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HomeMy WebLinkAbout2.0_Mesa Drive Townhomes at 20462 Santa Ana & 1501 Mesa Drive_PA2017-21804"O;""t CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT March 21, 2019 Agenda Item No. 2 SUBJECT: Mesa Drive Townhomes (PA2017-218) • Major Site Development Review SD2017-008 • Tentative Tract Map No. NT2017-003 • County Tentative Tract Map No. 18121 SITE LOCATION: 1501 Mesa Drive and 20462 Santa Ana Avenue APPLICANT: Anastasios Nikolaou OWNER: Anastasios Nikolaou PLANNER: Liz Westmoreland, Assistant Planner Iwestmoreland(a)newportbeachca.00v, 949-644-3234 PROJECT SUMMARY A major site development review and tentative tract map to demolish two existing single- family residences and construct an eight -unit residential condominium project. Each unit will consist of four stories (including a roof deck) with an attached two -car garage. The project includes four on-site guest parking spaces including one accessible parking space. A tract map is requested to merge the two existing lots and allow for each of the eight units to be sold individually as condominiums. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2019-008 approving Major Site Development Review SD2017-008 and Tentative Tract Map No. NT2017-003 (Attachment No. PC 1). 1 9 LOCATION VICINITY MAP ZONING ♦ �r ON-SITE RM (Multiple -Unit RMD (Multi -Unit Two lots with a single-family Residential Residential Detached residence on each NORTH RM RMD Multi -family residences existin /a roved Single-family and multi -family SOUTH (Unincorporated County) a10� residences EASTI RM RMD Multi -family residences WEST unincorporated Count (Unincorporated Count Santa Ana CouNta Club GENERAL PLAN ZONING PP J. 9 Vl L� � TP J. 9C T JL JOv 9 ° P jP pP OQ A r LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE RM (Multiple -Unit RMD (Multi -Unit Two lots with a single-family Residential Residential Detached residence on each NORTH RM RMD Multi -family residences existin /a roved Single-family and multi -family SOUTH (Unincorporated County) (Unincorporated County) residences EASTI RM RMD Multi -family residences WEST unincorporated Count (Unincorporated Count Santa Ana CouNta Club 3 INTRODUCTION Project Setting The subject property is located in the Santa Ana Heights area at the intersection of Santa Ana Avenue and Mesa Drive. The project site comprises of two separate lots containing a total of 14,180 square feet. It is located within the Multi -Unit Residential Detached (RMD) Zoning District and is surrounded by single- and multi -family uses to the north and east. To the west across Santa Ana Avenue is the Santa Ana Country Club golf course, which is within the unincorporated County area. The single- and multi -family uses to the south (across Mesa Drive) are also located within unincorporated County area. The existing property to the north (20452 Santa Ana Avenue) contains three residential units. However, in 2016 the property was approved for redevelopment of the Santa Ana Cottages project (PA2016-069) for the construction of seven condominium units in two buildings. The Santa Ana Cottages project contains three stories and will reach the same maximum height (33 feet) as the proposed Mesa Drive Townhomes project. Project Description The proposed project would replace the existing two single-family residences with an eight -unit residential condominium development. The development would consist of two separate buildings, each containing four units, resident garages, uncovered guest parking, landscaping, and common open space'. Residential Units Each dwelling unit would be four stories and include an attached two -car garage at the lowest level. The two buildings on-site would not exceed the 33 -foot sloped roof height limit for the RMD Zone. The proposed condominiums include five floor plans with gross floor areas ranging from 2,908 to 3,643 square feet. The first floor of each unit contains a two -car garage, a full bathroom, and either an office or bedroom2. The second floor contains the main living area that will include the kitchen, a half bath, dining area, and living room. The third floor contains three bedrooms. The fourth floor contains a bonus room and roof decks. The garages are oversized to allow for the screening and storage of refuse and recycling containers. ' The land area within a residential development that is not individually owned or dedicated for public use and that is designed, intended, and reserved exclusively for the shared enjoyment or use by all the residents and their guests. Does not include enclosed spaces/facilities (e.g., community center, meeting rooms, etc.). Illustrative examples include: areas of scenic or natural beauty, barbecue areas, habitat areas, hiking, riding, or off-street bicycle trails, landscaped areas, play areas, swimming pools, tennis courts, and turf areas. 2 Unit 5 contains a bedroom on the first floor; all other units contain an office. 0 The applicant describes the overall design of the development as traditional craftsman design with various architectural materials from smooth stucco, siding, shaker shingles, and board and batten siding. The colors of the materials would generally include neutral tones such as navy blues, cream/white, and grey. On -Site Improvements The proposed project includes the installation of a private sewer system, which will connect to the main sewer line in Santa Ana Avenue. The current service providers for electric, gas, cable, and telephone would continue to serve the site and all utilities will be underground. The project includes excavation, with the first floor pad of the structures approximately three feet below the average grade of the site. The two existing driveways along Santa Ana Avenue and one existing driveway along Mesa Drive would be removed and consolidated to provide one driveway along Santa Ana Avenue. A common drive aisle would separate the two buildings and provide access to the private garages and to four guest parking spaces at the rear of the project site. Pedestrian access is provided along each of the side yards. Landscaping and low garden walls (less than 42 inches in height from existing grade) are provided within the front setback. Landscaping is also provided at the rear of the site, outside of the parking and barbeque areas. Mid-size walls will be provided along the side property line abutting Mesa Drive to provide additional privacy to the first floor of the units while maintaining visibility from the roadway. Up to six-foot high walls will be provided in the side yard separating the adjacent Santa Ana Cottages property to the north and the subject property. Off -Site Improvements As conditioned, all existing curb, gutter and sidewalk along the entire Santa Ana Avenue and Mesa Drive property frontages will be required to be reconstructed and any damage to the public right-of-way improvements will be required to be repaired by the applicant. The applicant would also pay an in -lieu park dedication fee pursuant to Newport Beach Municipal Code (NBMC) Chapter 19.52 (Park Dedications and Fees), as required for park or recreational purposes in conjunction with the approval of the residential subdivision of 50 units or less. Credit is granted for the two existing residential units; therefore, the in - lieu park fee would be required for the net increase of six dwelling units. Additionally, the applicant will be required to pay traffic impacts fees to the City (Fair Share Fee) and to the San Joaquin Hills Transportation Corridor Area (Major Thoroughfare and Bridge Fee) for the net increase of six units prior to the issuance of building permits. 5 DISCUSSION Analysis Consistency with General Plan The Land Use Element (LU) of the General Plan designates the site as Multiple Residential (RM), which is intended to provide for areas appropriate for multiple -unit residential developments containing attached or detached dwelling units. This designation allows 43 dwelling units per acre, which equates to a maximum allowable density of approximately 13 units (43 x 0.3255 acre) at this site. The proposed project is consistent with General Plan Policy LU 5.1.9, which requires multi -family dwellings to be designed to convey a high quality architectural character in regard to building elevations, ground floor treatment, roof design, parking, open space, and amenities. Parking is provided as attached garages are integrated with the residential structures, while the guest spaces on the site are uncovered. The project provides a varied roof profile, with the fourth floor set back from the side setbacks and interior drive aisle. The fourth floor is also limited in size and setback from the property line, with roof decks on either side of the living space to create more visual relief and reduced building mass. The fourth floor is approximately half the size (living area) of the second and third floors below, creating additional relief from the neighboring roadways. The first floor level is partially below grade, with the units along Mesa Drive afforded additional privacy due to the lower grade of the ground floor office/bedroom and garage. Architectural treatment and building articulation is concentrated along Mesa Drive, which is the project's longest frontage and the most visible to pedestrians and motorists. There is substantial visual interest created through varied materials and colors, such as metal clad siding and a mix of vertical and horizontal lines. Consistency with the remaining principles of LU 5.1.9 is ensured through compliance with zoning development standards. The proposed project is consistent with General Plan Policy LU 6.6.2, which promotes the development of a mix of residential types and building scales as the proposed project includes an attached product type that will contribute to the variety of housing types in Santa Ana Heights and the surrounding areas. Consistency with Zoning Code The proposed development complies with the development standards of the RMD Zoning District as shown in Table 1. This property was annexed into the City as part of the West Santa Ana Heights Annexation. Although the intent of this district states that it is intended to provide for areas appropriate for multi -unit residential developments exclusively containing detached dwelling units, there are no development standards in place to require the detached design. Prior to the Zoning Code update of 2010, the properties were zoned Medium Density Residential (RMD), and both attached and detached units were permitted. The Zoning Code update of 2010 erroneously omitted the allowance for VI attached units, which was not the intent of the update. Furthermore, much of the existing multi -family residential development in RMD Zoning District is attached. Table 1: RMD Development Standards Development Standard Requirement Pro osed Lot Area min. 5,000 square feet.(sf) 14,180 sq. ft. Lot Width min. 50 ft. 89 to120 ft. Site Area per Unit min. 1,000 sq. ft. 1,772.5 sq. ft. Floor Area Limit max. N/A 24,437 sq. ft. Building Height max. 33 ft. sloped 33 ft. sloped Setbacks min. Front 20 ft. 20 ft. Side North 5 ft. 5 ft. Side South 5 ft. 5 ft. Rear 25 ft. 25 to 31 feet Common Open Space min. N/A' 2,245 sq. ft. (95 sq. ft./unit Private Open Space min. N/Az Approx. 1,500 sq. ft. total 188 sq. ft./unit (average) Parking (min.) 2 per unit covered (16 spaces) 0.5 per unit guest 4 spaces 16 garage spaces 4 guest spaces 1. Other multiple -unit zones require 75 square feet of common open space per unit (minimum dimension of 15 feet). (75 sf x 8 units = 600 sf min.) 2. Other multiple -unit zones require private open space to be at least 5% of the gross floor area per unit minimum dimension of 6 feet). 5% of 24,437 gross sf = 1,222 sf minimum Major Site Development Review A major site development review is required to allow the construction of five or more dwelling units with a tentative tract map. In accordance with NBMC Section 20.52.080(F) (Findings and Decisions), the Planning Commission must make the following findings for approval of a major site development review. The proposed development is: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria identified in subsection (C)(2)(c): L Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; 7 iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30. 100 (Public View Protection). 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings for approval can be made. The proposed project is consistent with the General Plan and Zoning Code, which is discussed in the previous sections (Consistency with the General Plan and Consistency with the Zoning Code). The proposed design will comply with all applicable development standards as demonstrated within the attached plans. Consistency with all applicable development standards will ensure compatibility with future development and redevelopment in the surrounding area under identical zoning classifications. Vehicular access to and circulation within the project site has been reviewed by the Public Works Department to ensure adequacy and efficiency. As conditioned, the driveway design along Santa Ana Avenue shall provide a minimum four - foot -wide accessible path around the sloped portion of the driveway. Also as conditioned, all landscaping will comply with the City's Water -Efficient Landscaping Ordinance. There are no open space requirements for the RMD Zone, however, the project provides approximately 2,245 square feet of common open space (i.e. barbeque and grass areas at the rear and front of the property). Similarly, the project would provide at least 1,500 square feet total, or an average of 188 square feet per unit of private open space (e.g. roof decks). Other multi -unit zones require private open space to be 5 percent of the gross floor area for each unit, where the project provides approximately 6 percent. Lastly, the subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with NBMC Section 20.30.100 (Public View Protections). Tentative Tract Map A tentative tract map is proposed for condominium purposes to allow multiple property owners for one parcel. In accordance with NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps), the Planning Commission must make the following findings for approval of a tentative tract map: That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code; I 2. That the site is physically suitable for the type and density of development; 3. