know. 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, dlee@newportbeachca.gov. By: ______________________ David Lee, Senior Planner Attachments: Planning Division Plan Check Corrections Planning Division Red-Marked Plans Water-Efficient Landscape Checklist for Submittal Public Works Department Conditions c: Sara Pijuan KAA Design Group Spijuan@kaadesigngroup.com Timothy Reynolds KAA Design Group treynolds@kaadesigngroup.com