HomeMy WebLinkAboutPA2023-0064_20230411_PRR_PWTmplt: 10/10/12
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:
Public Works – D. Keely
Building Division –
WQMP & Grading – S. Gutierrez
Fire/Life Safety – J. Gillespie
Date: March 23, 2023
Please return PRR and Plans to Staff Planner
Joselyn Perez, Associate Planner
949-644-3312, jperez@newportbeachca.gov
Applicant:
Daniel Martinez Architect Contact: Daniel Martinez
949.494.7272
daniel@dmadesigns.com
Project Name Bollenbacker Residence
Address: 2607 Ocean Boulevard
(PA2023-0064) Variance, Coastal Development Permit
Remodel and addition to an existing single-family dwelling unit resulting in a 3,302 square foot, 4-story,
single family dwelling unit with 808 square feet of attached garage parking.
REPORT REQUESTED BY: April 6, 2023
Planning Commission HEARING DATE: TBD
Check all that apply:
No comments on the project
as presented.
Notes:
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)
Please indicate the approximate time spent on reviewing this project:
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REVISIONS
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SCALE
JOBVICINITY MAP
OCEAN BLVD
RESIDENCE
2607 OCEAN BLVD
CORONA DEL MAR,
CALIFORNIA
OCEAN BOUL
E
V
A
R
D
FERNLEAF RAMP
WAY LAN
E
N49°24'40"W
5
5
.
1
5
'
N29°22'52
"
W
4
9
.
6
6
'
N5
0
°
1
1
'
1
9
"
E
5
3
.
3
7
'
N4
0
°
3
5
'
1
2
"
E
3
5
.
6
1
'
N49°24'46"W
1
1
0
.
7
1
'
D
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ROOF
DECK
54.85
F.S
EXISTING
NATURAL
GRADE TO
REMAIN
EXISTING BLDG ENV
PROPOSED BLDG ENV
EXISTING BLDG ENV
PROPOSED BLDG ENV
VIEWING DECK
(E)
56.0 F.S.
SKY
SK
Y
PATIO
(N)
54.5 F.S.
62.0 TOW
59.2 N.G.
58.2 TOW
55.2 N.G.
SPA
57.6 TOW
54.6 N.G.
CONC
54.25
F.S.
54.0 TC
53.5 F.G.
53.5 TC
53.0 F.G.PLNT
52.25 F.G.
PLANTER
PLANTER
PLANTER
FLAT
ROOF
58.34
FLAT
ROOF
63.75
3:12
SLOPE 3:
1
2
SL
O
P
E
FLAT
ROOF
56.0
FL
A
T
R
O
O
F
62.8 TOR
TRELLIS
3:
1
2
SL
O
P
E
TRASH
(E)
EXISTING CMU
WALL TO REMAIN
NEW CONC DRIVE
TO SINGLE CAR
GARAGE
39.62 TOW
39.1 F.G.
31.2 TOW
25.2 F.G. (E)
NEW CONC DRIVE
TO (E) 2 CAR
GARAGE
PROPOSED
ADDITION BLW
(SHADED)
MIDDLE LVL
DECK O'HG (N)
EXISTING BLDG
FOOTPRINT
PROJECTED CONTOUR
(PRE 1947 BLDG
PERMIT)