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report,- 4. eport; 4. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems; 5. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision,- 6. ubdivision, 6. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land; 7. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project, and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area; 8. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act; 9. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the 0 region against the public service needs of the City's residents and available fiscal and environmental resources; 10. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board; and 11. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings for approval can be made. The proposed project is consistent with the General Plan, Subdivision Map Act, and City Subdivision Code. The 14,180 -square -foot site is mostly regular in shape, has a slope of less than 20 percent, and is large enough to accommodate the density proposed in compliance with all applicable Zoning requirements. The site is suitable for the type and density of development proposed in that the infrastructure serving the site and surrounding area has been designed and developed to accommodate the proposed project. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. In this case, the project meets the criteria for this exemption because the project is consistent with the General Plan Land Use Element category of RM as well as the RMD Zoning District. The project site area is less than five acres and generally surrounded by existing residential development and a golf course. The lot is substantially developed and is not within environmentally sensitive areas. The proposed project was reviewed by the Public Works Department and concerns related to traffic were not found. Further, a traffic study was not required under the City's Traffic Phasing Ordinance (TPO). No significant effects are anticipated for the lot with regard to noise or air quality as the proposed project will be replacing existing single-family developments. A preliminary water quality management plan (WQMP) was reviewed and approved to address potential water quality issues. Lastly, the project was also reviewed by the Public Works and Fire Departments, and it was determined both lots maintain adequate access to both utilities and public services. Alternatives 1. The Planning Commission may require changes to the project to alleviate any concerns related to the design or the ability to make the required findings. If the changes are substantial, the item should be continued to a future meeting to allow the 10 applicant to make the necessary adjustments and to allow staff to prepare a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 2). Public Notice Notice of this hearing 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. Prepared by: n 4Lizestmoreland, Assistant Planner ATTACHMENTS Submitted by: J�=klv-eA Jim Campbell Deputy Community Development Director PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Project Plans PC 4 Project Renderings 11 12 Attachment No. PC 1 Draft Resolution with Findings and Conditions 13 E. RESOLUTION NO. PC2019-008 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING MAJOR SITE DEVELOPMENT REVIEW NO. SD2017-008 AND TENTATIVE TRACT MAP NO. NT2017-003 FOR AN EIGHT -UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 1501 MESA DRIVE AND 20462 SANTA ANA AVENUE (PA2017- 218) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by Anastasios Nikolaou with respect to property located at 1501 Mesa Drive and 20462 Santa Ana Drive, and legally described as a Portion of Lot 5 of Tract Map 456 requesting approval of a major site development review and tentative tract map. 2. The applicant proposes to demolish two (2) existing single-family residences and construct eight (8) new residential condominium units (the "Project"). Each unit will consist of four (4) stories (including a roof deck) with an attached two (2) car garage. The Project includes four (4) on-site guest parking spaces including one accessible parking space. A tract map is requested to merge the two (2) existing lots and allow for each of the eight (8) units to be sold individually as condominiums. 3. The subject property is designated Multiple -Unit Residential ("RM") by the General Plan Land Use Element and is located within the Multi -Unit Residential Detached (RMD) Zoning District. 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 21, 2019, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15332 under Class 32 (In -Fill Development) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 2. In this case, the Project is consistent with the General Plan Land Use Element category of RM as well as the RMD Zoning District. Residential condominiums are an allowed use in the land use category designation as well as in medium density residential ('RMD"). The 15 Project site area is less than five (5) acres and generally surrounded by residential development and a golf course. The lot is substantially developed and is not within environmentally sensitive areas. The Project was reviewed by the Public Works Department and concerns related to traffic were not found. Further, a traffic study was not required under the City's Traffic Phasing Ordinance ("TPO"). No significant effects are anticipated for the lot with regard to noise or air quality as the Project will be replacing existing single-family developments. A preliminary water quality management plan ("WQMP") was reviewed and approved to address potential water quality issues. The Project was also reviewed by the Public Works and Fire Departments and it was determined both lots maintain adequate access to both utilities and public services. SECTION 3. REQUIRED FINDINGS. Major Site Development Review In accordance with NBMC Section 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: A. The proposed development is allowed within the subject zoning district. Fact in Support of Finding: The subject property is located within the Multi -Unit Residential Detached ("RMD Zoning District"), which provides for areas appropriate for multi -unit residential development consisting of detached units. Although the Project does not contain detached dwelling units, the Project is consistent with the General Plan and applicable development standards of the Zoning Code. Prior to the Zoning Code update of 2010, the properties were zoned RMD, and both attached and detached units were permitted. The Zoning Code update of 2010 erroneously omitted the allowance for attached units, which was not the intent of the update. Thus, both attached and detached units are allowed in the RMD Zoning District. Finding: B. In compliance with all of the applicable criteria identified in NBMC Subsection [20.52.080](C) (2) (c): a. Compliance with this Section, the General Plan, the Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; b. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design; C. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; 10 d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; e. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and f. The protection of significant views from public right(s)-of-way and compliance with [NBMC] Section 20.30. 100 (Public View Protection). Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the subject property as RM, which is intended primarily for multi -family residential development containing attached or detached dwelling units. The proposed multi -unit residential development is consistent with the General Plan designation. This designation allows forty-three (43) dwelling units per acre. The eight (8) unit Project is less than the maximum allowable density of approximately thirteen (13) units. 2. The RMD Zoning District allows one unit per 1,000 square feet of lot area. The property is 14,180 square feet in area; therefore, up to fourteen (14) units could be permitted onsite per the Zoning Code Table 2-3 (Development Standards). The General Plan further limits density to a maximum of thirteen (13) units on-site. Thus, the eight (8) unit Project proposes approximately 60 percent of the maximum density allowed on-site, while still providing additional housing opportunities and types within the City. The Project would result in a net increase of six (6) units. 3. The Project complies with the development standards of the RMD Zoning District. The proposed four (4) story buildings are approximately thirty-three (33) feet tall, in compliance with the maximum height limitation of the district. The buildings meet all required setbacks. The Project provides common and private open space, where none is required by the Zoning Code. Approximately 2,245 square feet of common open space is provided in the form of open landscaped areas and a barbeque area. Approximately 1,500 square feet (minimum) of private open space is provided in the form of roof decks. Eight (8), two -car garages and four (4) uncovered guest parking spaces (inclusive of one (1) accessible space) are proposed for the development, which meets the minimum Zoning Code required for parking. 4. The Project will incorporate consistent architectural design such that all structures on the property are unified. The two (2) buildings are almost identical, with the same siding, color scheme, balconies, and awnings. The buildings will appear uniform from Santa Ana Avenue. Architectural treatment will harmonize with the surrounding neighborhood, which includes a range of design themes and architectural styles. 5. The Project provides a varied roof profile, with the fourth floor set back from the side setbacks and interior drive aisle. The fourth floor is both limited in size and setback from the property line, with roof decks on either side of the living space to create more visual relief and reduced building mass. The fourth floor (interior living area) is approximately half the size of the second and third floors below, creating additional relief from the neighboring roadways. The first floor level is partially below grade, with the units along 17 Mesa Drive afforded additional privacy due to the lower grade of the ground floor office and garage. Architectural treatment and building articulation is concentrated along Mesa Drive, which is the longest frontage of the property and the most visible to pedestrians and motorists. There is substantial visual interest created through varied materials and colors, such as metal clad siding and a mix of vertical and horizontal lines. 6. The bulk and scale of the structures on-site are compatible with the surrounding RMD properties more recently developed for apartment and condominium use. For example, the adjacent property to the east was approved for similar construction. The adjacent Santa Ana Cottages development at 20452 Santa Ana Avenue was approved for the development of seven (7) condominium units (PA2016-069). Although the approved project contains three (3) stories, it will reach the same maximum height of thirty-three (33) feet as the proposed Mesa Drive Townhomes project. Therefore, the Project will not look out -of -scale with existing and approved development. 7. Existing access for 20462 Santa Ana Avenue is provided via two (2) separate driveways along Santa Ana Avenue on either side of the single-family residence. The proposed site layout would consolidate the curb cuts on Santa Ana Avenue by creating one uniform driveway through the center of the site (i.e. perpendicular to Santa Ana Avenue). The eight (8) garages would be accessible via this central driveway and drive aisle. Additionally, the Project would remove the existing curb cut and access point for 1501 Mesa Drive property along Mesa Drive. Removal of the driveway and carport along this road would reduce hazards related to residents pulling in and out of the driveway on Mesa Drive. The site layout and guest parking area allow vehicles sufficient space to turn around on-site. Pedestrian access to the site is available along Santa Ana Avenue along an existing public sidewalk. 8. The Public Works Department has reviewed and approved the site plan, proposed improvements, parking configuration, and access driveway subject to the conditions of approval. 9. The twenty (20) foot front setback on Santa Ana Avenue and site layout provide for additional landscaping opportunities immediately adjacent to the street. As conditioned, all landscaping will comply with NBMC Chapter 14.17 (Water -Efficient Landscaping). 10. The subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with NBMC Section 20.30.100 (Public View Protection). Findinq: C. Not 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 development. Facts in Support of Finding: IN 1. The proposed eight (8) unit project would result in a net increase of six (6) units on the subject properties, where up to thirteen (13) units could be constructed per the General Plan. The amount of traffic to and from the neighborhood will not significantly change. The Project is conditioned to pay fair share traffic fees for the additional dwelling units on the property. A separate fee will be assessed and paid to both the City of Newport Beach as well as the San Joaquin Hills Transportation Corridor Agency ("TCA"). 