HomeMy WebLinkAbout2.0 - Flower Residence Parking Reduction - PA2015-065 CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
July 9, 2015 Meeting
Agenda Item 2
SUBJECT: Flower Residence Parking Reduction - (PA2015-065)
4024 Channel Place
Conditional Use Permit No. UP2015-018
APPLICANT: Michael G. Flower
OWNER: Michael G. Flower
PLANNER: Jaime Murillo, Senior Planner
(949) 644-3209, jmurillo@newportbeachca.gov
PROJECT SUMMARY
A conditional use permit request to authorize the reduction of off-street parking that
occurred in conjunction with the unpermitted remodeling of an existing 1,100-square-
foot single-unit dwelling. Specifically, a one-car garage was converted into living space,
resulting in one uncovered parking space provided on-site, where the Zoning Code
requires a minimum of two garage parking spaces.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2015-018
(Attachment No. PC 1).
Project Setting
The subject property is an approximately 30-foot-wide by 81-foot-long lot located on
Newport Island, near the terminus of Channel Place. The lot is developed with a single-
unit dwelling constructed in 1940. Adjacent properties to the east, south, and west are
also developed with single-unit dwellings. To the north, across the water channel, is the
single-unit residential community of Balboa Coves.
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VICINITY MAP
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Subject Property
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GENERAL PLAN ZONING
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LOCATION GENERAL PLAN ZONING CURRENT USE
ONSITE Two-Unit Residential (RT) Two-UnitRR2sidential Single-unit dwelling
NORTH Single-Unit Residential Single-Unit Single-unit dwellings
Detached (RS-D) Residential (R-1)
SOUTH RT R-2 Single-unit and two-unit dwellings
EAST RT R-2 Single-unit and two-unit dwellings
WEST RT R-2 Single-unit and two-unit dwellings
S
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INTRODUCTION
Project Description
The applicant is requesting a reduction of off-street parking that occurred in conjunction
with the unpermitted remodeling of the existing 1,100-square-foot single-unit dwelling
that occurred prior to his ownership of the property. As illustrated in photographs of the
property (Attachment No. PC 3) and a floor plan comparison of the current configuration
and 1977 configuration (Attachment No. PC 4), substantial interior renovations were
completed without the benefit of permits, including kitchen expansion and bathroom
remodeling.
As discussed in more detail in the Background section of this report, the improvements
also included the remodeling of an area that was previously permitted as a one-car
garage and subsequently converted into a bedroom. As a result, the property only
provides one uncovered parking space on-site, where the Zoning Code requires a
minimum of two garage parking spaces.
Background
In July 2014, staff received a phone call from an appraiser requesting information
pertaining to the subject property and the City's regulations related to nonconforming
parking. Through this discussion, staff reviewed the building permit records and
discovered that the garage space had been converted into living space without the
benefit of proper permits. As a result, Code Enforcement provided the property owner
with a notice to correct the violation.
Staff has since met with the property owner on multiple occasions and thoroughly
researched the permit and property ownership history. Through this research, it is
evident that the applicant purchased this property unknowing of the illegal
improvements that have occurred. Table 1 below provides a summary of the property
development and ownership history.
Table 1-Develo ment and Ownership Histor
Event Description Date Misc. Info.
Initial New single-unit dwelling 1940 (Per County No parking required at time
Construction Assessor Records) of initial construction
- Owner unknown
New Garage Issued 7/16/52 One garage space
required at time of building
Building Permit - Owner listed as permit issuance
Carl Beachm
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Table 1-Development and Ownership Histor
Description Date Misc. Info.
Family room addition Issued 9/14/77 Two spaces (one covered)
(135 sq. ft.) Completed 3/1/82 required at time of permit
issuance
- Owner listed as
Alan Harding
- Supplemental Completed 7/1/78 `Although not reflected on
plumbing permit plans, conversion of
(washing machine portion of garage to bath
trap gas outlet, and laundry room likely
and water piping) occurred based on
supplemental plumbing
permits issued.
- Supplemental Completed 7/1/79
plumbing permit
(toilet, bathtub,
lavatory, and
water piping)
Christopher Ball 5/24/06 Provided letter confirming
Property Sale that garage was converted
prior to his ownership.
Property Sale Discounted Property Invs, 4/18/11
LLC
Property Sale Channel PI LLC 4/26/11
Window change-out and Issued 4/28/11 Two garage spaces
new siding. Completed 11/28/12 required at time of permit
- Plans falsely issuance.
indicate
Building Permit replacement of Based on false information
existing windows on plans, staff assumed
(like-for-like) of an that property was legal
existing bedroom nonconforming due to
where the garage parking when permit was
should have been. issued.
Building Permit Block wall Issued 6/24/11
Com leted 7/2/11
Property Sale Michael G. Flower 3/1/13
Code Notice to correct violation 7/30/14
Enforcement issued to property owner
Notice of
Violation
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Unpermitted Garage Conversion
It is not clear exactly when the illegal conversion of the garage space into bedroom area
occurred; however, based on the floor plans and the building inspection notes from the
building permit (Attachment No. PC 5) for the 1977 family room expansion, the garage
existed as late as 1982 when the building inspector's notes clearly reference a garage.
It should be noted that the laundry and second bathroom were not illustrated on the
living room expansion plans. There were supplemental plumbing permits that were
issued in 1978 and 1979 (Attachment No. PC 6) that lead staff to believe that the
conversion of a portion of the garage space occurred as a revision to the scope of work.
The remaining garage area was retained and accessible for the parking of a vehicle.
A letter from Christopher Ball, property owner from 2006 to 2011, indicates that the full
garage conversion into a bedroom occurred prior to his purchase of the property
(Attachment No PC 7). In this case, the bedroom wall would have been constructed
behind the original garage door, which would have been left as a false garage fagade.
Staff has commonly found this to be the case in a majority of other illegal garage
conversions in the City.
A photograph of the property's street frontage illustrates that the original garage door
existed in May 2011 (Attachment No. PC 8), shortly after the window change-out permit
was issued in April 2011. The plans for the window change-out permit (Attachment No.
PC 9) falsely illustrate that the scope of work involved the replacement of existing
windows (like-for-like) along the bedroom wall where the garage door should have been
illustrated. Without knowing the true existing conditions of the property prior to
inspecting the property, the building inspector signed the final inspection for the window
change-out permit in November 2011, falsely believing that the three new windows
installed were simply replacements of existing windows.
DISCUSSION
Analysis
General Plan and Zoning Code Consistency
The site is designated RT (Two-Unit Residential) by the General Plan Land Use Element
and is located in the R-2 (Two-Unit Residential) Zoning District, which allows for the
development of single- or two-unit residential dwellings on a single legal lot. The existing
single-unit residence is a permitted use under the General Plan Land Use designation and
Zoning District. As illustrated in Table 2 below, the existing dwelling complies with all
applicable development standards, with the exception of parking.
The Zoning Code currently requires that single-unit dwellings provide a minimum of two
parking spaces within a garage. According to the last known permitted floor plan from
1977, the property would have been considered legal nonconforming due to the type of
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parking spaces provided, a single-car garage and an uncovered parking space.
However, due to the unpermitted conversion of the garage, the property is deficient one
parking space. The requested parking reduction necessitates the approval of a conditional
use permit.