74.22 FL
74.85 TC
NAVD 88
75.48 FL
76.14 TC
NAVD 88
73.15 FL
73.81 TC
NAVD 88
67.15 FL
67.80 TC
NAVD 88
59.8 E.G.
35.12 TOW
27.13 F.S.
EXISTING DECK & CATWALK
TO BE REMOVED, (DASHED)
EXISTING DECK & CATWALK
TO BE REMOVED, (DASHED)
EXISTING (3) STORY
RESIDENCE
(HATCHED)
A1.0
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JOB
UPPER LEVEL FLOOR PLAN
OWNER
PROJECT ADDRESS
MIKE BOLLENBACKER
OCEAN BLVD LLC
8141 2ND STREET
DOWNEY, CALIFORNIA 90241
818.631.0389
2607 OCEAN BLVD
CORONA DEL MAR, CA 92625
LEGAL DESCRIPTION
A PORTION OF BLOCK 0-32 OF CORONA DEL MAR TRACT, MM 3/41-42 AS SHOWN ON RECORD OF
SURVEY 2009-1150, RSB 238 / 24, COUNTY OF ORANGE, CALIFORNIA
AP# 052-041-05
PROJECT DESCRIPTION - SCOPE OF WORK
1.RENOVATE EXISTING 3 STORY RESIDENCE
1.1.COMPLETE REMODEL OF ALL LEVELS
1.2.MODIFY EXISTING GARAGE TO PROVIDE COMPLIANT CLEAR PARKING FOR (2) CARS AT ALLEY
LEVEL.
1.3.RELOCATE HOUSE ENTRY FROM UPPER LEVEL 3RD FLOOR TO LOWER 1ST FLOOR ALLEY BELOW.
1.4.ADD ADDITIONAL (1) CAR GARAGE AT ALLEY LEVEL.
1.5.REMOVE EXISTING ENTRY LEVEL DECK AT UPPER FLOOR.
2.ADD BEDROOM SUITE AT UPPER LEVEL 3RD FLOOR.
3.CONSTRUCT ROOF DECK AND LANDSCAPE / HARDSCAPE IMPROVEMENTS AT REAR YARD NATURAL
GRADE.
LOCATION EXISTING PROPOSED TOTAL
1ST LEVEL (ALLEY) 282 SQFT 23 SQFT 305 SQFT
2ND LEVEL (MIDDLE) 880 SQFT 337 SQFT 1217 SQFT
3RD LEVEL (UPPER) 1098 SQFT 682 SQFT 1780 SQFT
TOTALS (HABITABLE) 2260 SQFT 1042 SQFT 3302 SQFT
GARAGE: 384 SQFT 424 SQFT 808 SQFT
DECK (MIDDLE)- 102 SQFT 102 SQFT
DECK (UPPER) 553 SQFT -553 SQFT 0 SQFT
DECK (ROOF)- 553 SQFT 553 SQFT
TOTAL DECKS: -553 SQFT 553 SQFT 665 SQFT
TOTAL HABITABLE:3302 SQFT
TOTAL GARAGE: 808 SQFT
FAR TOTAL 4110 SQFT
BUILDABLE AREA WITHIN ZONING SETBACKS: 1910 SQFT
FLOOR AREA RATIO:1910 X 1.5 = 2865 SQFT MAXIMUM
BUILDABLE AREA RELATIVE TO PROPOSED SETBACKS: 3029 SQFT
-FRONT = 8'-0"
-REAR = 0'-0" (EXISTING LEGAL NON-CONFORMING)
-SIDE (PROJECT EAST) = 3'-1" (EXISTING LEGAL NON-CONFORMING)
SIDE (PROJECT WEST) = 7'-7" (AVG LOT WITH 106.25' X 10% = 10'-8") 10'-8" TL S.B. - 3'-1" (EAST
S.B.) = 7'-7"
PROPOSED FLOOR AREA RATIO:3029 X 1.5 = 4543.5 SQFT MAXIMUM
F.A.R.
SITE AREA: 4257 SQFT
FLOOR AREA RATIO: 4110 / 4257 = .96
LOT COVERAGE
BUILDING FOOTPRINT AT EAVE & DECK PROJECTIONS: 1965 SQFT
COVERAGE: FOOTPRINT1965 SQFT / SITE 4257 SQFT = 46%
PROJECT SQUARE FOOTAGE
PROJECT CONSULTANTS
ZONE:R-1
OCCUPANCY:R-3 / U
TYPE OF CONSTRUCTION:V-B, SPRINKLERED
APPLICABLE CODES:2021 CRC, 2021 CBC, CMC, CEC, CGBC, CITY OF NEWPORT BEACH ZONING
ORDINANCE (NBMC)
PROJECT DATA
NOTES
SHEET INDEX
58.40
N.G.
27.15
N.G.
33.25
N.G.
54.32
N.G.
36.50
N.G.
59.12
N.G.
33.00
N.G.
45.0
N.G.
54.60
N.G.
29.5N.G.
21.46
F.S.