2. Currently there are large hedges, fences, and other accessory structures that impede visibility at the corner of Santa Ana Avenue and Mesa Drive. The Project would remove all non -conforming features and new structures would comply with Public Works Standard STD 110-L, which provides visibility for pedestrians and motorists at intersections. Additionally, the new structure would comply with all setback requirements for residential development in this zoning district where the existing structure encroaches into the side setbacks along Mesa Drive. All features within the twenty (20) foot front setback along Sana Ana Avenue would be limited to forty-two (42) inches from existing grade. 3. The proposed development will comply with all Building, Public Works, and Fire Codes. The Project will also comply with all City ordinances and conditions of approval. 4. The Project has been conditioned to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment. Tentative Tract Map In accordance with NBMC Section 19.12.070(A) (Required Findings for Action on Tentative Maps), the following findings and facts in support of a tentative tract map are set forth: Finding: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with the applicable provisions of the Subdivision Map Act and the City Subdivision Code. Facts in Support of Finding: 1. The Land Use Element (LU) of the General Plan designates the site as RM, which is intended to provide for areas appropriate for multiple -unit residential developments containing attached or detached dwelling units. This designation allows forty-three (43) dwelling units per acre, which equates to a maximum allowable density of approximately thirteen (13) units. 2. The Project is consistent with General Plan Policy LU 5.1.9, which requires multi -family dwellings to be designed to convey a high quality architectural character in regard to building elevations, ground floor treatment, roof design, parking, open space, and amenities. The Project provides common and private open space, where none is 19 required by the Zoning Code. Common open space is provided in the form of open landscaped areas and a barbeque area. Private open space is provided in the form of roof decks. Parking is provided as attached garages integrated with the residential structures, while the guest spaces on the site are uncovered. The Project provides a varied roof profile, with the fourth floor set back from the side setbacks and interior drive aisle. The third floor is also limited in size, with roof decks on either side of the living space to create more visual relief. The units along Mesa Drive have additional privacy due to the lower grade of the ground floor office and garage. Architectural treatment and building articulation is concentrated along Mesa Drive, which is the longest frontage of the property and the most visible to pedestrians and motorists. Consistency with the remaining principles of LU 5.1.9 is ensured through compliance with development standards. 3. The Project is consistent with General Plan Policy LU 6.6.2, which promotes the development of a mix of residential types and building scales as the Project includes an attached product type that will contribute to the variety of housing types in Santa Ana Heights and the surrounding areas. 4. The subject property is not located within a specific plan area. 5. The Public Works Department has reviewed the proposed tentative tract map and found it consistent with the Newport Beach Subdivision Code (Title 19) and applicable requirements of the Subdivision Map Act. 6. The applicant will provide an in -lieu park dedication fee pursuant to NBMC Chapter 19.52 (Park Dedications and Fees), as required for park or recreational purposes in conjunction with the approval of a residential subdivision. The existing properties contain two (2) residential units and the Project would increase the number of dwelling units to eight (8). The in -lieu park fee would be required for the six (6) additional dwelling units. Credit for the existing residential units is provided because the impact to park services is related to the increase in residents associated with the new units. 7. Conditions of approval have been included to ensure compliance with Title 19 (Subdivisions). Finding: B. That the site is physically suitable for the type and density of development. Fact in Support of Finding: 1. The 14,180 -square -foot site is regular in shape, has a slope of less than twenty (20) percent, and is not within a zone deemed to be subject to seismically induced liquefaction potential. The site is large enough to accommodate the density proposed in compliance with all applicable Zoning requirements. The site is suitable for the type and density of development proposed in that the infrastructure serving the site and surrounding area has been designed and developed to accommodate the Project. As required by Condition of 20 Approval No. 41 (Exhibit "A"), a water and sewer demand study will be prepared to ensure that the water and sewer mains are adequate, and upgrades will be required if the infrastructure is not adequate. Finding: C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision-making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Fact in Support of Finding: The Project is not located near fish or wildlife habitat and the design of the subdivision will not cause substantial damage to habitat. See Section 2 (California Environmental Quality Act Determination). Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: The proposed Tentative Tract Map is for condominium purposes. All construction for the Project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per NBMC Section 19.28.010 (General Improvement Requirements) and Section 66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map Act. Furthermore, the Project conforms to all applicable City ordinances. 2. No evidence is known to exist that would indicate that the planned subdivision pattern will generate any serious public health problems. Findin : E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the decision-making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established 21 by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: 1. The design of the development does not conflict with any easements acquired by the public at large for access through or use of the property within the proposed development as there are no public easements that are located on the property. Sufficient site access is provided from the abutting public right-of-way (Santa Ana Avenue) with the proposed tract map. 2. Public improvements, including removal and replacement of damaged concrete curb, gutter, and sidewalk along Santa Ana Avenue and Mesa Drive frontage will be required of the applicant pursuant to the Municipal Code and the Subdivision Map Act. Each residential unit will be required to provide separate water service/meter and sewer lateral and cleanout. Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 ("Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Fact in Support of Finding: 1. The property is not subject to the Williamson Act. The subject property is not designated as an agricultural preserve and is less than one hundred (100) acres. Finding: G. That, in the case of a "land project' as defined in Section 11000.5 of the California Business and Professions Code: (a) there is an adopted specific plan for the area to be included within the land project; and (b) the decision-making body finds that the proposed land project is consistent with the specific plan for the area. Fact in Support of Finding: 1. California Business and Professions Code Section 11000.5 was repealed by the Legislature in 2006 via Assembly Bill 2711. However, the proposed subdivision is not a "land project," as defined in prior California Business and Professions Code Section 11000.5 because it does not consist of fifty (50) or more parcels. Finding: 22 H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: 1. The proposed Tentative Tract Map includes attached dwelling units with open space, private streets, and walkways further separating the units. The proposed subdivision design allows for solar access and future passive or natural heating and cooling opportunities. The proposed building height complies with the maximum limit of thirty- three (33) feet, which is compatible with the existing and allowed heights of other structures in the area. All of the units are aligned southeast -northwest with sufficient setbacks to provide southern exposure. 2. The proposed improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards based on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Finding: 1. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Fact in Support of Finding: 1. The maximum residential density allowed for the site will remain unchanged with project approval. The eight (8) unit Project is consistent with the RM General Plan land use designation, which allows a maximum of thirteen (13) residential units on the property. The increase in six (6) units will improve the City's ability to meet its regional housing goals. Finding: J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: 1. Wastewater discharge from the Project into the existing sewer system has been designed to comply with the Regional Water Quality Control Board ("RWQCB") requirements. 23 2. A Preliminary WQMP has been prepared and approved for the Project. 3. The conditions of approval include the requirement for a sewer demand study to determine if the existing sewer main on Santa Ana Avenue will be able to handle the sewage flows from the proposed development. Sewer connections are required to be installed per City Standards, the applicable provisions of NBMC Chapter 14.24 (Sewer Connection, Permits), and the latest revision of the Uniform Plumbing Code. Finding: K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Fact in Support of Finding: 1. The subject property is not located within the Coastal Zone. 69x0 r[•L[111.]x4769N1.111 NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Major Site Development Review SD2017-008 and Tentative Tract Map No. NT2017-003 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 21st DAY OF MARCH, 2018. AYES: NOES: ABSTAIN ABSENT: BY: Peter Zak, Chairman 24 BY: Lee Lowrey, Secretary 25 EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) Planning Division Conditions The development shall be in substantial conformance with the approved site plan, floor plans, building elevations, and project renderings 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 approval. 4. Prior to the issuance of a building permit a park fee shall be assessed for the net increase of six (6) additional dwelling units. 5. Prior to the issuance of a building permit, fair share traffic fees shall be assessed for the net increase of six (6) additional dwelling units. 6. Prior to the issuance of a building permit, San Joaquin Hills Transportation Corridor Agency ("TCA') fees shall be assessed for the net increase of six (6) additional dwelling units. 7. 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 building permits. 8. The applicant is responsible for compliance with the Migratory Bird Treaty Act ("MBTA"). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within three hundred (300) feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. 20 B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 9. Prior to the issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Major Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 10. Prior to the issuance of building permits, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 11. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 12. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 13. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 14. 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. 15. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 27 16. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 17. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 18. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of NBMC Title 20 Planning and Zoning. 19. 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 Mesa Drive Townhomes including, but not limited to, Major Site Development Review No. SD2017-008 and Tentative Tract Map No. NT2017-003 (PA2017-218). 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 upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department Conditions 20. Dumpsters with an individual capacity of two hundred (200) gallons or more shall not be stored in buildings or placed within five (5) feet of combustible walls, openings, or combustible roof eave lines. Dumpsters are not prohibited in areas protected by an approved automatic sprinkler system installed throughout in accordance with NFPA 13 California Fire Code ("CFC") Section 304.3.4. 21. A fire flow shall be determined for the structure per Fire Department Guidelines B.01 CFC Section 507.3. M 22. A fire alarm system that activates the occupant notification system shall be installed in Group R-2 occupancies where dwelling units, sleeping units are located three (3) or more stories above the lowest level of exit discharge (per CFC 907.2.9). 23. Means of egress shall be accessible per California Building Code ("CBC") Section 1009. 24. Elevators shall be required to accommodate a gurney and meet requirements of CBC Section 3002. 25. An automatic sprinkler system shall be installed in accordance with Section 903.3 throughout all buildings with a Group R fire area (CFC Section 903.2.8). Building Division Conditions 26. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 27. The applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two (2) feet of freeboard. • Pave or apply water four (4) times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two (2) hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed twenty-five (25) mph. Emissions • Require ninety (90) day low-NOx tune-ups for off road equipment. • Limit allowable idling to thirty (30) minutes for trucks and heavy equipment Off -Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. 