Table 2-Development Standards
Development Required/Allowed Provided
Standard
Density 2 units permitted 1 unit
Setbacks
Front(water) 20 feet 20 feet
Front(street) 3 feet 4 feet 2 inches
Sides 3 feet 3 feet 11.5 inches and 3 feet 7 inches
Height 24 feet flat/29 feet sloped 15 feet sloped
Maximum Floor Area 2,766 sq. ft. 1,100 sq. ft.
Limit
Floor Area Ratio 1.14 .45
2 garage spaces 1 uncovered space
17 feet 6 inches wide by 19 8 feet 11 inches wide by 18 feet 7
Parking feet deep inches deep2
(9 feet 3 inches wide by 19
feet deep for single-car)
FAR is a ratio of the floor area limit to the lot area and is a method for comparing the maximum square
footage allowed on a lot relative to the lot's size.
2 Condition of approval added, requiring the parking space depth to be enlarged to 19' by modifying
planter.
Conditional Use Permit Findings and Summary
Section 20.40.110 of the Newport Beach Municipal Code (NBMC) authorizes the
reduction of off-street parking requirements through the approval of a conditional use
permit provided the parking demand can be demonstrated to be less than the required
number of spaces or that other parking is available, and that a parking management
plan be prepared. In addition, the Planning Commission must make the following
findings pursuant to Section 20.52.020.E (Findings and Decision) of the NBMC in order
to approve a conditional use permit:
1. The use is consistent with the General Plan and any applicable Specific Plan;
2. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code;
3. The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity;
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4. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities;and
5. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general welfare
of persons residing or working in the neighborhood of the proposed use.
Given the unique circumstances surrounding this case, staff believes sufficient facts
exist in support of each finding subject to the adoption of the recommended conditions
of approval. The site is developed as a single-unit dwelling, which is permitted within the
RT General Plan land use designation and R-2 Zoning District. As illustrated in Table 2,
the approximately 1,100-square-foot dwelling is built substantially below the maximum
floor area and heights allowed on the property and retains the character of the original
1940 single-story beach cottage that was representative of early development on the
Balboa Peninsula. As properties redevelop in the neighborhood, the development trend
has been to maximize the building floor area and height, commonly with three or four
bedroom units, while only providing the two minimum required parking spaces. Given
the significantly reduced intensity of development, maintenance of one parking space is
reasonable in this case and would remain compatible with the neighborhood where
several similar older nonconforming properties exist and were constructed at a time
when only one space was required.
The garage conversion appears to have existed for several years and the City has not
received any complaints from the neighborhood regarding the conversion or lack of on-
street parking. One unrestricted parking space will continue to be provided on-site and
the unused portion of the driveway approach located in front of the former garage door
opening will be required to be closed and a sidewalk constructed (Condition No. 8). The
sidewalk improvement will eliminate vehicles illegally parking across the driveway
approach and blocking pedestrian access. The sidewalk improvement will also result in
the creation of a new legal on-street parking space that can utilized by the applicant or
the public.
To minimize any potential hazards to the building occupants and neighbors associated
with the unpermitted improvements, the applicant will be required to submit the interior
remodeling plans to the City for review and issuance of a building permit to ensure all
work completed complies with applicable Building and Fire Codes (Condition No. 6).
Lastly, to ensure that the life of the structure is not further extended in the future and to
prevent any intensification of parking demands, staff is recommending a condition of
approval (Condition No. 10) as a parking management plan requiring the applicant to
record a covenant that restricts any future improvements to the property that would
result in additional floor area, bedrooms, or significant reconstruction of walls. Any such
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future improvements will require that off-street parking be brought into compliance with
applicable development standards.
If the required conditions of approval are not satisfied within the specified deadlines, this
conditional use permit shall expire and subsequent code enforcement action will be
taken.
Alternatives
If the Planning Commission believes that there are insufficient facts to support the
findings for approval, the following alternatives are available:
1. The Planning Commission may suggest specific changes that are necessary to
alleviate any concerns. If any additional requested changes are substantial, the
item could be continued to a future meeting. Should the Planning Commission
choose to do so, staff will return with a revised resolution incorporating new
findings and/or conditions.
2. The Planning Commission may deny the application and provide facts in support
of denial to be included in the attached draft resolution for denial (Attachment No.
PC 2). This action would require the applicant to remove the unpermitted garage
conversion and provide a Code-compliant, single-car garage space in addition to
the existing uncovered parking space. The applicant would also be required to
submit plans and obtain permits for the remaining unpermitted interior remodel of
the kitchen and bathrooms.
Environmental Review
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). The Class 1
exemption allows for the alterations and additions to existing structures where there is
negligible or no expansion of use, including the addition of a maximum of 10,000 square
feet. The proposed project involves permitting interior alterations and the conversion of
garage area into living space that previously occurred without the benefit of a building
permit.
Public Notice
Notice of this review was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled meeting, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at
City Hall and on the City website.
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Prepared by: Submitted by:
Ja6e Murillo B#na Wisnes i, ICP, Deputy Director
Senior Planner
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Draft Resolution of Denial
PC 3 Photographs of Dwelling
PC 4 Floor Plan Comparison
PC 5 1977 Family Room Expansion Building Permit and Plans
PC 6 1978 & 1979 Supplemental Plumbing Permits
PC 7 Christopher Ball Letter
PC 8 May 2011 Street Elevation Photograph
PC 9 2011 Window Replacement Permit
T emplate.dotx:04/0714
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Attachment No. PC 1
Draft Resolution of Approval
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING USE PERMIT NO.
UP2015-018 AUTHORIZING THE REDUCTION OF OFF-STREET
PARKING ASSOCIATED WITH THE REMODELING OF AN
EXISTING SINGLE-UNIT DWELLING LOCATED AT 4024
CHANNEL PLACE (PA2015-065)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Michael G. Flower, with respect to property located at 4024
Channel Place, and legally described as Lot 13, Block 441, Canal Section, requesting
approval of a conditional use permit.
2. The applicant requests the reduction of off-street parking that occurred in conjunction
with the unpermitted remodeling of an existing 1,100-square-foot single-unit dwelling.
Specifically, a one-car garage was converted into living space, resulting in only one (1)
uncovered parking space provided on-site where the Zoning Code requires a minimum of
two (2) parking spaces within a garage.
3. The subject property is located within the Two-Unit Residential (R-2) Zoning District and
the General Plan Land Use Element category is Two-Unit Residential (RT).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two-Unit Residential (RT-D).
5. A public hearing was held on July 9, 2015, in the Council Chambers at 100 Civic Center
Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in
accordance with the Newport Beach Municipal Code. Evidence, both written and oral,
was presented to, and considered by, the Planning Commission at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities).
2. The Class 1 exemption allows for the alterations and additions to existing structures
where there is negligible or no expansion of use, including the addition of a maximum
of 10,000 square feet. The proposed project involves permitting interior alterations and
the conversion of garage area into living space that previously occurred without the
benefit of a building permit.
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 of the Newport Beach Municipal Code, the following
findings and facts in support of such findings are set forth:
Finding
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding
1. The General Plan land use designation for the site is Two-Unit Residential (RT),
which allows for the development of up to two (2) dwelling units. The existing
single-unit dwelling is consistent with this designation.
