HomeMy WebLinkAbout20151125_Notice of Incomplete FilingF:\Users\PLN\Shared\PA's\PAs - 2015\PA2015-205\PA2015-2015 Incomplete Ltr.docx
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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
November 25, 2015
Anders Lasater Architects, Inc.
384 Forest Avenue #12
Laguna Beach, CA 92651
Application No. Variance No. VA2015-004 (PA2015-205)
Address 1011 Kings Road
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.
At this time the project requires a variance for the following request under the current
Zoning Code:
1. A variance to allow a new single-family residence to exceed the 24-foot height
limit for flat roof structures by 7 feet 7 inches. The property has a sloping
condition and has a 10-foot sewer easement, which limits the useable buildable
area for a new residence.
Please consider removing the design features that exceed the height limit that are not
necessary for the home. For example, consider removing the roofline covering the patio
area or the clearstory window feature so that the height of the roofline is minimized to
comply with the height limit to the greatest extent feasible.
The following documentation is required to complete the application:
1. Title Report. Please provide a Preliminary Title Report that is no more than six (6)
months old from the date the application was submitted.
2. Narrative Description and Justification. Please provide a revised narrative
description and justification or email that includes the following information:
a. Provide an analysis of the useable buildable area on comparable lots
located on the sloping side of Kings Road. The following addresses are
suggested: 625, 811, 901, 911, and 1021 Kings Road. These lots have
similar topography and site constraints with the sewer easement on the
property.
«HearingDATE»
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b. Explain further why a flat roof design that exceeds the height limit is
necessary when the home could be redesigned and modified with a code
compliant sloping roof design or stepped flat roof line. Consider redesigning
the home with an inverted sloping roofline to achieve the same clearstory
affect while still complying with the height limit.
3. Project Plans. Please provide four 24 inch by 36 inch sets and five reduced 11 inch
by 17 inch set of revised plans, which include the following information:
Topographic Survey
a. Provide a topographic survey that is stamped and signed by a land surveyor
or qualifying engineer.
Site Plan
b. Revise the property line dimensions to match the dimensions on the
topographic survey and subdivision map. Refer to redlines on the site plan.
c. Dimension the centerline location of the proposed easement on the site plan
from the front and rear property lines. Refer to redlines on the site plan.
d. Fences, hedges, and walls are limited to 42 inches in height within the 10-
foot front yard setback. Please modify the design of the front patio area so
that the site walls comply with this height limit.
e. Identify the height of site fences, hedges, and walls along with
corresponding existing grade elevations per the topographic survey.
Floor Plans
f. Plot the property lines and setbacks on the floor plans to clarify the location
of proposed structures.
g. Provide additional floor plan dimensions to verify the gross floor area
calculations provided. Refer to redlines on the plans.
h. Provide a tissue overlay exhibit to verify the gross floor area calculations.
i. Identify the clearance height for the proposed mechanical equipment spaces
at the lower level.
j. Provide a tissue overlay exhibit to verify the gross floor area calculations.
Keep in mind, the gross floor area calculations triggers a third garage
parking space because the floor area exceeds 4,000 square feet of gross
floor area (excluding the garage).
Exterior Elevations/Sections
k. Obtain authorization from the Public Works Department for the structures
proposed over the 10-foot sewer easement. The proposed deck appears to
encroach into the minimum vertical clearance for the sewer easement.
Please clarify and refer to redlines on the exterior elevations and sections.
l. Retaining walls on-site are limited to 8 feet in height. The pool retaining walls
appear to exceed this height limitation. Identify the top of wall and finished
surface grade elevations for these structures on the site plan or a preliminary
grading plan. Redesign the height of these walls to comply with the 8-foot
height limit.
m. Dimension the plate heights on the sections. Refer to redlines.
«HearingDATE»
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4. Electronic Copy. All of the above submittal items are required to be submitted in
electronic format (i.e., USB flash drive or CD-ROM) as determined by the
Planning Department prior to application submittal.
Please note that the project plans have been routed to the Building, Fire, and Public
Works Departments for the review and comment on the proposed design. Their review
is pending and may result in additional comments.
Upon verification of completion, the application will be processed and scheduled for a
Planning Commission Meeting. Should you have any questions regarding submittal
requirements, please contact Makana Nova, Associate Planner at (949) 644-3249,
mnova@newportbeachca.gov.
By:
Attachments:
Redlined Project Plans
c:
Allyson J. Ayres-D’Eliscu Trust
1010 Kings Road
Newport Beach, CA 92663