29 Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that South Coast Air Quality Management District (SCAQMD) significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a ten (10) percent soil moisture content in the top six (6) inch surface layer, subject to review/discretion of the geotechnical engineer. 28. Prior to issuance of grading permits, the applicant shall prepare and submit a WQMP for the Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 29. Prior to the issuance of grading permits, an erosion control plan shall be submitted and approved. Public Works Department Conditions 30. Prior to commencement of demolition and grading of the Project, the applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works Department. The plan shall include discussion of Project phasing; parking arrangements for both sites during construction; anticipated haul routes and construction mitigation. Upon approval of the plan, the applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 31. A Tract Map ("Map") shall be recorded. The Map shall be prepared on the California coordinate system (NAD 83). Prior to the recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital -graphical file of said map in a manner described in Section 7-9-330 and 7-9- 337 of the Orange County Subdivision Code and Orange County Subdivision Manual Subarticle 18, respectively. The Map submitted to the City of Newport Beach shall comply with the City's CADD standards. Scanned images will not be accepted. 32. Prior to the recordation of the Tract Map, the surveyor/engineer preparing the map shall tie the boundary of the map into the horizontal control system established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and the Orange County Subdivision Manual, Subarticle 18, respectively. Monuments (one (1) inch iron pipe with tag) shall be set on each lot corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of the construction Project. 33. Prior to the recordation of the Tract Map, a Subdivision Agreement shall be obtained and approved by the City Council. 30 34. Prior to the Final Tract Map approval, the applicant shall provide a Faithful Performance Bond and a Labor and Materials Bond, each for one hundred (100) percent of the estimated public improvements. An engineer's cost estimate shall be prepared by a Registered Civil Engineer and approved by the Public Works Director. 35. An encroachment permit is required for all work activities within the public right-of-way. 36. All improvements shall comply with the City's sight distance standard STD -11-L. Walls within the limited use area shall be limited to less than thirty-six (36) inches in height and planting within the limited use area shall be limited to twenty-four (24) inches in height maximum. 37. In case of damage done to public improvements surrounding the development site by the private construction, said damage shall be repaired and/or additional reconstruction within the public right-of-way may be required. 38. All on-site drainage shall comply with the latest City water quality requirements. 39. The parking garage layout and drive aisles shall comply with City Standard STD -805 -L- A and STD -805 -L -B. Dead-end drive aisles shall provide dedicated turn around space(s) and a five (5) foot minimum clear paved hammerhead/drive aisle extension. Drive aisle shall be a minimum of twenty-six (26) feet wide. 40. Each unit shall be served by separate water and sewer services, unless otherwise approved by the utility provider. 41. Sewer and water demand studies shall be submitted to the applicable utility providers. Approvals of said studies by the utility provider shall be provided to the City of Newport Beach prior to the recordation of the Final Tract Map. 42. The applicant shall reconstruct the existing curb, gutter, and sidewalk along the entire Santa Ana Avenue and Mesa Drive property frontages. 43. Driveway slopes shall comply with City Standard STD -160 -L -C. 44. The driveway design along Santa Ana Avenue shall provide a minimum four (4) foot accessible path around the sloped portion of the driveway. A pedestrian easement dedicated to the City may be required pending the final driveway design. 31 S2 Attachment No. PC 2 Draft Resolution for Denial 33 M. RESOLUTION NO. PC2019-008 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, DENYING MAJOR SITE DEVELOPMENT REVIEW NO. SD2017-008 AND TENTATIVE TRACT MAP NO. NT2017-003 FOR AN EIGHT -UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT 1501 MESA DRIVE AND 20462 SANTA ANA AVENUE (PA2017- 218) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Anastasios Nikolaou with respect to property located at 1501 Mesa Drive and 20462 Santa Ana Drive, and legally described as a Portion of Lot 5 of Tract Map 456 requesting approval of a major site development review and tentative tract map. 2. The applicant proposes to demolish two (2) existing single-family residences and construct eight (8) new residential condominium units. Each unit will consist of four (4) stories (including a roof deck) with an attached two (2) car garage. The project includes four (4) on-site guest parking spaces including one (1) accessible parking space. A tract map is requested to merge the two (2) existing lots and allow for each of the eight (8) units to be sold individually as condominiums. 3. The subject property is designated RM (Multiple -Unit Residential) by the General Plan Land Use Element and is located within the RM -D (Multi -Unit Residential Detached) Zoning District. 4. The subject property is not located within the coastal zone. 5. A public hearing was held on March 21, 2019 in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 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. Major Site Development Review 15 In accordance with Newport Beach Municipal Code (NBMC) Section 20.52.080(B) (Applicability), residential construction of five (5) or more dwelling units with a tentative tract map requires the approval of a major site development review subject to the findings in NBMC Section 20.52.080(F) (Findings and Decision). In this case, the Planning Commission was unable to make the required findings set forth based upon the following: A. Allowed within the subject zoning district; B. In compliance with all of the applicable criteria identified in subsection (C)(2)(c): L Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30. 100 (Public View Protection). C. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts Not in Support of Findings: 1. The Planning Commission determined, in this case, that the proposed design would not be compatible with the site, the adjacent developments in terms of bulk, scale, and aesthetic treatment of structures. 2. The proposed landscaping and open space is not sufficient or adequate. 3. The proposed drive aisles, driveways, and parking and loading spaces are not sufficient or adequate. Tentative Tract Map In accordance with NBMC Section 19.08.010 (When Tract Maps Required), a tentative tract map shall be required for any subdivision creating five (5) or more condominiums subject to the findings in NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps). In so this case, the Planning Commission was unable to make the required findings set forth based upon the following: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code; B. That the site is physically suitable for the type and density of development; C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report; D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems; E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision; F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land, G. That, in the case of a "land project' as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project, and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area; H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act; 37 1. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources; J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board; and K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts Not in Support of Findings: 1. The Planning Commission determined that the site is not physically suitable for the type and density of development. 2. The proposed project is not consistent with the General Plan provisions regarding design for multi -unit development. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Major Site Development Review No. SD2017-008 and Tentative Tract Map No. NT2017-003. 2. The denial of Major Site Development Review No. SD2017-008 shall become final and effective fourteen (14) days following the date this Resolution was adopted, and denial of Tentative Tract Map No. NT2017-003 shall become final and effective ten (10) 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 NBMC Title 20 and/or NBMC Title 19. PASSED, APPROVED, AND ADOPTED THIS 21St DAY OF MARCH, 2019. AYES: NOES: ABSTAIN: ABSENT: W M Peter Zak, Chairman BY: Lee Lowrey S9 40 Attachment No. PC 3 Project Plans KIM 42 12.11WIVAPH-3 Attachment No. PC 3 - Project Plans TENTATIVE TRACT MAP NO. 18121 FOR CONDOMINIUM PURPOSES MAY 2017 SANTA ANA AVENUE L 132.00' (65.86)TC (65.50)TC 65.20 FL 64.89 FL 65.70 540'38 08"W FS 89.00, \ 37.00' 52. r�V p 0 N N N\ Si S (66.1 X SHEET 1OF1 I to 0 It NOTES: PROPERTY IS NOT LOCATED IN A FLOOD HAZARD ZONE. LEGAL DESCRIPTION LOT 5 TRACT MAP 456 M.M.17-9 OWNER/SUBDIVIDER ANASTASIOS C. NIKOLAOU 3183 E. AIRWAY AVE. COSTA MESA, CA 92626 SCALE: I"=20' SITE ADDRESS 1501 MESA DRIVE 20462 SANTA ANA AVENUE NEWPORT BEACH, CA 92660 (APN: 439-241-02) VAND i Jpgiclvr��„ .--- q 7 LS 8230 Q �9TFCVA\'C OF PREPARED BY: H.J. BURKE, INC. HOOSHMAND JAHANPOUR-BURKE, LS 8230 830 S. DURANGO DR. # 100, LAS VEGAS, NV 89145 T.310-633-1213 T.702-452-8753, F 702-562-9876 4S EXITING�6 S BUIDING FF=67.32 TO BE REMOVED _ 0) O PARCEL 1 603J AREA: 11178.95 S SOFT. 1.3' EXISTING w w "Od' BUILDING > FF=67.42 m � w TO BE REMOVED h a Q R O o O Q W N C) mss O rss?g w LU w J (66.31) (67.29 ori vi a0 TMJ FS tp O o O J N Bg N O) 't 43 C6S N Cn Fss�oJ (5 _ r6`6 (s5.53) I J 0 (6 0 fki 0 L L �s T 0 lNG m F�`�'J of R f m EXISTING vi vi 'f0V4-0 ( o BUILDING `D `O (66.12) G5 - -- (66 (66.55) •o bb - 50.00' a F �� 46 52.00' 30.00'f _ S40 -38'40"W 102.00' ( 66.24) NOTES: PROPERTY IS NOT LOCATED IN A FLOOD HAZARD ZONE. LEGAL DESCRIPTION LOT 5 TRACT MAP 456 M.M.17-9 OWNER/SUBDIVIDER ANASTASIOS C. NIKOLAOU 3183 E. AIRWAY AVE. COSTA MESA, CA 92626 SCALE: I"=20' SITE ADDRESS 1501 MESA DRIVE 20462 SANTA ANA AVENUE NEWPORT BEACH, CA 92660 (APN: 439-241-02) VAND i Jpgiclvr��„ .--- q 7 LS 8230 Q �9TFCVA\'C OF PREPARED BY: H.J. BURKE, INC. HOOSHMAND JAHANPOUR-BURKE, LS 8230 830 S. DURANGO DR. # 100, LAS VEGAS, NV 89145 T.310-633-1213 T.702-452-8753, F 702-562-9876 4S Attachment No. PC 3 - Project Plans 44 PA2917-218 SITE PLANS ZONING: TABULATION: UNIT SIZE: UNIT SIZE: UNIT SIZE: UNIT SIZE: UNIT SIZE: OPEN AREA: L GENRAL PLAN: RM ZONING: RMD BUILDING HIEGHT 33 — 3/12 ROOF PITCH SETBACK 20 FRONT 25 REAR 5 SIDE SETBACK PARKING 2 SPACES PER UNIT (IN GARAGE) 5 SPACE PER UNIT FOR GUEST PARKING SITE AREA BUIDLING 1 (WEST) BUILDING 2 TOTAL GUEST PARKING REQUIRED GUEST PARKING PROVIDED RESIDENTS PARKING REQUIRED RESIDENT PARKING PROVIDED 14,179 4 UNITS 4 UNITS 8 UNITS 4 SPACES REQUIRED FOR GUESTS 4 SPACES 2 PER UNIT, 16 SPACES TOTAL 16 SPACES UNIT 1,4 (END UNITS) 476 FIRST FLOOR 256 sq ft SECOND FLOOR 911 sq ft THIRD FLOOR 912 sq ft ROOF 476 sq ft TOTAL 2,555 sq ft GARAGE 488 sq ft GROSS TOTAL 3,043 sq ft UNIT 2,3 (INNER UNITS) 476 FIRST FLOOR 239 sq ft SECOND FLOOR 849 sq ft THIRD FLOOR 949 sq ft ROOF --------------------------------------------- 443 sq ft TOTAL 2,480 sq ft —GARAGE --------------------- 461 sq ft ------------- GROSS TOTAL 2,941 sq ft FIRST FLOOR 476 sq ft SECOND FLOOR 1105 sq ft THIRD FLOOR 1106 sq ft ROOF --------------------- 526 sq ft ------ TOTAL 3,213 sq ft GARAGE 430 sq ft GROSS TOTAL 3,643 sq ft UNIT 6,7 (INNER UNITS) CURB CUT FIRST FLOOR 239 sq ft SECOND FLOOR 849 sq ft THIRD FLOOR 949 sq ft ROOF -------------------------sq — ft ------------- TOTAL 2,447 sq ft GARAGE 461 sq ft GROSS TOTAL 2,908 sq ft UNIT 8 (END UNIT) FIRST FLOOR 256 sq ft SECOND FLOOR 911 sq ft THIRD FLOOR 912 sq ft ROOF 443 sq ft --------------------------------------------- TOTAL 2,522 sq ft GARAGE 488 sq ft GROSS TOTAL 3,010 sq ft COMMON OPEN AREA: 600 sq ft or 75 sq ft required per unit 758 sq ft proposed C) U) Cw G SANTA ANA AVE. EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER EW CURB CUT CAD File No. : / DRI E WAY APPROACH)– Checked By / / 0 DRIVEWA EXISTI G SIDE ALK PR PERTY LINE EXISTIN SIDE WALK / PROPERTY LINE- / - -- L -- --- 1-- -- 4' WIDE PEDESTRIAN PROPOSED & ADA WALK MAIL BOXES Y a 26'-0" Y U 38'-0" a W Or, m W o i N 46'-0° ON N W WI 0 DODO z 5'-0" 41'-3" 1 01 9'76" 8'-3" 1 20'-0" 13'-0" 0 FRONT SETBACK W N FRONT SETBACKSET BACK SHALL p BE MEASURED FRO FACE OF FINISH) OFFICE STORAGE H'ALK—IN CLO. I I _71.1 �0 1 LINE OF UPWA D SLOPE BEDRooM - UNIT —1 o DP N I o 9 = I UNIT I " -5 — w s`o 0 2 N UPS " TRASH BIN I 10 0" J I n w () O f,_6• W TRASH BIN I 17 � ® 3 I I TRASH BIN I � I CD z W UNIT -2 4 0 N LINE I 11 I OF BUILDING ABV. I OFFICE UNIT -6 0 12 0� OFFICE OFFICE I 5 r 1 UNIT -3 0 6 N 13 UNIT -7 I FFICE I 14 N TRASH BIN I 0� ITRASH BIN I — TRASH BIN I J Q I ® CE 7 I TRASH BIN I J' V ¢T Z CD N N I � ® I 15 0 o UNIT -4 D 8, _ X !Zr OFFICE I UNIT -8<116 moo I I OFFICE J x5' H •� x5' HC �o o U Q � a _J I w o N bJ m v rD1NG WWI REAR SETBACK NDD ING 1 7 ------- 0 _ _ REAR SETBACK --------- ----- I Li o o GUEST PARKING H.B. BBQ 00 19 I OPEN AREA I 18 - 1 OPEN AREA I 375 S/F ad 383 S/F I 00 I I H.C. SIGN - 2 H.. C. I TURN AROUND IDEDICATED I I o VAN ACCESS -'x5' HC o BACK OUT COMM )N SPACE ; PROPERTY LINE HAMMER PROPERTY LINE 15'-4" 17'-0" 26'-0" 18'-0" 15'-0" 102'-0" 1 SITE PLAN s-� 75 SQ/FT Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : XXXXX CAD File No. : Project Architect Jamsheed Sobhani Drawn By : M. Tavassol Checked By Jamsheed Sobhani Phase Dote : 3-6-2019 Scale : 1/8" = V-0" Drawing Title : PROPOSED