2. The subject property is not part of a specific plan area.
Finding
B. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding
1. The site is within the Two-Unit Residential (R-2) Zoning District, which allows a
maximum of two (2) residential dwelling units on a single legal lot. The existing
single-unit dwelling is a permitted land use within this zoning district.
2. With the exception of parking, the existing dwelling complies with all applicable
development standards, including building setbacks, height, floor area, and open
volume.
3. Section 20.40.110 of the Newport Beach Municipal Code authorizes the reduction
of off-street parking requirements through the approval of a conditional use permit
and is subject to the following conditions:
a. Parking demand will be less than the required number of spaces or that
other parking is available (e.g., City parking lot located nearby, on-street
parking available, greater than normal walk in trade, mixed-use
development).
i. As properties redevelop in the neighborhood, the development trend
has been to maximize the building floor area and height, commonly
with three (3) or four (4) bedroom units, while only providing the two
(2) minimum required parking spaces.
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ii. The 1,100-square-foot, two-bedroom dwelling is approximately 60-
percent smaller than the allowable size of the unit that could be
constructed on the property (approx. 2,760 square feet). Given the
significantly reduced intensity of development, maintenance of one
(1) parking space is reasonable.
iii. The garage conversion appears to have existed for several years and
the City has not received any complaints from the neighborhood
regarding the conversion or lack of on-street parking.
iv. One (1) unrestricted parking space will continue to be provided on-
site and the unused portion of the driveway approach located in front
of the former garage door opening will be required to be closed and a
sidewalk constructed. The sidewalk improvement will also result in
the creation of a new legal on-street parking space that can utilized
by the applicant.
b. A parking management plan shall be prepared in compliance with
subsection 20.40.110.0 (Parking Management Plan).
L To ensure that the life of the structure is not further extended in the
future and to prevent any intensification of parking demand, Condition
of Approval No. 10 will function as a parking management plan and
require the applicant to record a covenant that restricts any future
improvements to the property that would result in additional floor
area, bedrooms, or significant reconstruction of walls. Any such future
improvements will require that off-street parking be brought into
compliance with applicable development standards.
Finding
C. The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity.
Facts in Support of Finding
1. The approximately 1,100-square-foot dwelling is built substantially below the
maximum floor area and heights allowed on the property and remains
compatible with the neighborhood where several similar older nonconforming
properties exist and were constructed at a time when only one (1) space was
required.
2. One (1) unrestricted parking space will continue to be provided on-site and the
unused portion of the driveway approach located in front of the former garage
door opening will be required to be closed and a sidewalk constructed. The
sidewalk improvement will eliminate vehicles illegally parking across the
driveway approach and will improve pedestrian access.
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Finding
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities.
Facts in Support of Finding
1. Proposed changes are all interior and will not result in an expansion of area or
change of use of the property.
2. Adequate public and emergency vehicle access, public services, and utilities
are provided on-site and will continue to be accessed from Channel Place.
3. The applicant will be required to obtain building permits for the unpermitted
improvements to ensure that all applicable Building, Public Works, and Fire
Codes are complied with.
Finding
E. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, or endanger,jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, a safety, or general welfare of persons
residing or working in the neighborhood of the proposed use.
Facts in Support of Finding
1. The project has been reviewed and this approval includes conditions to ensure
that potential conflicts with the surrounding land uses are minimized to the
greatest extent possible.
2 The restrictions on future expansions and improvements will prevent adverse
traffic and parking impacts to the surrounding residential uses.
3. The dwelling will continue to be utilized in a manner that has existed for several
years and has not proven detrimental to date.
4. The applicant will be required to submit the interior remodeling plans to the City
for review and issuance of a building permit to ensure all work completed
complies with applicable Building and Fire Codes to minimize any potential
hazards to the building occupants and neighbors associated with the
unpermitted improvements.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Conditional
Use Permit No. UP2015-018, subject to the conditions set forth in "Exhibit A," which is
attached hereto and incorporated by reference.
2. This action shall become final and effective fourteen (14) days following the date this
Resolution was adopted unless within such time an appeal is filed with the City Clerk
in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport
Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 9TH DAY OF JULY, 2015.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Kory Kramer, Vice Chair
BY:
Jay Myers, Secretary
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EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval(except as
modified by applicable conditions of approval).
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
4. This Conditional Use Permit may be modified or revoked by the Planning Commission
should they determine that the proposed use or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or is materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained so as to constitute a public nuisance.
5. Any change in floor plan configuration, expansion in area, or other modification to the
approved plans, shall require an amendment to this Conditional Use Permit or the
processing of a new Conditional Use Permit.
6. The applicant shall submit plans, obtain building permits, and final approval for all
previous unpermitted improvements to the dwelling, including, but not limited to, the
conversion of the garage into living space, remodeling of bathrooms, and remodeling
of kitchen. Application and plans for a building permit for the as-built improvements
shall be submitted within sixty (60) days of the effective date of this approval and the
applicant shall diligently pursue issuance of the building permit and completion of any
required modifications.
7. Within sixty (60) days of the effective date of this approval, the planter located in front
of the on-site uncovered parking space shall be removed and paved to provide a
Code-compliant parking depth of 19 feet clear as measured from the 3-foot front
setback line.
8. The unused portion of the driveway approach located in front of the former garage
door opening shall be closed and a new sidewalk shall be constructed at the
applicant's cost. The new driveway approach shall align with the uncovered on-site
parking space. Said improvements shall require the review and approval of the Public
Works Department pursuant to an encroachment permit. Application and plans for an
encroachment permit shall be submitted within sixty (60) days of the effective date of
this approval and the applicant shall diligently pursue issuance of the permit and
completion of improvements.
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9. The on-site uncovered parking space shall be maintained free and clear at all times
except for the parking of currently registered, licensed motor vehicles.
10. Within sixty (60) days of the effective date of this approval, the applicant shall record a
covenant that restricts any future improvements to the property that would involve the
addition of new floor area, addition of bedrooms, or that require the demolition and
reconstruction of any building walls. Any such future improvements will require that off-
street parking be brought into compliance with applicable development standards. The
covenant shall be reviewed and approved by the City Attorney's Office prior to
recordation.
11. A copy of the Resolution, including conditions of approval (Exhibit "A") shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
12. Prior to issuance of a building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
13. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
14. All trash shall be stored within the property side yards and shall be screened from view
of neighboring properties and the public right-of-way, except when placed for pick-up
by refuse collection agencies.
15. This approval shall expire if the required actions described in Condition Nos. 6, 7, 8,
and 10 are not completed by the respective deadlines. Prior to the expiration date of
this approval, an extension may be approved in accordance with Section 20.54.060.B
of the Newport Beach Municipal Code. Request for extensions must be in writing.
16. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the Flower Residence Parking Reduction including, but
not limited to, Conditional Use Permit No. UP2015-018. This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action,
causes of action, suit or proceeding whether incurred by applicant, City, and/or the
parties initiating or bringing such proceeding. The applicant shall indemnify the City for
all of City's costs, attorneys' fees, and damages which City incurs in enforcing the
indemnification provisions set forth in this condition. The applicant shall pay to the City
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upon demand any amount owed to the City pursuant to the indemnification requirements
prescribed in this condition.