54.10
N.G.
27.74
F.S.
26.46
F.S.
21.07
F.S.
(+23.82)34.16 N.G.
57.98 SLOPED ROOF
+(13.93)39.75 N.G.
53.68 SLOPED ROOF
(+2.05) 51.63 N.G.
53.68 SLOPED ROOF (+5.75)52.23 N.G.
57.98 SLOPED ROOF
(+25.35)37.50 N.G.
62.85 TRELLIS
(+26.62) 31.73 N.G.
58.53 GLASS RAIL
(+21.03) 37.50 N.G.
58.53 GLASS RAIL
(+26.72) 31.81 NG
58.53 SOLID RAIL
(+28.22) 30.8 NG
59.03 PARAPET
(+14.12) 44.91 WALK F.S.
59.03 PARAPET
(+31.02) 33.25 NG
64.25 ELEVATOR PARAPET
(+23.95)29.25 N.G.
53.20 SLOPED ROOF
(+30.92)22.91 F.S.
53.20 SLOPED ROOF
(+8.46)54.39 N.G.
62.85 TRELLIS
(+15.03)47.82 N.G.
62.85 TRELLIS
4'-0"
S.B.
1
0
'
-
0
"
S
.
B
.
1
0
'
-
0
"
S
.
B
.
4'-0"
S.B.
BLDG ENVELOPE
BLDG ENVELOPE
BLDG ENVELOPE
BLDG ENVELOPE
15
'
-
7
"
31
'
-
8
"
38.80
N.G.
45.40
N.G.
52.50
N.G.
(+17.98) 38.18 N.G.
56.16 SLOPED ROOF
(+27.99) 34.86 N.G.
62.85 TRELLIS
AR1.0
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PROJECT HEIGHT ANALYSIS
NOTES
AR2.0
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LANDSCAPE / HARDSCAPE CONCEPTUAL PLAN
GARAGE
#2
ENTRY
FOYER
ELEV
GARAGE
#1
MECH
PWDR
LVL 1
STORAGE
SLOPED
CRAWL
SPACE
STAIRWELL
A2.0
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LOWER LEVEL FLOOR PLAN
CONSTRUCTION LEGEND
BDRM
#2
GUEST
SUITE
GUEST
BATH
GUEST
WALK-IN
GUEST
SHWR
WC
TUB
WC
SHWR
DECK
BATH
#2
GAME
ROOM
ELEV
LAUNDRY
MECH /
STOR (E)
STAIRWELL
UPPER LVL CRAWL
SPACE
A3.0
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MIDDLE LEVEL FLOOR PLAN
CONSTRUCTION LEGEND
WALK-IN
#1
WALK-IN
#2
PWDR
LVL 3
KITCHEN
PANTRY
LIVING
ROOM
PRIMARY
BDRM
PRIMARY
BATH
ELEV
WC
STAIRWELL
A4.0
UP
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UPPER LEVEL FLOOR PLAN
CONSTRUCTION LEGEND
ROOF
DECK
ELEV
STOR
BLW
SPA
VIEWING
DECK (E)
DESTINATION
PATIO
FERNLEAF RAMP
A5.0
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ROOF PLAN
PL
PL PL
A6.0
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SOUTH - alley view
NORTH- ramp view
PL
PL
FAMILY RM
GAME RM
ENTRY
FOYER
PWDR
LNDRYELEV
ROOF
DECK
SB
(E)
SB
(E)
FERNLEAF
RAMP
WAY
LANE
A7.2
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D-D
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/23
02/09/2023
02/09/2023
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 07
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
SHEET INDEX
VICINITY MAP
CONTRACTOR'S NOTES:
SITE IMPROVEMENT PLANS
FOR
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
ENCROACHMENT NOTES:
APN: 052-041-05
TITLE SHEET
GENERAL NOTES:
C-1
1
CIVIL ENGINEER:
ARCHITECT:
SITE ADDRESS SURVEYOR:
ABBREVIATIONS:
DAH
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GO
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N49°24'40"W 55.15'
N29°
2
2
'
5
2
"
W
4
9
.
6
6
'
N5
0
°
1
1
'
1
9
"
E
5
3
.