SITE PLAN -1 Drawing No 15 PA2917-218 5 0' 10' 20' SCALE 31" = 1'-0" L- I I -S - St- - S w - w - w I W - I W- - G---� - G - I I - S - -s-- CAD File No. : S - S - S - W - - W - - W - W- W- W - G - W - G - G - W - - W - G - -G- PROPOSED SEWER EXISTING CURBCUT Or) TO BE REMOVED AND BUILD NEW SANTA ANA AVE. UT T^CURBrAND GUTTER ^r T^ TOISBE R MOVEDTING 65.2' r, F 7 . r Tr` Fri dF, FC F4 F4 30" GAS 18" WATER 8" SEWER (CMSD) ON CL. 6" SEWER LATERAL 42" WATER 10" DOMESTIC WATER (IRWD) 2" GAS 65.79 TC 65.13 FL 1 GRADING PLAN G-1 ESTABLISHMENT OF GRADE A: 65.86 A+B+C+D B 65.46 65.86+65.46+66.30+66.29=263.91 C : 66.30 263.91/4= 65.98 n RR oo TENTATIVE TRACT NO. 18121 The Northwesterly half of Lot 5 of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map thereof recorded in Book 17, Page 9, Miscellaneous Maps, records of said Orange County. Except the Southwesterly 50 feet thereof. Also excepting therefrom that portion conveyed to the County of Orange by deed recorded October 13, 1971 in Book 9843, Page 387 of Official Records of said Orange County. APN: 439-241-02 The Southwesterly 50 feet of the Northwesterly one half of Lot 5, of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded in Book 17, Page 9 of Miscellaneous Maps, in the office of the County Recorder of said county. Excepting therefrom that portion thereof as described in the final order of condemnation recorded December 29, 1971 in Book 9943, Page 378, Official Records of Orange County. APN: 439-241-01 LEGEND AC ASPHALTIC CONCRETE CF ASPHALTIC CONCRETE EX EXISTING FF FINISHED FLOOR ELEVATION FH FIRE HYDRANT FS FINISHES SURFACE PAD PAD ELEVATION PCC PORTLAND CEMENT CONCRETE STLT STREET LIGHT SF SQUARE FEET TC TOP OF CURB -- CENTER LINE CURB & GUTTER - - DRAINAGE SWALE - - PROPERTY LINE -S- SEWER TRACT BOUNDRY WATER MAIN WATER METERS -SD- DRAIN PIPE ® INLET PROPOSED LAND USE: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES ASSESSOR'S PARCEL NUMBERS: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES SETBACK REQUIREMENTS: FRONT 20' SIDE 5' REAR 25' FLOOD ZONE: ZONE X. OUTSIDE THE 500 YEAR FLOOD BOUNDRIES ESTIMATED GRADING QUANTITIES: RAW CUT 450 CY RAW FILL 450 CY IMPORT 0 CY OWNER SUBDIVIDER: NIKOLAOU ANASTASIOS 20462 SANTA ANA AVENUE CA. 92660 SITE ADDRESS: 20462 SANTA ANA AVENUE NEWPORT BEACH CA. 92660 1501 MESA DRIVE NEWPORT BEACH CA. 92660 BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. : �� Jamsheed Sobhani 69.20 65.70 TW BW Checked By: Jamsheed Sobhani Phase CUTAH Dote : 3-6-2019 Scale : 3/32" = 1'-0" 65.21 FIL E ISTING SIDE ALK P L. E WA APP 0 CH) INEWCURB 65.91 TC 65.27 FL "� 1 -- --- -- -- LLLL `L`'""` LLLLLLLLLL .LLLLL -- -�- -- -- S 4d' 38' OS" W 8900 PROPOSED 0 4' WIDE PEDESTRIAN "" �LL� "��; "` MAIL BOXES o & ADA WALK LLLLLI: Ll Lk N C Y OPEN SPACE 736 S/F LLLLLLQ LL PROPOSED 26' WIDE a 65.67 FS 62.27 FS vl -sl--------------- LLLLL LLLLL.. --DRIVEWAY m I -- n- 62.60 FS DID NO LANDSCAPING SHRUBS LLLLLLLL - Lm-� L LLL 63.10 TC pi L ,63.10 TC 6, 5.60 FS VW AND PLANTS BEYOND THIS L. W i� l- a LLL OPEN SPACE 750 S/F of IVB w LINE LLLL L -LLLLL V) 62.70 FS Ldl. L. LLLL 62.70 FS I I I NI FRONT SETBACK LyL-LLLLi FRONT SETBACK N LLLLLL LLLL LLLLLL Cl)UNIT 1 "7L-LLLLi UNIT 5 O LLLLL=LLLLL LL L LLL LLLLL 62.65 FS 7 TICLINE 00 OF Uf�W LLLL LLLLL E 6 65.23 FL LRdLSL©L N LL LLLLL Lb4 I 2% 2% u � I Ln (D N _LLLL`=LCL _LLLL t`_L N OC! Z co S LLL-LLLLL c0 O LLLLLLLL PROPOSED 6' WIDE o LLLLLLL I Z I L� L LLL PERMEABLE PAVERS w W LLLLL=LLLLL ILLLL _LLLLL FN FOR CENTER OF DRIVEWAY ~ V] w z i_LLL_LLLLL LL LLL` S o Q Lo 62.24 FS '�_LLL_LLLLL 'LLLL[LLLLI trT I m UNIT 2 -LLLL LIL=LLLLi w II LLLLLLLL L L LLLLL Q 65.87 TC LLLLLL LLLLLLLL" LLLLLLLLLL UNIT 6 Z N a \X Li LL L' LLLLL L Ir) 65.24 FL I LLLLL=LLL L m � 0 UP)N LLLL{J.)=LI. L L N p C\I�i LL-nw� ILLU Z L 65.98 FS LID S LLLL N I II) I 62.98 FS 00 LLLL 0 r- O Y I . LLLL4LLLLL6 Z N J LLLLLI LLL._ W N Q M 2% LLLL. > Q O 3 I LLLLL LLLLLLLLLL LLLL=LLLLL Oc N I W o RIDGE LLLLLLLLLL LLL LLLL L w w UNIT 3 LLL LLL" LLLLL LLLLL wN LLLLL:±LLLL V) W LLLLV-)_LLLL L. LLLLL w L�L - Z m -Do a0 :LL_L-- I Z 0 L I L 0 0 UNIT 7 0 LCL`-L� ~ V)_ -0,LL=L , O - LLLLLI L Z U X C4 CO I `LLL LLL -L` -LL N 62.14 FS LLL, LI=LLLLL w n V) I (o N (O LL.' LLLL LL LLLLL5<- V) W L. W I 65.79 65.79 TC LLLL LLLLL LLLLL=LLLLL X W _ 65.14 FL N S LLLLL=LLLLL LLLLLLLLLL M (0 V) J J z<2 LL LLL - LLLL "o 65.9 LLLL_ 0 LLLL LLLLL 2%LL o NG Q V) LLLLL=LLLLL V) J UNIT 4 I LLLLL-LLLLL LLLLLLL LLLLL=LLLLL M L 1 LLL LLLLLL I Z S� LtLL�y,_LLLLL a o LLLLL[ S U] _LLL LLLLLLLLLL LLLLLLLL 2% UNIT 8 U Q On W LLLLLLLL I 0 0 0 2% LL` LLLLL 1 Ln ~ N M WOo� >LLI Z LLLL. LLL U] v) 0 IL O Q N � I --LLNLLL N L� L 66.15 FS CO LLL LL LLLLL W m =LLL r O 63.15 FS } of , I _LLLLLLLLLL _LLLLLLLL N Ln I a I LLLLLLL 'LLLLLLLLL F N nj I LLIU O O W Ep p LLLLLLLLLLL cn > Co L,L LLLL; LL 66.7 LLLLLLLLLLL LLLLLL LLLLLLLLL LLLLLLLLLLL X Of O w w 0 H Z \ -15 11 H N LNG -'x5' H NDING V) NG I IIIII� 17 REAR_SETLL"CVSLH LLLLLLLLL LLLLLLLLLL I 62.17 FS LLLLLLL LLLLLLLLLLL LLL.(L�qLLLL 'GlB€V LLL ARKNG H B 1 g i OPEN SPACE LLLLLLLLLLL LLLLLLLL 709 S/F 18 61.94 LLLLLLLLLLL LLLLLLLLLL LLLLLLLLLLL OPEN SPACE FS LLL LLLL LLLLLLLLLLL ��R_'(=LLL PROPOSED 65.81 TIC 380 S/F LLLLLLLLLLL LLLLLLLLLLL LLLLL �G LLLLLI LLL, N."`moi LLQ LLLLLLLLLLLLLL LLLL__1 PERMEABLE PAV 65.17 FL 2% LLL LLLLLLLLL L 2% ALL LLLLLLLLLLLLLLLLLL (O( " 20 LL""" LLLLLLLLLLLLLLLL` LLLLLLLLLLLLLLLLLLLLLLLL FOR COMMON A 0. LLLLL LLA, _ LLLi LL H G LLLLLLLLLLLLLLLLLLLLLLLL LLC\ -LLLL 1.71 LLLLLLLLLLLLLLLLLLLLLLLLLL DEDICATED TURN AROUND LLLLL?,I=_ LLL L: ' _LL�.L. LLLLL 1 LLL S LLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLL FS LLLL LLLLL LLLLL LLLLLLLLLLL LLLLLLLLLLLLLLLLLL LLL LLLLLLLLLLLLLLLLLLLLLLLLFS LLLLLLLLLLLLLLLLLLLL �� LLLLLLLLLLLLLLLLLLLLLLLLLL 63.30 66.30 LLLLLLLLLLL P.L. : L ACiIY LbM010 LLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLLL FS - - NDING - - - - - - - H LLLLLLLLLLL M L'�LNLER-LL W62.17 LLLLLLLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLLL LLL.L.LLLLIILLLLLLLL- I S 4C 38' 40" W 102' I I I I 65.79 TC 65.13 FL 1 GRADING PLAN G-1 ESTABLISHMENT OF GRADE A: 65.86 A+B+C+D B 65.46 65.86+65.46+66.30+66.29=263.91 C : 66.30 263.91/4= 65.98 n RR oo TENTATIVE TRACT NO. 18121 The Northwesterly half of Lot 5 of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map thereof recorded in Book 17, Page 9, Miscellaneous Maps, records of said Orange County. Except the Southwesterly 50 feet thereof. Also excepting therefrom that portion conveyed to the County of Orange by deed recorded October 13, 1971 in Book 9843, Page 387 of Official Records of said Orange County. APN: 439-241-02 The Southwesterly 50 feet of the Northwesterly one half of Lot 5, of Tract No. 456, in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded in Book 17, Page 9 of Miscellaneous Maps, in the office of the County Recorder of said county. Excepting therefrom that portion thereof as described in the final order of condemnation recorded December 29, 1971 in Book 9943, Page 378, Official Records of Orange County. APN: 439-241-01 LEGEND AC ASPHALTIC CONCRETE CF ASPHALTIC CONCRETE EX EXISTING FF FINISHED FLOOR ELEVATION FH FIRE HYDRANT FS FINISHES SURFACE PAD PAD ELEVATION PCC PORTLAND CEMENT CONCRETE STLT STREET LIGHT SF SQUARE FEET TC TOP OF CURB -- CENTER LINE CURB & GUTTER - - DRAINAGE SWALE - - PROPERTY LINE -S- SEWER TRACT BOUNDRY WATER MAIN WATER METERS -SD- DRAIN PIPE ® INLET PROPOSED LAND USE: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES ASSESSOR'S PARCEL NUMBERS: 8 SINGLE FAMILY CONDOMINIUM RESIDENCES SETBACK REQUIREMENTS: FRONT 20' SIDE 5' REAR 25' FLOOD ZONE: ZONE X. OUTSIDE THE 500 YEAR FLOOD BOUNDRIES ESTIMATED GRADING QUANTITIES: RAW CUT 450 CY RAW FILL 450 CY IMPORT 0 CY OWNER SUBDIVIDER: NIKOLAOU ANASTASIOS 20462 SANTA ANA AVENUE CA. 92660 SITE ADDRESS: 20462 SANTA ANA AVENUE NEWPORT BEACH CA. 92660 1501 MESA DRIVE NEWPORT BEACH CA. 92660 BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. BENCHMARK: ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER "CM 16 71" ELEVATION 68. 97' (NAVD88) 2005 ADJ. DESCRIBED BY OCS 2001 FOUND 3 J" OCS ALUMINUM BENCHMARK DISK STAMPED (CM-51-89)SET IN THE TOP OF 4"X4" CONCRETE POST MONUMENT IS LOCATED IN THE SOUTHWESTCORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE57 FT WESTERLY OF THE CENTERLINE OF MESA DRIVE AND 21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANAMONUMENT IS SET LEVEL WITH TOP OF CURB. Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. : Project Architect Jamsheed Sobhani Drawn By : M. Tavassol Checked By: Jamsheed Sobhani Phase Dote : 3-6-2019 Scale : 3/32" = 1'-0" Drawing Title : PROPOSED GRADING PLAN G -1 Drawing No 40 PA2917-218 SANTA ANA AVE. SETBACK EXISTI G SIDE ALK 4' WIDE PEDESTRIAN & ADA WALK w � F 20'-0" w UNIT -1 L— � F7 �-2- L 2 CAR GARAGE SEE PLAN Ir.F)R swR (TYP.) tl I 20'-0" � 3 r L \ \ I � UNIT -2 0 " � ,4 I I L CIO 20'-0'. F UNIT -3 5 L \ F -- - I L--- II ❑ 20'-0" mew RIR J L \ SIO H F / r UNIT -4 N 1 I� ❑ 8 L ----J I x5' HCS - x5' H• J LADING LADING 17 I ¢ I 17'-0" v OPEN AREA 380 S/F 18 a I I o J IDEDICATED TURN AROUND REAR SETBACK 0« I - x5' H• PROPERTY LINE 15'-4" 17'-0" 1 PARKING PLAN P-1 EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER EXISTING DRIVEWAY APPROACH AND CURB CUT TO BE REMOVED AND RECONSTRUCT NEW CURB AND GUTTER N CURB CU / Y \ / WE WAY A PROACH) \ / / o 1�, DRIVEWA -\ Z PROPOSED 0 ILL! MAIL BOXES Y. LINE OFI UPWARD SLOP, I I I I i I I I I I I m I Z 0 M M w w J I I I - I I I I I I I REAR SETBACK 25'-0"L GUEST PARKING— I FRONT SETBACK BE MEASURED F T BACK SHALL FACE OF FINISH) UNIT -5 2 CAR GARAGE I I I SEE PLAN u \ (TYP.) I 11 , ❑ I o UNIT -6 yI 12 ❑ 1 I F�-, -1 I 13 � ❑ I UNIT -7 I I r 14 \ ❑ I I L�❑-J I ❑ II II 15 I " UNIT -8 16 ❑ IG / ❑ � I I H. B. 19� X18-0" OPEN AREA 390 S/F � I I H.C. SIGN I 0 I II VAN ACCESS COMN I PROPERTY LINE CO J L-1 w J N E 372 SQ/FT Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : TYP. CAD File No. Project Architect 9 , ❑ Drawn By : M. Tavassol Checked By \10 Phase ❑ Dote : 3-6-2019 T BACK SHALL FACE OF FINISH) UNIT -5 2 CAR GARAGE I I I SEE PLAN u \ (TYP.) I 11 , ❑ I o UNIT -6 yI 12 ❑ 1 I F�-, -1 I 13 � ❑ I UNIT -7 I I r 14 \ ❑ I I L�❑-J I ❑ II II 15 I " UNIT -8 16 ❑ IG / ❑ � I I H. B. 19� X18-0" OPEN AREA 390 S/F � I I H.C. SIGN I 0 I II VAN ACCESS COMN I PROPERTY LINE CO J L-1 w J N E 372 SQ/FT Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Checked By Jamsheed Sobhoni Phase Dote : 3-6-2019 Scale : 1/8" = 1'-0" Drawing Title : PROPOSED PARKING PLAN P-1 Drawing No 47 PA2917-218 UNITS 1 & 4 (WEST BUILDING) 41'-3" 16'-8" -- q Ilk Project Architect JAMSHEED SOBHANI Drawn By : M. Tavassol TAI R o � 3'-4" 6'-6" DN STI <r T IR � 3'-6' 15E ISR 5 Q. RI E o� � I � LOWER CLG l N=1Elm i 14 E IS R n COOLER NEF. L- L—J TTT 3'-6" 2'-0" 3'-3" 7'-0" � �n IN III �od LINE OF IST F -R. BELOW N N OPEN --J 1 � r KITCHEN " DN/ � DINING RM. � L �— J D oO TO BELOW 3 z LIVING RM. DN. r'J O u O WALL OVEN 42" HIGH GUARDRAIL ro In"I (TYP.) a I N N MEDIA RM. N p H Z Q CL O m m ROOF DECK in 5'-8" 23'-4" 16'-8 41'-3" 2 \ 4TH FLOOR WEST BUILDING. � 1 \ 3RD FLOOR WEST BUILDING, A-1 A-1 4 \ 2ND FLOOR WEST BLDG. A-1 L IF i c -- q Project Architect JAMSHEED SOBHANI Drawn By : M. Tavassol TRASH BIN o � 3'-4" 6'-6" DN STI <r T IR � 3'-6' 15E ISR 5 Q. RI E o� � I � LOWER CLG l N=1Elm i 42" HIGH GUARD RAIL UP UNDER STAIR LANDI G J yyINE 4'-11" II (I II n COOLER NEF. L- L—J 3'-6" 2'-0" 3'-3" 7'-0" � IN III �od LINE OF IST F -R. BELOW N N --J 1 � r KITCHEN " DN/ � DINING RM. � L �— J D oO 3 z LIVING RM. U m r'J O u O WALL OVEN ro In"I 4 \ 2ND FLOOR WEST BLDG. A-1 L IF i c 3 A-1 1ST FLOOR WEST BLDG. Attachment No. PC 3 - Project t Tans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : -- q Project Architect JAMSHEED SOBHANI Drawn By : M. Tavassol TRASH BIN I! N=1Elm i II (I II III 1 3 A-1 1ST FLOOR WEST BLDG. Attachment No. PC 3 - Project t Tans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect JAMSHEED SOBHANI Drawn By : M. Tavassol Phase Dote : 3-6-2019 Scale 1/4" = V-0" Drawing Title : PROPOSED WEST BUILDING END UNITS ENLARGED PLANS A,,,1 Drawing No : 2 12TAMOrAIRAE:3 UNIT 8 (EAST BU V -W, 1r, -R11 13'-811, LDING) 41'-3" I 2 \4TH FLOOR EAST BLDG. / 1 \ 3RD FLOOR EAST BUILDING 0000 TRASH BIN Proiect Architect : JAMSHEED SOBHANI Drawn By : M. Tavassol Checked By ILI' 3'-6" 1, 1 NEW Phase LE52��nn� Date 3 — 6-2019 m16i rM mi ,ro -- -LANDIN 1 • NMI INMME MI■ UP RD RAIL --LINE I III � _r_ M.1 I III — ■ ■ / RM.El • BEDRM. 3 i■INI LIVING RM.) MEN OilINIin, i PAFMIII�— III ,'•! 2 \4TH FLOOR EAST BLDG. / 1 \ 3RD FLOOR EAST BUILDING 33'-0" w 0000 TRASH BIN Proiect Architect : JAMSHEED SOBHANI Drawn By : M. Tavassol Checked By ILI' 3'-6" 1, 1 NEW Phase LE52��nn� Date 3 — 6-2019 m16i rM mi ,ro -- -LANDIN 1 • UP RD RAIL --LINE I III � _r_ M.1 I III OF 1STFLR. BELOWEl JhDINING RM.El LIVING RM.) T\1UOVE(M= OilINIin, 33'-0" w 4 \ 2ND FLOOR EAST BLDG. / 3 \ 1ST FLOOR EAST BLDG. �I z i 0 Attachment No. PC 3 - Project Plans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOSHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmeil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 TRASH BIN Proiect Architect : JAMSHEED SOBHANI Drawn By : M. Tavassol Checked By Phase LE52��nn� Date 3 — 6-2019 Scale 1 • I III � _r_ M.1 I III 4 \ 2ND FLOOR EAST BLDG. / 3 \ 1ST FLOOR EAST BLDG. �I z i 0 Attachment No. PC 3 - Project Plans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOSHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani@gmeil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kalmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Proiect No : 0000 CAD File No. Proiect Architect : JAMSHEED SOBHANI Drawn By : M. Tavassol Checked By Phase Date 3 — 6-2019 Scale 1/4" = 1'—O" Drawing Title : PROPOSED EAST BUILDING END UNITS ENLARGED PLANS A-1.1 Drawing No PA2917-218 UNITS 2 & 3 (WEST BUILD 41'-3" A 1'_ z" NG) 41'-3" I C 1 \ 3RD FLOOR WEST BUILDING. .2 7 I TRASH1 i � o d T IR � DN. 151ECII NJISIERZS/15 Q R SE S 6'-2" �-] M DR al -11" PANTRY _ a ^N I II I I 3'-6" 4'-6" UP LOWER CLG UNDER STAIR LANDING WINE COOLER RIFF. 2'-7" 3'-3" 42" HIGH GUARDRAIL L_ — — _J O KITCHEN MINI DW. FRIDGE BELOW — I 1'-4" O O O F- T ��T � 1 rISLAND DINING RM. J I 3'-6" FEf =7I LIVING RM. O El O O LINE OF IST FUR. BELOW Q N o w � 'z O U01, WALL a a 0 m OVEN m NG) 41'-3" I C 1 \ 3RD FLOOR WEST BUILDING. .2 4 2ND FLOOR WEST BLDG./ 3 1 1ST FLOOR WEST BLDG. �-2 A-2) L Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project : PROJECT NAME AND ADDRESS Anastasios Nikolaou (Owner) NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Phase Dote : 3-6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED WEST BUILDING INNER UNITS ENLARGED PLAN: A1111111112 Drawing No : 50 7 I TRASH1 i � _ II I I 4 2ND FLOOR WEST BLDG./ 3 1 1ST FLOOR WEST BLDG. �-2 A-2) L Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project : PROJECT NAME AND ADDRESS Anastasios Nikolaou (Owner) NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Phase Dote : 3-6-2019 Scale 1/4" = 1'-0" Drawing Title : PROPOSED WEST BUILDING INNER UNITS ENLARGED PLAN: A1111111112 Drawing No : 50 PA2917-218 UNITS 6 & 7 (EAST BUILDING) RIBBED SHEET METAL (NP.) 2 \ 4TH FLOOR EAST BLDG. - A -2.11 ROOF DECK TRASH BIN UNDER STAIRS HEM DN. N d T IR DN. 5 E IS RS� 15 Q ROOF DECK 1 EQ. RI E S I � OPEN TO BELOW I � ^N I' I I OP LOWER CLG UNDER STAIR LANDING WINE COOLER RliF. 1 1 2'-7" 3'-L I ME I MEDIA RM. I 42" HIGH GUARDRAIL L- _ l- - J � 3'-8" !