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Attachment No. PC 2
Draft Resolution of Denial
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RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING USE PERMIT NO.
UP2015-018 AUTHORIZING THE REDUCTION OF OFF-STREET
PARKING ASSOCIATED WITH THE REMODELING OF AN
EXISTING SINGLE-UNIT DWELLING LOCATED AT 4024
CHANNEL PLACE (PA2015-065)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Michael G. Flower, with respect to property located at 4024
Channel Place, and legally described as Lot 13, Block 441, Canal Section, requesting
approval of a conditional use permit.
2. The applicant requests the reduction of off-street parking that occurred in conjunction
with the unpermitted remodeling of an existing 1,100-square-foot single-unit dwelling.
Specifically, a one-car garage was converted into living space, resulting in only one (1)
uncovered parking space provided on-site where the Zoning Code requires a minimum of
two (2) parking spaces within a garage.
3. The subject property is located within the Two-Unit Residential (R-2) Zoning District and
the General Plan Land Use Element category is Two-Unit Residential (RT).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two-Unit Residential (RT-D).
5. A public hearing was held on July 9, 2015, in the Council Chambers at 100 Civic Center
Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in
accordance with the Newport Beach Municipal Code. Evidence, both written and oral,
was presented to, and considered by, the Planning Commission at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA)
Guidelines, projects which a public agency rejects or disapproves are not subject to
CEQA review.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.40.110 of the Newport Beach Municipal Code, the reduction of
off-street parking requirements may be authorized through the approval of a conditional use
permit provided the parking demand can be demonstrated to be less than the required
number of spaces or that other parking is available, and that a parking management plan be
prepared. The Planning Commission may approve a conditional use permit only after making
23
Planning Commission Resolution No. ####
Page 2 of 2
each of the five required findings set forth in Section 20.52.020.F (Findings and Decision). In
this case, the Planning Commission was unable to make the required findings based upon
the following:
1. ...
2. ...
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use
Permit No. UP2015-018.
2. This action shall become final and effective fourteen (14) days following the date this
Resolution was adopted unless within such time an appeal is filed with the City Clerk
in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport
Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 9TH DAY OF JULY, 2015
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Kory Kramer, Vice Chair
BY:
Jay Myers, Secretary
03-03-2015
24
Attachment No. PC 3
Photographs of Dwelling
25
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Exterior Photographs
r
1 �
■■ �■ ��
Street Elevation
■■ loss
on on
Street Elevation and Uncovered Off-Street Parking Space
2j
Interior Photographs
1
z
v '
Converted Bedroom- Former Garage
Bathroom Adjacent to Converted Bedroom
28
Interior Photographs
ORONO
NOOSE
. Eft
Bathroom Adjacent to Living Room Kitchen
- r .1
i
Living Room
29
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30
Attachment No. PC 4
Floor Plan Comparison
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REFERBJCENORTH A-5
COMPARISON TO LAST PERM ITTECFLOOR,PLAN
PA2015-065 Attachment PC 4 - Project Plans
1. text
2. dimension REVISIONS BY.
3. wall
4. doors/windows
5. millwork
6. hatch/fill
7. border
8. detail grid w
9. paperedges
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F 6 L parking space 03/18/15DATE:
masonry wall m a
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m a a g 10-7 front yard setback N L" tare
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REFERENCE NORTH FLOOR • SITE Ami
1/2"
3/15/1 FLOOR PLAN • SITE PLAN Scale: 1/4" = 1'-0"
OF. SHEETS
Attachment No. PC 5
1977 Family Room Expansion
Building Permit & Plans
35
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33g0LV •i+ieWpprt Blvd. CITY OF NEWPORT BEACH,CALIFORNIA PHONE 840.218'
DEPARTMENT OF COMMUNITY DEVELOPMENT
APPLICATION FOR BUILDING PERMIT
A88E8BOR'8 PLAN CH. .�-• -_-. . __.
PARCEL NO. NUMBER
No• DATE LOCALITY
A APPLICANT TO FILL IN AREA WITHIN 3 NEAREST
/�
HEAVY LINES ONLY. CROSS ST. _
ADDRESS T O�/� C� HA6vNEL. P�X,I� STAT.AREA GROUP CONST_ PRO]:COOED BY
I.OT NO. is BLOCK `T"r'I TRACT .�
STATISTICAL CU18lIPIGTIO VACANT MITE
1 E NO.DF ewas.
DIZE OR LOT I 3O I NOW ON LOT CLASS NO. DWELL UNITS _L� I' YEB O
BE O w4a ESTIM. USE ZONE MAP NO.PARKING SPACES
YCTYAR6 L�QGip1L^i,- VwLUATLIJON 5 � NO.
OWNER A.L. HAQOIN4 NOL .2. �� SPECIAL
FIRE FIRE ZO CONDITIONS
ADOPmee
CITY t4kb - -r 1-CA' cf% • PLOG'$ZTO&CK FROM
:g{pL•5T,
DESCRIPTION OF WORK
J Yardt: Rear R.S —LS. _
NEW ACID X ALTER REPAIR DEMOLISH ZO t AL Cwb Cu}
S0.IZ : GAPASLOG - NO.OP ' NO OF ��9� � -
512E GARAG STORES NOFAMILIODES FI A.PP0. L t�.6EAD -0]111-0]✓✓✓ �.��TTT���rJJJ
WORK TO BE DONE __ sae D"/, ;5
wlbN NFAILMDEPT. APPROVAL
G�+ �IL-p N A P CHECKED BY "I WOrol Cann.
r � ______._ . O
ARCHITECT OR^ (`„I STEL I1_(�RK'S CONST.LENDER _ _ . . p
ENGINEER u SS4AO� _ !to- /7`1T
ADDRESS StQ i3"PNPV„-- I�•B. ADORESD' . �_._.-. ._ _ _. Z
s — - - --- ADP�oV aL fO ISSUE RINAL '
CONTRACT OR� _ - . 0 !_ VALUATION! s
ADDRESS STA APPROVALS DATE INSPECTOR'S
_- ---LICENSE NO. _
SIGNATURE
LICENSE FOUN OAb CM-LOCATION ' y
CITY CLASS FORKS. MATERIALS
TEL ND. I NEWPORT
_ _
NEINFORC. STEEL
BIGNATNOF VSHEATHING
APPLICAANTT �-- _ SN EATHING _
FRAMING
+ AM • uuvOnNu Nate u<¢a)e0 coN r4A<lOn. INSULATION___
1 CLAIM C)eMplO4 !O ! L "<O4l n.Ct PA” n6RU14Er.,ENt+Oa FINAL
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---- , AN THE owr.e4 0. .Na •Delve aRppe.arr AND CERT OF OCCUP. . •' I
,NICNOp f0 /+.n/OaM ALL WOUK O!']E4,Rlp A.