3
7
'
N49°24'46"W 110.71'
N4
0
°
3
5
'
1
2
"
E
3
5
.
6
1
'
FERNLEAF RAM
P
WAY
L
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N
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DA
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NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
02/09/2023
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 07
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
TOPOGRAPHIC SURVEY
C-2
2
WAY
L
A
N
E
N49°24'40"W 55.15'
N29°
2
2
'
5
2
"
W
4
9
.
6
6
'
N5
0
°
1
1
'
1
9
"
E
5
3
.
3
7
'
N49°24'46"W 110.71'
N4
0
°
3
5
'
1
2
"
E
3
5
.
6
1
'
FERNLEAF RAM
P
WAY
L
A
N
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DA
H
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A
A
V
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N
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E
PROPOSED 3 STORY
RESIDENTIAL BUILDING EXISTING BUILDING
TO REMAIN
PROPOED DECK
222
2
2
2
11 1 1
1
1
1
1
1
1
1
1
1
1 1
1
1
1
1
1
1
1
1
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/23
02/09/2023
02/09/2023
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 07
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
LEGEND
PROPOSED CONCRETE
PROPOSED LANDSCAPE
PROPOSED RETAINING WALL
PROPOSED SITE WALL
PROPOSED BUILDING LIMITS
PROPERTY LINE
CENTERLINE
PROPOSED GRAVEL BAGS
EROSION CONTROL NOTES:
1 GRAVEL BAG BARRIER PER CASQA DETAIL SE-6, SEE
DETAIL A, THIS SHEET
GRAVEL BAG INLET PROTECTION PER CASQA DETAIL
SE-10. SEE DETAIL B, THIS SHEET.
2
GRAVEL BAG DETAIL A
NOT TO SCALE
A
12
"
SECTION A-A
A
3" MIN.
OPENING
BETWEEN
BAGS TOP
ROW
INLET PROTECTION B
NOT TO SCALE
NEW CATCH
BASIN
GRAVEL BAGS
PER DETAIL "A",
THIS SHEET
FILTER
FABRIC
EROSION CONTROL PLAN
C-3
3
WAY
L
A
N
E
N49°24'40"W 55.15'
N29°
2
2
'
5
2
"
W
4
9
.
6
6
'
N5
0
°
1
1
'
1
9
"
E
5
3
.
3
7
'
N49°24'46"W 110.71'
N4
0
°
3
5
'
1
2
"
E
3
5
.
6
1
'
FERNLEAF RAM
P
WAY
L
A
N
E
DA
H
L
I
A
A
V
E
N
U
E
PROPOSED GARAGE: 24.43FF
SECOND FLOOR: 34.12FF
THIRD FLOOR: 45.12FF
ROOF DECK: 54.85FS
MATCH(25.83FS)
EXISTING BUILDING
TO REMAIN
(23.29FF)
MATCH
(21.60FS)
MATCH
(22.58FS)
57.62TW
(54.62FG)
23.29FF
23.21FS
MATCH
(23.02FS)
23.84FF
23.82FS
24.42FF
24.34FS
MATCH
(23.95FS)
MATCH
(24.85FS)
62.54TW
(59.54FS)MATCH
(59.79FS)
MATCH
(51.35FG)54.85
FS
24.42FF24.34FS
18
%
18
%
MATCH
(23.77FS)
9.0
%
13
%
11
%
54.44FS
54.63
FG
53.52TW
(50.92FS)
54.39
FS
57.54TW
54.54FS
55.05TW
(54.55FG)
54.58
FG
2.
0
%
54.25
TG
54.72
FS
54.77FS
54.64FS
55.14TC
54.64FS 54.85TW
54.35FG
54.85TW54.35FG
54.35
FG
54.13
TG
PROPOED DECK
56.14FS
56.14TC55.64FS
54.62FS
55.02TW
54.52FS 55.10TW
54.60FS
54.51
FS
57.49TW
54.49FS
54.46
FS
54.36
FS
54.50
FS
54.42
FS
54.48TG
2.
0
%
55.00TW
54.50FS
54.95TW
54.45FS
55.00TW54.50FG
58
56
1.0
%
1
.