� U KITCHEN DW. MINI d o i 1 _q El� L2 OEll rISLAND I I DINING RM. LI- 0 D ------------------- Cj LIVING RM. LINE OF IST Q FLR. BELOW N 2 \ 4TH FLOOR EAST BLDG. - A -2.11 RIBBED PAINTED SHEET METAL TRASH BIN UNDER STAIRS HEM o d T IR DN. 5 E IS RS� 15 Q R TES 6'-2" 1 -11" DR °I PANTRY � I � ^N I' 3'-6" 4'-6° OP LOWER CLG UNDER STAIR LANDING WINE COOLER RliF. 1 1 2'-7" 3'-L I ME 42" HIGH GUARDRAIL L- _ l- - J 3'-8" !� U KITCHEN DW. MINI d 1 _q El� FRIDGE - BELOW OEll rISLAND DINING RM. LI- I D Cj LIVING RM. LINE OF IST Q FLR. BELOW N � I o w � z @U0 WALL a a 0 m J OVEN ME m PM. BATH RIBBED PAINTED SHEET METAL 3RD FL zz'_n ST BUILDIN TRASH BIN UNDER STAIRS HEM I I I' 1 1 ME PM. BATH 2" ,Ak7 01 3RD FL zz'_n ST BUILDIN 4 \ 2ND FLOOR EAST BLDG. /'r 3 \ 1ST FLOOR EAST BLDG. A-2.1 L A-2.1 Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Phase Dote : 3-6-2019 Scale 1/4" = V-0" Drawing Title : PROPOSED UNITS 6 & 7 (EAST BUILDING) ENLARGED PLANS A111111111201 Drawing 15i TRASH BIN UNDER STAIRS I I I' 1 1 4 \ 2ND FLOOR EAST BLDG. /'r 3 \ 1ST FLOOR EAST BLDG. A-2.1 L A-2.1 Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Phase Dote : 3-6-2019 Scale 1/4" = V-0" Drawing Title : PROPOSED UNITS 6 & 7 (EAST BUILDING) ENLARGED PLANS A111111111201 Drawing 15i PAP 17-218 UNIT 5 (EAST BUILD 2 4TH FLOOR EAST BUILDING r 1 3RD FLOOR EAST BUILDING J-3(UNIT 5) AJ-3(UNIT 5) 41'-3" 8 10'-3" 16'-8" L I D I� MINI FRIDGE UNDER I I I J I O F 4 0 I I KITCHEN I DW I I I I I I I w t66 - LINE OF 1ST FLR. BELOW 4-11" I IWINE REq. COLR W�'c��1-A - DINING RM. 3'-0" 7'-0 LO ER CLG. UN ER STAIR LANDING 00 LIVING RM. 0 3'-3" 2'-9" 3' —4" I UP 4'-6" 3'-6 m I ;IS S 5 Q S S N. RS A S r I 3V, D„ 4 2ND FLOOR EAST BLDG. -r 3 1ST FLOOR EAST BLDG. A-3 (UNIT 5) AJ-3(UNIT 5) Attachment No. PC 3 - Project PPPPq1ans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN a REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED S06HAN1 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel, 818 388-7193 Email: jsobhoni®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email som@TheEdengroup.com Seal No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 7'-11" 3'-0" 6'-8" 1'-0" 12'-8" Project Architect xxx Drawn By : M. Tavassol Checked By Phase: Date 3-6-2019 Scale : 1/4" = 1'-0" N - N SIN O I N SIN O I I RIBBED PAINTED (TYP.) `I 0 SHEET METAL DECK 4" SIN O I I N 15'-8" N N I 2'-1" MEDIA RM. 3'-3" 5'-10" 3'— 3 1'-3' DN. OPEN TO BELOW ROOF (TYP) 6'-0" WALL (TYP.) 14 E T RISER I S 3'-0" 16'-8" 13'-8" 2 4TH FLOOR EAST BUILDING r 1 3RD FLOOR EAST BUILDING J-3(UNIT 5) AJ-3(UNIT 5) 41'-3" 8 10'-3" 16'-8" L I D I� MINI FRIDGE UNDER I I I J I O F 4 0 I I KITCHEN I DW I I I I I I I w t66 - LINE OF 1ST FLR. BELOW 4-11" I IWINE REq. COLR W�'c��1-A - DINING RM. 3'-0" 7'-0 LO ER CLG. UN ER STAIR LANDING 00 LIVING RM. 0 3'-3" 2'-9" 3' —4" I UP 4'-6" 3'-6 m I ;IS S 5 Q S S N. RS A S r I 3V, D„ 4 2ND FLOOR EAST BLDG. -r 3 1ST FLOOR EAST BLDG. A-3 (UNIT 5) AJ-3(UNIT 5) Attachment No. PC 3 - Project PPPPq1ans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN a REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED S06HAN1 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel, 818 388-7193 Email: jsobhoni®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email som@TheEdengroup.com Seal No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Checked By Phase: Date 3-6-2019 Scale : 1/4" = 1'-0" Drawing Title PROPOSED EAST BUILDING PLANS (UNIT 5) A11111111113 Drawing No : PAP 17-218 PROPERTY LINE ----------------------- PROPERTY LINE J IY ohm SANTA ANA AVE. zw Ny 7'-0" 2ND FLR. SET BACK 5,_0• SIDE SET BACK 2-0 o a x I i I I � I I I 2TY LINE I I I I I I I I I I W I I a I = I \ I K I W I I I I I I I I I I I % 1ST FLOOR WEST BUILDING O fnO \ LIVING RM. 41'-3" 16'-8" El E El DINING RM. El u 3'-4" u 2'-g" u 3'-3" u 7'-0" u LOWER CLG. UNDER STAIR LANDING 10'-3" 15 EQ ISE RS S AI SI O fNN i UP 4'-7" WINE I LOWER CLG. COOLER REF. UNDER STAIR LANDING I I v L — LI ITKITCHEN DW. 11 DINING RM. I �^ LIVING RM. El 0l _i i O U0 I WALL PROPERTY LINE n 2ND FLOOR WEST BUILDING 0 PROPERTY LINE PROPERTY LINE 1400'0 3 3RD FLOOR WEST BUILDING w o: Attachment No. PC 3 - Project Pans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN a REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel, 818 388-7193 Email: jsobhoni®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email som@TheEdengroup.com Seal No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : Y CAD File No. U Project Architect Q i m Checked By Phase w Date 3-6-2019 m N 3/16" = 1'-O" PROPERTY LINE 1400'0 3 3RD FLOOR WEST BUILDING w o: Attachment No. PC 3 - Project Pans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN a REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel, 818 388-7193 Email: jsobhoni®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email som@TheEdengroup.com Seal No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Checked By Phase Date 3-6-2019 Scale : 3/16" = 1'-O" Drawing Title : PROPOSED WEST BUILDING PLANS, (UNITS 1 THRU. 4) LEVELS 1,2, AND 3 A11111111114 Drawing No : PAP 17-218 5'-0' REQUIRED MIN+ SET BACK I 'T 1ST FLOOR EAST BUILDING A-4.1 I I I I °ROPE I I I I I I I I I I I I I I I I I I I I I I I I I " 2� 2ND FLOOR EAST BUILDING A-4.1 7'-0" R. SET TAi5l< 5'-0' IDE SET BACK s I 14'-41" o V 1" � I 11,_5„ 9,_4., 2' 2 0 I ad 8' -OZ 3,-4.. � I M. BATH BEDRM. 2 w x aa 3 I o z a 1� m � I �J M. BEDRM. 3 6 o BATH 3 L J M L NDRY I I 3._421. 8,_11„ ill PROPERTY LINE 3'-3" M 3'-3" 1'-9" PROPERTY LINE �i ON"'OPEN TO BELOW µ' U P I 10'-7" WALK—IN LO. CO. AIS BEDRM. 3 0 laR FLR. E RISERS -3" lo'-821" C0.9Ct �a �wtiax III z 12'-8" m m as BEDRM. 3 OPEN TO BELOWEll I 3¢ z� o" J x I M LINEN CLO. UG 4. M. BEDRM. I o `�Uf = 5-0 O BEDRM. 2 K�3 3RD FLOOR EAST BUILDING A-4.1 Attachment No. PC 3 - Project Pans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN a REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED S06HAN1 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel, 818 388-7193 Email: jsobhoni®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email som@TheEdengroup.com Seal : No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Checked By Phase Date 3-6-2019 Scale : 3/16" = 1'-0" Drawing Title : PROPOSED WEST AND EAST 4TH FLOOR PLANS, LABELED SETBACK/ DETAILS A-4.1 Drawing No : PAP 17-218 PROPERTY LINE PROPERTY LINE --------------------------- 2 4TH FLOOR WEST BUILDING A-4.2 ---------------------- PROPERTY LINE J ._Z" 3'-0" 16'-8" 1'-'0" 12'-B" 0000 CAD File No. Project Architect xxx Drawn By : 42° HIGH RIBBED PAINTED SHEET METAL Phase: Date 3-6-2019 Scale : (TVR.) 0 O I O I M I � I U a N � o K I MEDIA RM. /I - 2'-1" 3'-3" 5-10" 3'-3" 1'-3 I DN. OPEN TO BELOW 6' -TALL PARTY WALL EO RISR L1411 (TYP.) 4" ST I S 1° EXPANSION JOINT SEAL WITH RESILIANT FILL R 4" w (TYP.) ti m 0 3 0 ETTIST N IR w Y 14 E RIS R Y ca �� OPEN TO BELOW U La DN. U o o o > I _ > I MEDIA RM. I I i y I U M O >Y 15'-8" w m I 0 I MEDIA RM. I I / I ON. I OPEN TO BELOW N -,o w 14 I E ST . RS IR R I w 14 TIS E RISR N _ m3 o i =s OPEN TO BELOW o o 0 m� ON. can > I I I MEDIA RM. I � I ----------------- PROPERTY LINE--\ 4TH FLOOR EAST BUILDING A-4.2 I I I I I I I I PROPERTY LINE ,IYYY I I I I I I I I I I I I I I I I I I I I Attachment No. PC 3 - Project Pans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN a REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel, 818 388-7193 Email: jsobhoni®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email som@TheEdengroup.com Seal No. Date Issue / Description By Project : NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Checked By Phase: Date 3-6-2019 Scale : 3/16" = 1'-O" Drawing Title : PROPOSED WEST AND EAST 4TH FLOOR PLANS, LABELED SETBACK/ DETAILS A1111111111402 Drawing No : PAP 17-218 ---------------------------------- PROPERTY UNE '-2.: SANTA ANA AVE. 41'-3" 13'-8" Y CAD File No. : U 8' 0" Q Drawn By m 3:12 3:12 N w an 5'-5" — S OL PE SLOPE Scale : CeLd w \\ — ROOF DECK W II c0 �v� �P� W JE - "0 II J 00 o J On RIDGE N W N W I 0 I CO �� On I JP �� 1 3:1� SLOPE SLOPE — 42" HIGH RIBBED PAINTED S E} METAL (TYP.) I 1° EXPANSION JOINT rF-� � SEAL WITH RESILIANT F (TYP.) ROOF DECK 3:12 3-12 I ROOF DECK FI-- SOL PE II w N a- 0 N RIDGE N W Ch. r%7 II CO 3:12 SLOPE I _ 3:12 SLOPE I Tw N O r --T N RIDGE N W CL 7O N w N a- ro ro T/1 3:12 S OL PE SLOPE 3:12 SLOPE 3:12 SLOPE w JPS N O �JI N W Id J 3:12 3:12 SLOPE SLOPE PROPERTY LINE 2 ROOF PLAN WEST BUILDING PROPERTY LINE J 10'-11' II � 3-12 SLOPE ROOF DECK I I No J DO RIDGE N W d "' O 3:12 SLOPE ROOF DECK L JIr7 !n NwIEL J V) RIBBED PAINTED SHEET METAL ROOF DECK 3:12 3:12 S OL PE SLOPE ROOF DECK 1" EXPANSION JOINT � L SEAL WITH RESIUANT FILLER (TYP-) 4 ROOF DECK 3:12 3:12 w SLOPE SLOPE m � J IW LD O J 10 N RIDGE o " N Elf Nw w a- 0 V II JPS ROOF DECK 3:12 � S P 3:12 S OL PE Y I v w0 _J RIDGE N W IL 3:12 SLOPE I I 3:12 SLOPE 0 v Jaw O J IJ N RIDGE N W t1 On IL 3:12 SLOPE 3:12 SLOPE 3:12 SLOPE 1 3:12 SLOPE I 3:12 SLOPE v W N o W J �On 0 On N W r7 � 3:1 SLOPE ROOF DECK ROOF DECK PROPERTY LINE K71 ROOF PLAN EAST BUILDING 5'-0" I ROOF VENT CALCULATIONS ROOF VENT CALCULATIONS I I I I I I PROPERTY LINE I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Attachment No. PC 3 - Project Pans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN a REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel, 818 388-7193 Email: jsobhoni®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email som@TheEdengroup.com Seal No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : Y CAD File No. : U Project Architect Q Drawn By m o F N w an Date 3-6-2019 Scale : CeLd w Attachment No. PC 3 - Project Pans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN a REMODELING - PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel, 818 388-7193 Email: jsobhoni®gmail.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email som@TheEdengroup.com Seal No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. : Project Architect xxx Drawn By M. Tavassol Checked By Phase: Date 3-6-2019 Scale : 3/16" =1'-0" Drawing Title PROPOSED EAST AND WEST BUILDING ROOF PLANS A-5 Drawing No 0� 0� Lw.,14M milling, 3UILUIN(3 WEb I ELEVm A -F O a /, j i 12TAMOtbliE:3 MAX HEIGHT 33'-0" I MEN ma—ma—mi MIN Lis FLR. FINISH Q 65.8575 1 0 F H�o, 0 F—,,zxx 8'-2" 0000 26'-0" 1 BUILDING 1 & 2 NORTH ELEVATION A-9 ELI I I LEI M -W 111— 1ST FLR. FINISH @ 65.8575 2. A-9 BUILDING 1 & 2 SOUTH ELEVATION 8'-2 26'-0" 1ST FLR. FINISH @ 65.8575 MAX HEIGHT 33'-0" ROOF LEVEL F. ■ 0 ■ Attachment No. PC 3 - ProjecTans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN a REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant ARCHITECT : JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhani6gmaiLcom INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email sam@TheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH. CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect : Jamsheed Sobhoni Drawn By : M. Tovassol Dale 3-6-2019 Scale : 1/4" — l'-0" Drawing Title : PROPOSED BUILDING 1&2 SOUTH/ NORTH ELEVATIONS A-9 Drawing No PA2917-218 7'-10" 5'-0" 15-0" SIDE WALK - SANTA ANA STREET WIDTH 5'-0" MIN. LINE OF CEILING PERPENDICULAR TO MESA DRIVE LINE OF DRIVEWAY APPROACH LINE OF SLOPE 15% CONC. BLOCK EXISTING GRADE ®15' MAX COND. FENCE CURB & GUTTER SLOPE 9% 5' MAX ---- M --------- -J 7�� CONC. PAVING CONC. FOUNDATION SLOPE 1:12 ADA (SEE STRUCTURAL DWG) (SEE STRUCTURAL DWGS.) - L SECTION THROUGH ENTRANCE FROM SANTA ANA AVENUE Attachment No. PC 3 - Project Mans REMODELING PLANS CONSULTING PROFESSIONAL BUILDING AND CONSTRUCTION RELATED CONSULTATION AND SERVICES DESIGN o REMODELING o PLANNING 3478 SAN RAFAEL CIRCLE COSTA MESA, CALIFORNIA 92626 (714) 310-7100 FAX (714) 556-7268 Consultant : ARCHITECT JAMSHEED SOBHANI 9045 Bertrand Ave. Sherwood Forest CA. 91325 Tel. 818 388-7193 Email: jsobhoni®gmoil.com INTERIOR DESIGNER : GRACE BLU DESIGNS 151 Kolmus Drive Suite E160 Costa Mesa CA. 92626 Tel. (714) 549-7770 STRUCTURAL ENGINEER: SAM TAKIEDDINE 14412 Friar Street, Van Nuys, CA 91401 Tel. (818) 614 7034 Email samOTheEdengroup.com Seal : No. Date Issue / Description By Project NEWPORT RESIDENTIAL 1501 MESA DRIVE AND 20462 SANTA ANA AVE. NEWPORT BEACH, CA. 92660 Anastasios Nikolaou (Owner) Project No : 0000 CAD File No. Project Architect xxx Drawn By : M. Tavassol Checked By: Jamsheed Sobhoni Phase Dote : 3-6-2019 Scale 1/4" = V-0" Drawing Title : PROPOSED PARKING SLOPE SECTION A-102 Drawing No 00 J IM_NiMAPAll in L I 'd -1 1 T - T I L ACI "N LEL E I : 1. L L 4E I T PER DESIGN STANDARDS APPENDIX H A N T L I S T IRRIGATION