L- -- x✓ o rNn c4oN My Eupwv E Es mx.NAops P - - OTHER PMT S
+NE1n soa a rpM lehsAnoN. D rN[a s+•xe FEE S •-a i PEES$ FEE
+posee arNV<+.,nes ♦ep. ND• INS �•' ',; //tr/•�dv � Fs�.�
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�'DCR•N+.'iD wOeaN.V )COunpNiWiiON tN.unANCt OV[41h0 ___ -��, — l
• 1 1 wM tM[ OWNCO 01 THD
r140V[ DUICRIOEOI
1 ••A !NC a:<RIOCO nODC p+v. AL) NOaX NIIL 06 DONE DV Ca" A
pn0�i•a1/•4D~ M CIIMn+IEN)U N.A. ][C 1iON if1TC IIELN]DO EON 1n AC[Oa]. 1 Wlll SU OMIT A
WI + l:Oun, u•EUu1 LII+ O/ •Ll iV E<OhrPAC+OP) V]DO ON THIS
NI LC+a rn V a,po.00 . rD rNC O[Y+. 01' COMMVNH'V DEV. I �
"" ' � 1 u.OUt AND •t • [OI.DI r10V 01 YINOI IN•
N:TIAL APPLICABLE BLOCK n1 J weL+lpw
01
/ y
SIGNATURE OF
/ i . � — - _ GATE
WORK MUST OT STAPT47n nITHIN A PEPIOb OF 120 OA7 OM
THC DATE OF VALIDATION QR THIS PERMIT BECOMES
NULL AND VOID _
PLAN CHECK VALIDATION N PERMIT VALIDATION r D AN
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40
Attachment No. PC 6
1978 & 1979 Supplemental
Plumbing Permits
41
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4,3900 Newport awd. CITY OF NEWPORT BEACH PHONE 8d021E1
'� DEPARTMENT OF COMMUNITY DEVELOPMENT
APPLICATION FOR PLUMBING PERMIT
APPLICANT TO FILL IN AREA WITHIN HEAVY LINES ONLY.
ND. "M of a1RriaR Olt MRM EACH FEE BUILDINGADDRESS C
WATER CLOSET (TOILET) 2.00 NEAREST BLDG. 77
CROSS ET. PER.•
BATH TUB 2.00
tocwtlTv
SHOWER STALL 2.00 t
OWNERAOL& Q
LAVATORY (WASH BASINI 2.00 MAIL
RRtlIbt RIMR—WRBASE CIaPOPAL 2.00 ADDRESS
WA5N INR.^sYMACNI NE TRAP 2.00 CITY TEL NO.
DISHWASHER 2.00 CONTRALTO .dy)
WATER SOFTENERS _ !2.001 1 ADDRESS Em`s
WATER NEATER 2.00 _ CITY TEL.NO. 9:� G tPIJ
GAG SYSTEM OUTLETS 2.05LICC�,M/SL MYYRER jN1OA LITS LIC[MtZ NYMRER
Lg
OUTLETS OVER B PER SYSTEM .50 , • 7 C •I Y ��T IY
RESIDENTIAL GROUP ZONE PROCESSED BY
LAWN SPRINKLERS 2.50 _i J U
WATER PIPING 2.00 /J
INSPECTION RECORD
BOOP DRAINS 12.00
w
Z
HOUSESEWER 15,50
SEINER ADDITION.REPAIR
iT
wANO7,50 J-
LTERATION.AeCNMENT
PERMIT $1 APPROVALS GATE H1H 7ECjOR
_ TO_TAL IEE SOIL PIPE GROVND' � i •fyr �- d
4EWER
1 tlarafla §;." is t: 1 Sato rod tAlt aDPme'. 0, the fee WATER PIPE GROUND
IRI ho,obn dhM 11 acknowledge
sod that 1 I I, OIrnV, Or MR dole
aOMWited opo"/of the ewnW. 1 aONa to comply with Ciq and 100% G45 PIPE GROUND J_
IMI NOalatinp condcucfl0n; and In dolnd the•o,k 401,0,lud IANaOL -�-�
ao "arson will 0a amolelad in t;cloficm of fW Loopr Coda Of IM PLUMBING kOUGH
Stafa of Cal:farn:a rolacnd to WOrRnen'1 Compensation InloNnca. —• �• —'�
GA9 PIPE ROUGH _
J
SIGNATURE
OF
PERMITTEE t
4A5
ADDRESS • Y•/ � S w� — P�VMBING
VALIDATION
CS M.a CASH
I �
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CITY OF NEWPORT BEACH
3300 Newport Blvd. PHONE 600-2161
9 DEPARTMENT OF COMMUNITY DEVELOPMENT
APPLICATION FOR PLUMBING PERMIT
APPUCANT TO FlLL IN AREA WITHIN HEAVY UNES ONLY.
N0.
"Pt or Fix"fC OR ITEN EACH PEE BUILDING �l
-- ADORCSS Ol
WATER CLOSET ITOILETI 2,00 (hG NEAREST BLOO.
CROSS ST. PER.•
BATHTUB 2.00 CcI
SHOWER STALL 2.00 LOCALITY —
OWNER Q
LAVATORY 4WArJ4 BASINI 2.00 f MAIL
1KI..ITCHEN SINK—""ACC 019"SAL 2.00 ADDRESS
WNSM ING MACHINE TRAP 2,00 CITY TEL.NO.
V
DISHWASHER 2.00 CONTRA^.tOR /LNJ i(..P-I_
WATER SOFTENERS .2.00 ADDRESS
WATER NEATER 2.00 CITY �'
BAB SYSTEM OUTLETS 12.00 STATE LICENSE NNYBER Nee NG CITY LtRNeE NUyaER
OUTLETS OVER S PER SYSTEM .5O "?'y! e1L c 3ln `5
RESIDENTIAL GROUP ZONE PRCICESSEO BY y
LAWN SPRINKLER8 2.90
WATER PIPING 2.00 �� —' O
INSPECTION RECORD
G
BOOP GRAINS i2.00 c'• �.�r /.t� .�,'O P ✓ ��.� O
6
r N
HOUSESEWfR 5.50
SEWER ADOtTON.REPAIR 3.50
ALTERMIl ABANOONHENT
PERMIT 51 3 00 APPROVALS DATE INS CTOR
SOIL PIPE GROUNO /%
SEWER
1 Mraby aeneededga that I hue read this applicelloe; Aid the WATER PIPE GROUND
• V
IMo[Telian gran -. [arrorl; and #het I aN the a+nal. Or the duly
k., au/hadlad agent of the o.nar I mg,w to cc.p31 .IM Clty and t'ON1 GAS PIPE GROUND
tee regulaeng candradfen: and :n doing Ma.ere eulhor;ud thereby, -----.-
00 perten .:11 D1 OM1110141d in •WAGen 61 INS labor Cade of Ih1 PLUMBING RO�UGM
Sate, of California rllating /o W6rInoY1 DaTPonbllan IatuNnce, GAS PIPE NOVGN
GASSERVICC
DIGNATVRE l
OF --.—.—
,� FINAL
FINAL T_ ------
VAUDATION
/
CK)
M.0. CA9M
Attachment No. PC 7
Christopher Ball Letter
45
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PA2015-065
Dec 11 1408:38p MDM Services Corp 9497153701 p.1
To Whom it May Concern:
I purchased the property at 4024 Channel Place, Newport Beach, CA in May 2005. When I purchased
the property, it consisted of 2 bedrooms and 2 baths. The bathroom in the back of the house was the
only bath to contain a bathtub. To my knowledge and belief,the bathrooms, laundry room and
bedrooms had been in place for many years,which was apparent by their condition.