0
%
53.70
FG
53.75
FG
53.75
FG
53.85
FG
53.62
TG
59.14TW56.14FS 57.98TW
(54.98FG)
40.50TW
(40.00FG)
40.50TW
(35.78FG)
MATCH(40.20FG)
1.
0
%
3.0
%
1.0%
2.5%
2.0%
1.5%
39.94
TG40.00FG
MATCH
(23.25FS)
22.74
TG
1
1
1
8
3
3 3
3
3
3
33
8
5
5
5
5
1 WALL
1WALL
1WALL
1WALL
1WALL
1WALL
1 WALL 1WALL
1WALL
1 WALL
4 1WALL
3
3
4
4
4
4
4
4
1 EXISTING GRADE
TO REMAIN
1
1
1
2
2
2
2
2 2
PROPOSED STEPS TO LOWERLEVEL, SEE ARCHITECTURAL
PLAN FOR DETAILS
3
3
3
3
3
3
4
4
4
5
2 2 2
2
6
6
6
6
6 6 6
6
2
2
2
2
2
2
2
7
7 7 7 77
7
7
7
7
7
7
7 7
7
7
7
6
8
9
10
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
AJC
AMACHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/23
02/09/2023
02/09/2023
2607 OCEAN BOULEVARD
CORONA DEL MAR, CA 92625
SHEET
OF 07
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE VERTICAL CONTROL MONUMENT, BEING A 3.3/4" BRASS U.S. COAST AND GEODETIC SURVEY DISC STAMPED "NO. 2 1926" FLUSH IN SANDSTONE
ROCK LOCATED SW OF THE T JUNCTION OF OCIAN BLVD. AND DAHLIS AVE. AT THE NEWPORT BAY ENTRANCE CHANNEL.
ELEVATION : 9.970' (NAVD 88')
LEGEND
PROPOSED CONCRETE
PROPOSED LANDSCAPE
PROPOSED RETAINING WALL
PROPOSED SITE WALL
PROPOSED BUILDING LIMITS
PROPERTY LINE
CENTERLINE
DEMOLITION NOTES:
2
3
1
4
PROTECT IN PLACE, ITEM NOTED
SAW CUT AND REMOVE EXISTING CONCRETE STAIRS
REMOVE CONCRETE WALKWAY
REMOVE EXISTING RETAINING WALL
REMOVE EXISTING FENCE
CONSTRUCTION NOTES:
2
3
4
5
6
1
7
NEW 3-STORY RESIDENTIAL BUILDING, UNDER SEPARATE
PLAN AND PERMIT, SEE ARCHITECTURAL PLANS
CONSTRUCT 4" THICK CONCRETE FLATWORK ON APPROVED
SUBGRADE. SEE SOILS REPORT RECOMMENDATIONS FOR
SUBGRADE PREP. SEE SEPARATE ARCHITECTURAL PLAN
FOR MATERIAL COLOR AND FINISH.
INSTALL 6" CIRCULAR AREA DRAIN IN LANDSCAPE.
INSTALL 4" WIDE NDS 'DURA SLOPE' CHANNEL TRENCH
DRAIN WITH LIGHT DUTY RATED GRATE.
CONSTRUCT 6" CONCRETE STEPS PER STRUCTURAL PLANS,
SEE SEPARATE ARCHITECTURAL PLANS FOR DETAILS.
INSTALL LANDSCAPING PER SEPARATE LANDSCAPE PLAN
AND PERMIT.
CONSTRUCT RETAINING WALL PER SEPARATE STRUCTURAL
PLANS.
INSTALL SPA PER SEPARATE ARCHITECTURAL PLAN AND
PERMIT.
INSTALL WATER FEATURE PER SEPARATE ARCHITECTURAL
PLAN AND PERMIT.
INSTALL GATE PER SEPARATE ARCHITECTURAL PLAN AND
PERMIT.
8
9
10
5
PRECISE GRADING PLAN
C-4
4
PROJECT AREAS:
SITE AREA: 4,257 SF
PROPOSED PERVIOUS AREA: 674 SF
PROPOSED IMPERVIOUS AREA: 1,730 SF