I owned the property until April 2011. The only structural change I made to the property was the
addition of the cover over the single car parking space.
If you have any questions, please contact meat 949-637-1665.
Sincerely,
Christophr Ba
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Attachment No. PC 8
May 2011 Street Elevation Photograph
49
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May 2011 Street Elevation Illustrating Garage Door
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Attachment No. PC 9
2011 Window Replacement Permit
S3
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o° o City of Newport Beach Building Division COMB Permit No: X2011-1039
\� PROJECT NUMBER: 0802-2011
PO Box 1768 Newport Beach,California 92658-8915 Permit Counter Telephone(949)644-3288 Inspection RequestsfFelephone(949)644-3255
natrloaR,T
Combination Type - SFP/ I I /
Job Address:4024 CHANNEL PL NB SA
Descriplion:CHANGE OUT(6)WINDOWS,(2)DOORS/REMOVE CEDAR SHINGLE AND REPLACE WITH HARD[SHINGLE
Inspector Area: 1 Legal Desc.: CANAL SECTION LOT 13 ELK 441 ALL-INC BET SAME&HIGH TIDE
LINE-
Owner: 4024 CHANNEL PL LLC Contractor: RIMCREST DEVELOPMENT INC Architect: -
Address: 4024 CHANNEL PL Address: 3419 VIA LIDO SUITE 455 Address:
NEWPORT BEACH CA 92663 NEWPORT BEACH CA 92663
Phone: 949466-0900 Phone: 949466-0900 Phone: Stale Lic:
Applicant: RIMCREST DEVELOPMENT INC Con Slate Lic: 868893 Engineer:
Address: 3419 VIA LIDO#455 Lic Expire: 06/31/2011 Address:
NEWPORT BEACH CA 92663 Bus Lic: BT30021452
Phone: 949466-0900 Lic Exp Date: 12131/2011 Phone: Slate Lic:
Code Edit: 2010 Worker's Compensation Insurance Designer:
Type of Construction: V-B Carrier: WIC EXEMPT Address:
Occupancy Group: R31U Policy No: (NO EMPLOYEES)
Added/New sq.ft.Bldg: 0 Expire: Phone:
Added/New sq.N.Garage: 0
No of Stories: 1 Building Setbacks Rear: / Special Conditions:
No of Units: 1 Front: I
Bldg Height: 0 Left: /
Bldg Sprinklers: Right: I
Flood Zone: Use Zone:
Issued Date: 04/28/2011 Parking Spaces: 0 Fire Hazard Zone:N
Construction Valuation: $9.000.00
Building Permit Fee: $193.10 Solar System PC: $0.00 Planning Department- Fire Department
Plan Check Fee: $0.00 Excise Tax: $0.00 Plan check Fee: $30.00 Fire Inspection: $0.00
Overtime Plan Ck: $0.00 Fair Share: $0.00 Fire Plan Rev $0.00
Investigation Fee: $0.00 SJH Trans: $0.00 Demolition Fee
Record Management: $3.10 Grading Permit Fee: $0.00 In-lieu Housing Fee: $0.00 Building Dept Adm $0.00
Energy Compliance: $0.00 Grading PC Fee: $0.00 Public Works Department- General Service $0.00
CA Seismic Safety: $0.00 WQ Insp.Fee: $0.00 Park Dedication: $0.00 Refund Deposit $0.00
Disabled Access: $0.00 PNV Plan Check: $0.00
Fee Increase: Fee: $0.00 Electrical%: $0.00 San Dist: $0.00
Additional Fee: $97.85 Mechanical%: $0.00 NMUSD Fee: $0.00 $0.00
Hazardous Mal: $0.00 Plumbing%: $0.00 $0.00
Building Green Fee : $1.00
TOTAL FEE : $325.Q5, Plan Check Fee : $0.00 Fee Due at Permit Issuance : $325.05
PROCES$90 ByPUBLIC WORKS APPROVAL:
ZONING APPROVAL: PLAN CHECK BY:
GRADING APPIjQYAI: APPROVAL TO ISSUE:
PERMITS EXPIRE 180 DAYS AFTER ISSUANCE OR LAST VALID INSPECTION.
OWNER-BUILDER DECLARATION
I hereby affirm under penally of perjury that 1 am exempt from the Contractors'Slate License Law for the reason(s)indicated below by the checkmark(s)I have placed next to the applicable item(s)
(Section 7031.5, Business and Professions Code:Any city or county that requires a permit to construct, alter,improve,demolish,or repair any structure,prior to its issuance,also requires the applicant for
the permit to file a signed statement that he or she is licensed pursuant to the provisions of the Contractors'Slate License Law(Chapter 9(commencing with Section 7000)of Division 3 of the Business and
Professions Code)or that he or she is exempt from licensure and the basis for the alleged exemption.Any violation of Section 7031.5 by any applicant for a permit subjects the applicant to a civil penally of
not more than five hundred dollars($500).
❑ I,as owner of the property,or my employees with wages as their sole compensation,will do L)all of or(,portions of the work,and the structure is not intended or offered for sale(Section 7044,
Business and Professions Code:The Contractors'Stale License Law does not apply to an owner of properly who,through employees'or personal effort,builds or improves the property, provided that the
improvements are not intended or offered for sale. If,however,the building or improvement is sold within one year of completion,the Owner-Builder will have the burden of proving that it was not built or
improved for the purpose of sale).
111,as owner of the properly,am exclusively contracting with licensed Contractors to construct the project(Section 7044,Business and Professions Code:The Contractors'State License Law does not
apply to an owner of properly who builds or improves thereon,and who contracts for the projects with a licensed Contractor pursuant to the Contractors'State License Law).
❑ 1 am exempt from licensure under the Contractors'State License Law for the following reason:
By my signature below I acknowledge that,except for my personal residence in which I must have resided for at least one year prior to completion of the improvements covered by this permit, I cannot legal)
sell a structure that I have buill as an owner-builder if it has not been Constructed in its entirety by licensed contractors. I understand that a copy of the applicable law,Section 7044 of the Business and
Professions Code,is available upon request when this application is submitted or at the following Web site:http://www.leginfo.ca.gov/calaw.htmi.
Signature of Property Owner or Authorized Agent Dale
LICENSED CONTRACTOR'S DECLARATION
hereby affirm under penally of perjury that I am licensed under provisions of Chapter 9(commencing with Section 7000)of Division 3 of the Business and Prof ssions Co D�my license is in full force
and effect.
License Class License No Date "'�P'II Contractor Signature
WORKERS' COMPENSATION DECLARATION
WARNING:FAILURE TO SECURE WORKERS'COMPENSATION COVERAGE IS UNLAWFUL,AND SHALL SUBJECT AN EMPLOYER TO CRIMINAL PENALTIES AND CML FINES UP TO ONE HUNDRED THOUSA D DOLLARS($`100,000),IN ADDITION TO THE
COST OF COMPENSATION,DAMAGESAS PROVIDED FOR IN SECTION 3706 OF THE LABOR CODE,INTEREST,AND ATTORNEY'S FEES.
I hereby affirm under penally of perjury one of the following declarations:
I have and will maintain a certificate of consent to self-insure for workers' compensation, issued by the Director or Industrial Relations as provided for by Section 3700 of the Labor Code, for 11
performance of the work for which this permit is issued. Policy No,
I have and will maintain workers' compensation insurance, as required by Section 3700 of the Labor Code, for the performance of the work for which this permit is issued. My workers' compensalio
insurance carrier and policy number are:
Carrier Policy Number Expiration Dale
Sif
gent Phone#
that,in the performance of For which this permit is issued,I shall not employ any person in any manner so as to become subject to the workers'compensation laws of California,and agre
ould become subject to 1 rglcompensation provisions of Section 3700 of the Labor Code, I shall forthwith comply with those provisions.
Signature of Applicant V Date
DECLARATION REGARDI G COTRUCTION LENDING AGENCY
I hereby affirm under penally of perj that there is a construction lending agency for the performance of the work for which this permit is issued(Section 3097,Civil Code).
Lender's Name Lender's Address
By my signature below,I Certify to each of the following:
I am the property owner or authorized to act on the property owner's behalf.
I have read this application and the information I have provided is correct.
I agree to comply with all applicable city and county cas and state laws relating to building construction.
I authorize representatives of this city or coun y to e r lh -identified property for inspection purposes. �/' z6r—/
Signature of Properly Owner or Authorized Agent Print Property Owners or Authorized Agent's Name �fnsL � � Y Dale —
ACPON DATE BY DECLARATION OF COMPLIANCE WITH CODE OF FOR OFFICE USE ONLY
FEDERAL REGULATIONS PART 61 OFTITLE40 AND
PERMIT EXPIRED AQMD RULE 1403.
PERMIT CANCELLED ❑ 1 SUBMITTED ASBESTOS NOTIFICATION TO:
❑ EPA
PERMITEXTENOED ❑ AQMD ;
❑ ASBESTOS NOTIFICATION IS NOT APPLICABLE TO
PERMIT FINAL PROPOSED DEMOLITION.
CERTIFICATEOF
OCCUPANCYISSUED SIGNATURE:
�4 �EwPo�r CITY OF NEWPORT BEACH
x BUILDING DIVISION
WINDOW & DOOR REPLACEMENT
cqL I R oR�i¢
WINDOW & DOOR REPLACEMENT
A. ON THE RIGHT HAND SIDE, SKETCH THE EXTERIOR WALLS' LAYOUT SHOWING THE WINDOWS AND DOORS 2ND FLOOR LAYOUT
SIMILAR TO THE SAMPLE SHOWN BELOW. LABEL PROPERTY LINES. SHOW FRONT, REAR & SIDE SET BACKS
FROM PROPERTY LINES. PLEASE PREPARE THIS DOCUMENT WITH INK.
B. SHOW LOCATIONS OF WINDOWS & DOORS.
C. SPECIFY THE TYPE & SIZE OF EACH WINDOW & DOOR CHANGE OUT IN THE SCHEDULE PROVIDED
D. SPECIFY ON SCHEDULE WHICH WINDOWS ARE REQUIRED "EGRESS" WINDOWS FROM SLEEPING ROOM.
E. EVERY SLEEPING ROOM MUST HAVE AT LEAST ONE WINDOW OR DOOR OPENING DIRECTLY TO THE
EXTERIOR. IT MUST MEET THE FOLLOWING CRITERIA:
- MIN. NET CLEAR OPENING WIDTH: 20"
- MIN. NET CLEAR OPENING HEIGHT: 24"
- MW. NET CLEAR GRADE-FLR OPENING 5.0 SQ.FT. (720.0 SQJN.)
- MIN. NET CLEAR ABOVE GRADE-FLR OPENING: 5.7 SQ.FT. (820.8 SQ. IN.)
- MAX SILL HEIGHT ABOVE THE FLOOR: 44"
F. BAY WINDOW MUST BE NON-COMBUSTIBLE MATERIALS IF IT PROJECTS WITHIN S-0" FROM PROPERTY LINE.
G. ALL NEW AND REPLACEMENT WINDOWS AND DOORS WITH GLASS MUST BE DUAL GLAZED.
(U & SHGC VALUES SHALL BE 0.40 MAXIMUM)
H. THE FOLLOWING LOCATIONS REQUIRE SAFETY GLAZING (TEMPERED OR LAMINATED).
GLASS TO BE ETCH MARKED:
1) GLAZING IN SWINGING, SLIDING, FIXED, AND BI-FOLD DOORS.
2) GLAZING IN WINDOWS WITHIN 24" FROM DOORS AND LESS THAN 60" HIGH.
3) GLAZING WITHIN 5 FT FROM POOL OR SPA.
4) GLAZING IN WINDOWS AT SHOWER OR BATHTUB AND STAIR LANDINGS LESS
THAN 60" ABOVE FLOOR.
5) WHEN ALL OF THE FOLLOWING OCCUR: EXPOSED AREA OF INDIVIDUAL PANE GREATER THAN 9 SQ. FT;
EXPOSED BOTTOM EDGE LESS THAN 18" ABOVE THE FLOOR; ONE OR MORE WALKING SURFACES WITHIN
36" HORIZONTALLY OF THE PLANE OF THE GLAZING AND THE TOP EDGE IS MORE THAN 36" ABOVE
THE FLOOR.
1. DOES ANY REPLACEMENT DOOR SWING OUT?
NO
YES THEREFORE, OUTSWING DOOR MUST OPEN OVER A LANDING NOT MORE THAN 1 1�2" BELOW
TOP OF THRESHOLD TO THE EXTERIOR LANDING' FINISH ELEVATION. THE LANDINGS WIDTH
SHALL NOT BE LASS THAN THE DOOR SERVED WITH A MINIMUM DIMENSION OF 36" MEASURED
IN THE DIRECTION OF TRAVEL AND A SLOPE NOT TO EXCEED 1/4" TO 12" (2%).
J. INSTALL OR VERIFY SMOKE AND CARBON MONOXIDE DETECTORS ARE EXISTING PER CRC R314.1 AND R315.2 O
1ST FLOOR LAYOUT Q� O
SAMPLE LAYOUT
6% �r
OUTSWING DOORS 41my)l}1l
� I
r
DB SLIDING DOORS
DC
WINDOW
BR 1ArB b1
5' I 1 !3`611
6' L.R.. KITCHEN 4' 3 to
WC
WA DA CITY OF NEWPORT EACH BUILDING DEPARTM
AL OF THESE PLANS DO NOT CONSTITUTE RESS OR IMPUFD -
B TION TO CONSTRUCT ANY BUILDING IN VIOLATION OF OR INCOISISTEb
ORDINANCES, PLANS, AND OMIES OF THE CITY OF NEWPORT B CH THIS
DOES NOT GUARANTEE AT THESE PLANS :Y=g, IN ALL RESP CTS, IN,
W E WITH CIN, BUILDING D ZONIN INANCLS, PLANS AND UCIER -
��+±��pp�� THE CITY OF NEWPORT BEACH RESS S TH IGHf REQ RE ANY PERM EE Tt;
VATV'lGE REVISE THE BUILDING STRUCK I ENT AU OP D BY THES PLANS '
BEFORE, DURING OR AFTER 0 IF EC'c3 COMPLY V TM TtiE•g
ORDINANCES,PLANS AND POLICIES F1H IYO"NEW 1RT 4K
VWW W�
PERMITTEE'S ACKNOWUVGEMENT. glppbyTU )
DEPARTMENT SIGNATURE DATE
PU _
BLIC WORKS ,_ _ —
GLj I
E NERAL SERVICES — PA
-
FIRE
GRADING
PLANNING
® M1p
APPRO DATE 171
Dl -
BY A3
WINDOW AND DOOR SCHEDULE
T IJAff DOOR WINDOW EXIST. SIZE : NEW / REPLACE EGRESS
STREET NAME SIZE &r TYPE SIZE & TYPE WINDOW
1�v A 51 Ofi k 5 011 eat 5T0" k 51 �j'
WINDOW AND DOOR SCHEDULE V V� �h GSA 11�l'
DOOR WINDOW EXIST. SIZE NEW / REPL. EGRESS
SIZE & TYPE SIZE & TYPE WINDOW
DA 39 X 69 30-X 6$ ��
-9A �Qry X y' D� GSrr) �, a X �b" csr►•j
D13 69 X 6$ SLIDER 60 X 68 FR � uT A 0 I �� ' t1 N U IVl
DC 8Q X 66 SLIDER 80-X 68 SLIDER T g /L1�" x
WA 40-X 30 SLIDER 4QX 30 SLIDER NO
W8 42 X 36 SLIDER 40-X 59 CSMT YES OWNERS NAME: 402 �VI(A' "'""� G1L�L I APPLICANT'S NAME:
WC 50-X 3Q 54 X 32 BAY No
PROJECT ADDRESS: 414 U1001-6 C at,PHONE NO.:� �L{d1�( b�Db APPLICANTS S�UtTURE: '-
-- -
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Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
I �y
ME INN 0
- - -_ -
® •
EW Pp
Planning Commission
Public Hearing
June u s
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9, • C4<IFORN�P
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Vicinity � n
Map Cq P
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4020 4078
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07/09/2015 Community Development Department - Planning Division 2
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Approved :L977 Floor Plann OL IF
-
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07/09/2015 Community Development Department - Planning Division 3
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
As = Built Floor Plan
cgC,FOQ��'
e,ae�ae�btisswn
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O7/09/2015 Community Development Department - Planning Division 4
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Floor Plan Comparison
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a
C'4G/FORN�P
fv7- 1 O" " O,NN1 31 Ser- ti.2!' -- ' - - ---- ---
QJ MAllcb
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mst bedroom '
-.�- r --�I LIVING IeGGt�l 'II'x
I
laundry msi bath
L
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07/09/2015 Community Development Department - Planning Division 5
May 2011 Street Elevation
r
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Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Exterior Photographs 01
f `
ti t
.r. - - ■■ ■■ ■ _
07/09/2015 Community Development Department - Planning Division 7
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Converted Garage
a
C9GF00.NP
e L �
07/09/2015 Community Development Department - Planning Division 8
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Living Room Kitchen 01
4
1 V
L
k�
07/09/2015 Community Development Department - Planning Division 9
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Findings in Support
.n
e..
cqC/FORNP
1 space reasonable in this case
Z, soo SF- z bedrooms
6o % smaller than allowed floor area
Compiles with all other development standards
Retains character of early development and
scale
Compatible with other older development in
neighborhood constructed with 1 space
07/09/2015 Community Development Department - Planning Division 10
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Scale of Structure r
I 11
07/09/2015 Community Development Department - Planning Division 11
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Other Similar a
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42.
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07/09/2015 Community Development Department - Planning Division 12
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Other Similar Structures
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07/09/2015 Community Development Department - Planning Division 13
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Other Similar a
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07/09/2015 Community Development Department - Planning Division sq
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Other Similar a
C9GF00.NP
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07/09/2015 Community Development Department - Planning Division 15
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
Condition 8 -- 065)
y�P
Sidewalk • •
i
I � I
pry.
07/09/2015 Community Development Department - Planning Division 16
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
Condition • 0 1
As - Built Building Permits
Submit as- built plans to City for review and
permits
Ensure compliance with all applicable Building
and Fire Codes
Minimize potential hazards to occupants and
neighbors related to unpermitted improvements
07/13/2012 Community Development Department- Planning Division 17
Planning Commission - July 9, 2015
Item No. 2a: Additional Materials Presented at Meeting
065)
ParkingCondition io 0 1
Management •
Prevent intensification of parking demands
Limit life of the structure
Recordation of covenant restricting future
improvements
additional floor area
bedrooms
significant reconstruction of walls
07/13/2012 Community Development Department- Planning Division 18
� • 14 • '• •
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For more information contact: IF Jaime Murillo
949-644-3209
jmurillo@a newportbeachca.gov
www.newportbeachca.gov
Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
FLOWER RESIDENCE I Planning Commission Public
Hearing
4024 CHANNEL PLACE July 9,2015
Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
� I
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Planning Commission - July 9, 2015
to r.:: r., prmr,W■veCeA C-lowMy Kxe%moc.*9mrt, rALiOwyjUW Eww, Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
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Planning Commission - July 9, 2015
' It Additional Materials Presented at Meeting
Flo r Residence Parking Reduction (PA2015-065)
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Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
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Planning Commission - 2015
Item No. 2b Additional Materials Present" t Meeting
Flower Residence Parking Reduction( A2015-065)
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Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reductidri,(PA2015-065)
M
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Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
� 7
' Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
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Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
PRIOR STATE History of
Conversions
Planning Commission - July 9, 2015
CITY OF NEWPORT BEACH Item No. 2b Additional Materials Presented at Meeting
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Planning Commission - July 9, 2015
e� .Iltein Nn_ 2h Adclitinnal Materials Presented at Meeting
- 1ST FLOORgv_^Y00TJence Parkino R uction (PA2015-065)
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Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
AW IA A
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HISTORIC PHOTO OF PRIOR CONDITIONS
Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
CONVERSION HISTORY
Garage fagade has existed for at least 33 years and in the staff report hand
written page 6 notes:
`A letter from Christopher Ball property owner from 2006 to
2017 indicates that the full garage conversion into a bedroom occurred
prior to his purchase of the property"
Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
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PI - ly 9, 2015
Item No. 2b Add' ` t Meeting
Flower Resi 015-065)
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Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
EXISTING NEIGHBORHOOD I since 194o's
Planning Commission - July 9, 2015
' Ist b Additional Materials Presented at Meeting
-� sidence Parking Reduction PA2015-065)
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ly 9, 2015
Item No. �2 t Meeting
2015-065)
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Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
PROPOSED IMPROVEMENTS
Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meetir g
Add s• . s' -40pavwr horde., Mvcroasas Flower Residence Parking Reduction (PA2015-06 )
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CODE COMPLIANT PARKING SPACE 19 FT IN DEPTH
Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
■
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Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
CONDITION # 6
"Applicant to obtain building
permits for previously unpermitted
improvements to the dwelling ."
Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
CONDITION # 10
"Applicant shall record a covenant that restricts
any future improvements to the property that
would involve the addition of new floor area ,
addition of bedrooms, or that require the
demolition and reconstruction of any building
wa I Is."
Planning Commission - July 9, 2015
Item No. 2b Additional Materials Presented at Meeting
Flower Residence Parking Reduction (PA2015-065)
FLOWER RESIDENCE I Planning Commission Public
Hearing
4024 CHANNEL PLACE July 9,2015