SYSTEMS SHALL COMPLY i WITH THE FOLLOWING NAME WATER REQUIREMENTS (a) Automatic irrigation controllers are required and must use evapotranspiration or soil moisture sensor data (b) Irrigation controllers shall be of a type which does not lose programming data in the event the primary powersource is interrupted. regulators shall installed on the irrigation .vi ensure system to enre the dynamic pressure of the system is Within the manufacturers recommended pressure range. (d) Manual shut-off valves (such as a gate calve, ball valve, or valve) shall installed as close as possible to the point of connection of the water supply. connection (a) All irrigation emission devices must meet the requirements set in the ANSI standard, ASASE/ICC802-2014. "Landscape irrigation Sprinkler and Emitter Standard." All Sprinkler heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in j ASABE/ICC 802-2014. L (C) At the time of final inspection, the permit applicant must provide the owner of the property with a certificate of completion, certificate of installation, irrigation schedule and a schedule of landscape and irrigation maintenance. LANDSCAPED AREA FRONT YARD SOUTH SIDE = 354 S.F. SYNTHETIC TURF / 50 S.F. PLANT MATERIAL FRONT YARD NORTH SIDE = 392 S.F. SYNTHETIC TURF / 50 S.F. PLANT MATERIAL SIDE YARD SOUTH SIDE = 90 S.F. PLANT MATERIAL SIDE YARD NORTH SIDE = 90 S.F. PLANT MATERIAL BACK YARD SOUTH SIDE = 380 S.F. SYNTHETIC TURF BACK YARD NORTH SIDE = 83 S.F. SYNTHETIC TURF TOTAL LANDSCAPE AREA = 280 S.F. TYPE TREE SHRUB SYNTHETIC TURF P L A N T L I S T BOTANICAL NAME COMMON NAME WATER REQUIREMENTS Cupressus sempervirens Olea europaea 'Wilson iif Buxus microphylla var. japonica SYNTHETIC TURF Italian Cypress Wilson Olive Japanese Boxwood SYNTHETIC TURF Low Low Medium LANDSCAPE NC' ES: SYMBOL —ANY OLIVE TREES UTILIZED f,+JII1ST BE A Nord—FRUITING VARI [TY. NV,ASIVE PLANT `;PECI Ezt AS DETEPMINED BY THE CITY' OE NIEWPOMT (EACH, ARE PROF-JIBJTEI. —VEGETATIIDN SHALL BE SUITED ON -THE PROPERTY SCS AS NOT TO SI WFICAIi OJSTRUCT THE PRI VARY V'E'Ifi FROM PRIV,TE PROPER -T AT ANY G'VEN TLlUJE (GIVEN CONS'C3ERATIOLJ OF TS FUTIORE GROWFfT - -WATEP, SUPPLY TYPE SHALL 6E. POT,AQLE, l`ir, PROVIBES 6Y THE CITY OF NEWPORT REACH. -A MINIMUM THREE INCH (3") LAYER OF MULCH SHALL QE APPLIED ON ALL EXPOSED SOIL SURFACES OF PL41NTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUI'll DCOVERS, OR DIRECT SEEDIPJG APPLICATION' WHERE LIULCH IS CONTRAINDICATED. —SLOPE PLANTING �„IEAS)IJRES SUCH AS CONTOLSR PLANTING; AND TERRA GNIG OR OTHEP TECHNI( JES SHALL BE IIJCORPIRA,TED ON SLOPES -TO INTERRI_JPT THE FLOW AhD RATE OF SURFACE RUI•,IOEF IN ORDER TO PREVENIT SURFACE SOIL ERROSI11111PI. —THE LANDSCAPE PLAN SHALL_ ['FC& -11[31T THE USE OF HOLDING VATERIr1S NONE TREATED W' -H TOX' C COP✓POUNPS SUCH A S COPPER ARSENATE. -INCORPORATE 'COMPO'ST AT A RATE OF AT LEAST FOUR 01.1MIC YARDS PER "1,909 SIIIIIUAF2E FEET TO P, REDTH OE S' INCHES INTO I ANIISCAPE AREA (UNLESS CONTPA-INDICATED DY A SOI[ F). LANDSCAPE PLANTING DESIGN - SITE PLAN SCALE: 1/8"=1'-0" No. Revision/Issue Civil/Structural Consulmot Name and Morass Designer Name and Address PLANNING* LANDSCAPE*ARCHITEI TRINITY DESIGN SERVICES 20812 MISSIONARY RIDGE DIAMOND BAR, CA 91789 (626)536-9599 Project Name and Address ANASTASIOS C. NIKOLAOU NEW RESIDENTIAL CONDOMINIUM DEVELOPMENT PROJECT 1501 MESA DRIVE 20462 SANTA ANA AVENUE NEWPORT BEACH, CA 92660 Dale Proje2 2017_03 Sheet L-1 1 OF 1 Date 02/16/2018 Designed d EDWARD X. SEGURA Scale 1/8" = V -0'r IlR -oject Plans ��1 PA2017-218 LEGEND CENTERLINE FENCE LINE --- PROPERTY LINE EXISTING BUILDING WALL 0 FOUND OR SET MONUMENT AS NOTED GAS VALVE MAIL BOX UTILITY POLE TREE PALM TREE wom WATER METER ADA ACCESS RAMP o GUARD POST Os SANITARY SEWER MANHOLE SIGN ® GUY ANCHOR OR POLE p� WATER VALVE TRAFFIC SIGNAL PULL BOX * TRAFFIC SIGNAL POLE OVERHEAD TRAFFIC SIGNAL POLE FS FINISHED SURFACE FF FINISHED FLOOR FL FLOWLINE NG DIRT TC TOP OF CURB - GRAPHIC SCALE 10 0 5 10 20 ( IN FEET 1 inch = 10 ft. ESTABLISHMENT OF GRADE: A=65,86 A + B + C + D = X; X / 4 B = 65.46 65.86 + 65.46 + 66.30 +66.29 = 266.91 C = 66.30 263.91 / 4 = 65.9775 D = 66.29 LEGAL DESCRIPTION: A PORTION OF LOT 5 OF TRACT MAP 456 MM 17-9. 40 BENCHMARK: ORANGE COUNTY BENCHMARK NO. CM -51-89, DESCRIBED BYOCS 2001- FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "CM -51-89", SET IN THE TOP OF A 4' BY 4" CONCRETE POST. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF SANTA ANA AVENUE AND MESA DRIVE, 57 FT. WESTERLY OF THE CENTERLINE OF MESA DRIVE AND.21 FT NORTHERLY OF THE CENTERLINE OF SANTA ANA AVENUE. MONUMENT IS SET LEVEL WITH TOP OF CURB. ELEVATION= $5.967' (NAVD88) a Io 0 co ro — — — — 4Q00- ----- FD L wv RCE 27743 0h 5 06 T • �5. 43 fL , La EXISTING BUILDING I I y EXISTING BUILDING x ` � �65 549'21'08"E 140.10'9.7 b6 h :CONCRETE DRIVEWAY '65 62 I FF COJdCRETE PAD DIRT 26 C x 66:03 0^' 63 L.,, .I. . \� i.``, .a.• x1 A�-�• air. Sx�. - 6 -AREA DRAIN �^ U + •" vi „^' two iwi. 1 . v. 1�� GRASS �19�9 w°��57.42 FF $ W0©l DFtt I t w . �' dD y. rn A� x , 83 2 z o _�' a �� EXISTING BUILDING ° 1' 4 - ,� - �• g "�'pD�er�. oa fk� "Zoo�� ROOF HEIGHT FF C 43 C I l F s"` x 4 b6 s so k i 4 �. q ' 6 6 till EXISTING BUILDING 6 CONCRETE DRIVEWAY V 5 6O :� 2.50 SO C e. .. .� ...' 89 h g 549 21'08"E 140.'06' ` h` Y: PLANTER STORAGE .w k � Q 63 C a c Nc 04 L O z` \ ` a l a BBQ ' kignNG Q AREA � ° 3 y ; FF eU20//vo \ h.0 `* u EXISTING BUILDINGh u 457.322� z � -�,• QO y� Q •� n d- CONCRETE CURE �. _. .. ,..... ,. °" AND GUTTER Off` 180.08' 9 549'21'08"E 660.00' 061E MESA DRIVE 6600 N c0 c0 I 01 p SIO u c0 c0 ti 6b6 c� N O N'M 's o� D ' z .; w® , 6 J ci p 66� F 61� 6� M:. w C W w � o M a 4 o U d z ,r :-. 4iJ ..I H: FD L wv RCE 27743 0h 5 06 T • �5. 43 fL , La EXISTING BUILDING I I y EXISTING BUILDING x ` � �65 549'21'08"E 140.10'9.7 b6 h :CONCRETE DRIVEWAY '65 62 I FF COJdCRETE PAD DIRT 26 C x 66:03 0^' 63 L.,, .I. . \� i.``, .a.• x1 A�-�• air. Sx�. - 6 -AREA DRAIN �^ U + •" vi „^' two iwi. 1 . v. 1�� GRASS �19�9 w°��57.42 FF $ W0©l DFtt I t w . �' dD y. rn A� x , 83 2 z o _�' a �� EXISTING BUILDING ° 1' 4 - ,� - �• g "�'pD�er�. oa fk� "Zoo�� ROOF HEIGHT FF C 43 C I l F s"` x 4 b6 s so k i 4 �. q ' 6 6 till EXISTING BUILDING 6 CONCRETE DRIVEWAY V 5 6O :� 2.50 SO C e. .. .� ...' 89 h g 549 21'08"E 140.'06' ` h` Y: PLANTER STORAGE .w k � Q 63 C a c Nc 04 L O z` \ ` a l a BBQ ' kignNG Q AREA � ° 3 y ; FF eU20//vo \ h.0 `* u EXISTING BUILDINGh u 457.322� z � -�,• QO y� Q •� n d- CONCRETE CURE �. _. .. ,..... ,. °" AND GUTTER Off` 180.08' 9 549'21'08"E 660.00' 061E MESA DRIVE 6600 N c0 c0 I 01 p SIO u c0 c0 N O N'M 's o� AI1D SUgL\ HOOSHMANO JAHANP0118:BU& LS 8230 HOOSHMAND JAHANPOUR-BURKE, LS 8230 Attachment No. PC 3 —Project Plans F Q 02 s r 's ' .; , ,. 2 N � z • ,r :-. ..I H: is ®; •° a i,' w f7 i u � 02 's .; , ,. .` z ,r :-. ..I is ®; •° a i,' CMi f7 i 02 Attachment No. PC 4 Project Renderings O3 '�],111 I.I.T l 7 4% ., < ,� X( ��G rat � ���� ,• i FM dad W AL "lims, WMA W"Am LwAA07% t .� .� .� .�■ .1 ., `FFAIM �I. E IALm LV AMK'ELW FAM vow I It aaaaa IL IL aaaa< Laaat. LaaaL .ataL LaaaL w f •ins�iaf�Ss� �� -- M—Z a � I' 1 u a ,r I� �". [ fir, ' l %• M . � �t J_ i• •Jcr-- vim•'. is rll ,F w I 17 r ' ' "'A. �`H- � v BUILDING 1 AND 2 NORTH ELEVATION , SMOOTH STUCCO 9 VINTLE FENCE NEWPORT TOWNHOMES 20462 SANTA ANA AVE. AND 1501 MESA DRIVE NEWPORT CA. 92660 PROPOSED MATERIAL BOARD WEST BUILDING WEST ELEVATION I 4 HARDIE BOARD AND BATTEN 3 HARDIFUBOARD SIDING HARDIE BOARD SIDING 8 STANDING SEAM PAINTED SHEET METAL 7 ROOF SHINGLE Y 14 1 MARBELVENEER 6 HARDIE BOARD AND BATTEN Planning Commission - March 21, 2019 Item No. 2a Additional Materials Received Mesa Drive Townhomes (PA2017-218) From: Westmoreland. Liz To: Lippman, Tiffany Subject: FW: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Date: Wednesday, March 13, 2019 5:22:52 PM Attachments: imaoe001 ono imageQQ3.pnq From: Rob Dodman<rdodman@ratkovichproperties.com> Sent: Wednesday, March 13, 2019 5:21 PM To: Westmoreland, Liz<LWestmoreland@newportbeachca.gov> Subject: Re: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Thank you for the information. I do appreciate your correspondence. The problem here is that the decision the City of Newport Beach is making for this project is actually impacting primarily the residents of the City of Costa Mesa. Has there been any outreach among staff or the commissioners with the City of Costa Mesa? On all sides of the intersection for you there is a 25' height limit. It is not right for the City of Newport Beach to be able to unilaterally destroy this gateway to Eastside for us. This neighborhood is primarily a single-family neighborhood and Santa Ana/Mesa is the entry or gateway to Eastside Costa Mesa. Putting up a tall medium/high density condo project that is COMPLETELY incompatible with the aesthetic of the area is so sad and tragically once agreed upon not able to be reversed. If this were two-story townhomes then fine but this as suggested should not be approved. I look forward to reviewing the plans but doubt I will see things differently as I've lived at the intersection since 2007 and knowjust how wrong this is for our neighborhood. We should be looking to reduce congestion and calm traffic not the opposite. Destroying sight lines for all the neighbors that have existed for decades isn't fair. Please share this correspondence with the decision makers. Rob Dodman Principal �oR1.ft RATKOVICH R O P E R T li E 5 The ART of urban living 2465 Campus Drive Third Floor Irvine, CA 92612 Planning Commission - March 21, 2019 Item No. 2a Additional Materials Received Mesa Drive Townhomes(PA2017-218) From: "Westmoreland, Liz"<LWestmoreland(@newportbeachca.gov> Date: Wednesday, March 13, 2019 at 4:03 PM To: Rob Dodman <rdodman(Ulratkovich rroperties.com> Subject: RE: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Good Afternoon Rob, Thank you for your comments regarding the proposed project. Your comments will be included as part of the public record and forwarded to the Planning Commissioners for review. Please feel free to give me a call back to discuss your questions. I have also included some preliminary information below. The Staff Report for the project, which includes the proposed plans, will be available on Friday evening of this week. Please utilize the following link: I /� r . 1-•.. /-. 1 •. 1�1-.. u-1 •1 11.1 l- -.111-1a 111 It . .. The Staff Report and Draft Resolution address visibility at the intersection. The proposed buildings will be setback 20 -feet from Santa Ana Avenue, and no features within the front setback will exceed 42", thereby increasing visibility from existing conditions (the existing hedges and walls will be removed). The Public Works Department has reviewed the project and found it acceptable as conditioned. The project complies with all development standards, such as height, setbacks, floor area, density, parking, etc., and no deviations are requested. The project would include 8 -units, where the City of Newport Beach General Plan allows up to 13 -units. The Santa Ana Avenue right-of-way is not within the City of Newport Beach's jurisdiction, but I have reached out to the City Traffic Engineer to see if he may have any additional information for you regarding the roadway or intersection. I will be sure to follow up if I receive any additional information pertaining to this topic. Best Regards, LIZ WESTMORELAND Community Development Department Assistant Planner lwestmorelandOnewoortbeachca.aov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov • •1/ X11 1.111.1 • .. ❑p•Il9/• 11" 111 Planning Commission - March 21, 2019 Item No. 2a Additional Materials Received Mesa Drive Townhomes(PA2017-218) Sent: Tuesday, March 12, 2019 7:49 PM To: Westmoreland, Liz <LWestmorelandC@newportbeachca.gov> Subject: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Hi Liz, I was made aware this evening of a project development contemplated at the corner of Santa Ana Avenue and Mesa Drive. I live "kitty corner' to the property (and one house down on Mesa Drive). I am very concerned about the project description as provided as well as the zoning which would allow 8 residences on two parcels with a described four-story building. As you may or may not be aware Eastside Costa Mesa is a two-story residential neighborhood and we have concerns over continued increased density and more specifically the height and massing of a project such as this. I am unfortunately going to be out of the country for the hearing. I would appreciate you sending me the plans so I can review them and then more specifically mention my concerns as an impacted neighbor to this development. One additional element to consider is the major issue that this intersection has for vehicle and pedestrian safety. Only recently (two weeks ago) a car crashed through the wall at this very property and ended up in the front yard (it also happened last year). A speeding driver recently ran the red light there as well and the memorial is still present on the fence where a young man was killed. There are no sidewalks that connect all four corners of the intersection and we are very concerned that basic public safety is being ignored (speed limits are much too high and the intersection should be a stop sign not a stop light). Were these issues properly addressed? Is staff supporting this development? Are there conditional approvals required? I look forward to receiving the information and also hope that my concerns are vocalized and made clear to the Planning Commissioners. No public outreach was done for this design and is the wrong solution for these parcels. Thanks. Rob Dodman Principal E&Q" RATKOVICH R 0 P E R T I E S The ART of urban living 2465 Campus Drive Third Floor Irvine, CA 92612 Planning Commission - March 21, 2019 Item No. 2a Additional Materials Received Mesa Drive Townhomes(PA2017-218) Planning Commission - March 21, 2019 Item No. 2b Additional Materials Received Mesa Drive Townhomes(PA2017-218) From: Westmoreland. Liz To: Lippman, Tiffany Subject: RN: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Date: Wednesday, March 20, 2019 9:52:27 AM Attachments: Mesa Drive Townhomes odf imaae9D5.pnq Hi Tiffany, Please include this letter (attached) in the additional materials. Thank you, LIZ WESTMORELAND Community Development Department Assistant Planner lwesfmorelandCcDnewDortbeachca.aov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov From: anastasios Nikolaou <taso@lockarate.com> Sent: Tuesday, March 19, 2019 7:29 PM To: Westmoreland, Liz <LWestmoreland@newportbeachca.gov> Subject: FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Hello — I have attached a letter of approval from my neighbor, please include this in your report. Anastasios C. Nikolaou President 3183-E Airway Ave Costa Mesa, CA 92626 Office: (949) 429 - 0276 Cellular: (562) 446 - 6265 Fax (949) 336 - 3839 L C► C K Home Loan ATTENTION: This electronic transmission, and any documents attached hereto, may contain confidential, legally privileged, proprietary data, and/or non-public personal information as defined in the Gramm -Leach -Bliley Act (collectively, "Confidential Information"). If you Planning Commission - March 21, 2019 Item No. 2b Additional Materials Received Mesa Drive Townhomes(PA2017-218) have received this electronic message in error, please notify the sender and delete the electronic message. Any disclosure, copying, distribution, or use of the contents of information received in error is strictly prohibited. By accepting and reviewing any confidential Information contained in this electronic transmission, you agree to maintain and protect the confidential nature of the Confidential Information in accordance with the applicable law and to ensure nondisclosure except for the limited purpose for which it is being provided, and agree to indemnify us against any losses or expenses resulting from any unauthorized use or disclosure of Confidential Information Planning Commission - March 21, 2019 Item No. 2b Additional Materials Received Mesa Drive Townhomes(PA2017-218) March 14, 2019 To the Newport Beach Planning Commission, Re: The Newport Beach Townhomes My name is Adrienne Brandes and I am a developer and Realtor in Newport Beach. I am developing the property next door to the Mesa Drive Townhomes, at 20452 Santa Ana Ave. entitled, Dublin4. My project consists of seven attached townhomes that are each two bedroom and two bath and are currently under construction. The classic design is very similar to the designs being presented to you for the Mesa Drive Townhomes. I feel this project will be an exceptional asset to the Newport Beach community. We need this type of inventory in Newport Beach. It's clean, fresh, and from what 1 understand, affordable. It adds tremendous value to the neighborhood and is consistent with the high density zoning. I am 100% in favor of this project. Sincerely, Adrienne Brandes w Planning Commission - March 21, 2019 Item No. 2c Additional Materials Received Mesa Drive Townhomes (PA2017-218) From: Westmoreland. Liz To: Lippman, Tiffany Subject: FW: Mesa Road Townhomes - MA10R SAFETY CONCERN Date: Wednesday, March 20, 2019 10:02:10 AM From: Berkley Egenes <berkleyegenes@gmail.com> Sent: Tuesday, March 19, 2019 9:33 PM To: Westmoreland, Liz <LWestmoreland@newportbeachca.gov> Cc: Zak, Peter<pzak@newportbeachca.gov>; Weigand, Erik<eweigand@newportbeachca.gov>; Lowrey, Lee <Ilowrey@newportbeachca.gov>; Ellmore, Curtis <CElImore@newportbeachca.gov>; Kleiman, Lauren <Ikleiman@newportbeachca.gov>; Koetting, Peter <pkoetting@newportbeachca.gov>; Kramer, Kory <kkramer@newportbeachca.gov> Subject: Mesa Road Townhomes - MAJOR SAFETY CONCERN Hello Liz and the Planning Commission, We live on the corner of Santa Ana and Mesa Drive and are EXTREMELY concerned about the proposed project that will be diagonal from us. Until the traffic situation, speed situation with three different speed zones entering and leaving the intersection and we have a community meeting with the surrounding neighbors impacted by the project - It not only cannot happen but is unsafe to everyone in Costa Mesa and Newport Beach. I was amongst the group that voiced our concerns against the other 3 -story townhome project last year because of the safety and traffic concerns with the intersection and told the Mayor and the committee that someone would be killed one day because of the speed and traffic concerns, and that happened in December 2018. A young student going home was killed going Westbound from Newport Beach on Mesa Drive by a speeding driver going Northbound on Santa Ana (both streets on the Newport Beach side of the intersection). Could this situation have been avoided ... Yes. Will it happen again if the traffic situation and traffic flow is not resolved ... I am scared to say yes. Not only do we ask for a community meting, but demand the traffic study that is required for all new construction for retail or residential that adds to the number of occupants, parking spots and traffic flow to any major street. Santa Ana is an entry point to Bristol Ave and a cut through for the 55/73. Our major issue is the safety of those that live in our neighborhood and for that of our 6 year old daughter that plays in our front yard. In the past 6 months, cars have crashed through the wall of the house diagonal from us and through the fence directly across the street from us - both on the Newport Beach side of the intersection. I am afraid that our yard/house is next and by adding up to 7-12 new houses into an intersection that once just had two of homes in this space is not only unsafe but irresponsible. I will be happy to meet with you in person and look forward to seeing you all on Thursday the 21 st at 6:30pm. I will be happy to discuss on a call tomorrow or Thursday as we are available any time to help improve the intersection while keep it is safe for all of our residents and guests. Thank you, Berkley & Tiffany Egenes 949-877-4854 Planning Commission - March 21, 2019 Item No. 2d Additional Materials Received Mesa Drive Townhomes(PA2017-218) From: Westmoreland. Liz To: Lippman, Tiffany Subject: FW: Letter of recommendation/Approval FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-216 Date: Wednesday, March 20, 2019 10:21:30 AM Attachments: Newport Beach Townhomes docx imageQQI.pnq Please include the attached letter as an additional material Thank you, LIZ WESTMORELAND Community Development Department Assistant Planner lwestmoreland(o)ne woortbeachca. aov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov Planning Commission - March 21, 2019 Item No. 2d Additional Materials Received Mesa Drive Townhomes (PA2017-218) To the Newport Beach Planning Commission, Re: The Newport Beach Townhomes My name is Eric Watson and I have owned a condo in Newport for almost 6 years now. When I heard about the planned new development my wife and I were very excited for multiple reasons. First, it will provide much greater visibility on the corner of Mesa/Santa Ana Avenue. Second, it will be a huge upgrade to the neighbor and hopefully add value to the surrounding community. Third, as a former realtor I know there is great demand in this area for this style home and I have no doubt the townhomes will be a dream come true for professionals working in the area looking to live in a high-end townhome. I live in Promenade Court which is only a few hundred feet from the planned development and I really hope the plans are approved. I know many of my neighbors share the same view. Kindest Regards, Eric Watson Planning Commission - March 21, 2019 Item No. 2e Additional Materials Received Mesa Drive Townhomes (PA2017-218) From: Westmoreland. Liz To: Lippman, Tiffany Subject: FW: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Date: Wednesday, March 20, 2019 12:08:57 PM Attachments: imaoe001 ono Please include this public comment in the additional materials. From: Rob Dodman<rdodman@ratkovichproperties.com> Sent: Wednesday, March 20, 2019 11:41 AM To: Westmoreland, Liz <LWestmoreland@newportbeachca.gov> Subject: Re: Upcoming Planning Commission Hearing (SD2017-008 and NT2017-003) Okay... please see below. I am writing this from the plane as I am traveling back today from Europe. I was in Paris the last couple days and it is amazing what happens when the Architecture is right and also when it is wrong. From a high level my comments are concerned with first a lack of coordination/collaboration between neighboring Cities and the County at an intersection leaving many voiceless. I live only one house down the street (kitty corner) but was not "noticed" for this hearing. I only learned of it from a neighbor. So that is something I would encourage Staff to consider going forward and perhaps this Application can be a test case for how to coordinate better when there are multiple jurisdictions that are being impacted. I think that you will find that it may be more appropriate to defer any design/density decisions to the constituency which is most impacted which in this case is Costa Mesa. You may or may not be aware of the multitude of vehicle and parking issues at this intersection and the efforts currently underway to secure easement rights to install a sidewalk along Mesa. Mesa Drive and Santa Ana have unfortunately seen a tremendous amount of traffic accidents involving cars/bikes/pedestrians and the intersection is dangerous. Adding more density and increasing vehicle counts and more pressure on street parking is very concerning. A parking analysis would clearly show that more than four spaces should be placed on- site. These condos are very large with three and four bedrooms. Most families will not even be able to park themselves let alone their guests. Did staff consider getting involved in the CC&Rs and require home owners to park their garages and not use them for storage? That is a common tool used by planning. Continuing on the use concern is really the design and the overall massing. The west facing elevation (facing Santa Ana) is a monolithic wall with overhanging buildings opposing each other and creating a tunnel effect for vehicle ingress/egress. I cannot fathom this design being considered remotely compatible with the neighborhood. I reiterate that the neighborhood is primarily a SFR neighborhood and equally important is a two-story neighborhood. There is zero precedent for this height except for the project approved last year which we also opposed and was approved without any consideration from those of us who are most impacted. The massing and design are all wrong and we plan on appealing this through the process in its totality should for some reason the PC approve. Please see below for my more specific comments on the staff report. P2. — Why was this project given a Categorical Exemption or Negative Declaration? Why wasn't the CECA process handled through a MND? Studies should be done that affect air quality/noise/vehicles/parking/emissions and so on? P3. —The zoning and aerial map is incredibly misleading and doesn't provide all the contiguous zoning which is R2. The pictures are unusually zoomed in not properly showing Planning Commission - March 21, 2019 Item No. 2e Additional Materials Received Mesa Drive Townhomes (PA2017-218) the neighborhood texture. There are no street level photos which again is very unusual and misleading. P4. —The project summary completely omits that this intersection is considered the gateway to Eastside Costa Mesa. It is not referred to by anybody living there as Santa Ana Heights. P4. — If the last approval wasn't bad enough this one is downright scary as it is setting a precedent for four stories or three stories over a garage. You don't even see this hardly down on the Penninsula. Again, this is a SFR neighborhood. This is totally incompatible. To reach the design objective it also appears that the grade line was established 3' the finished floor of the garage. This doesn't seem right because the structures are actually 36' in height. P5. —The mitigations are standard to NB but not specific in any way to the needed improvements at this intersection. P6. — I do not how staff came to the conclusion that this project is compatible with the neighboring uses. There is no precedent anywhere. P 6/7. —There is some concerning language here regarding zoning and intent and mistakes that were made and the entire attached/detached requirement. This should be more fully discussed. P7. — Sec 2.3 requires the project to be compatible in terms of bulk/massing which staff has erroneously concluded it does. I would welcome walking the neighborhood with the Staff and Commissioners so they can see how this project has no precedent and is not compatible in any way. P8. —The map act requires a project to be consistent with the general plan which it is not as the plan update requires the units to be detached. P10. — I completely disagree with not requiring a traffic study. I am not sure what Public Works is reviewing it for versus Traffic and Engineering but this area most certainly needs a traffic/parking study prior to any increase in density. Vehicle ingress/egress onto Santa Ana at current speed limits is a very dangerous movement. I also do not agree that there are no environmental impacts as the current developed site has a very low ratio of developed space and this project completely paves over the site. Also, adding density has other impacts such as air and noise which were not analyzed. What about the impact for instance of occupied residences at four stories and how that impacts the privacy of the neighbors? Rob Dodman Principal RATK©VICH R Q P E R T E S The ART of urban living 2465 Campus Drive Third Floor Irvine, CA 92612 Planning Commission - March 21, 2019 Item No. 2e Additional Materials Received Mesa Drive Townhomes(PA2017-218) •STO1Oj .• as W -2 - •u Planning Commission - March 21, 2019 Item No. 2f Additional Materials Received After the Deadline Mesa Drive Townhomes(PA2017-218) From: Westmoreland. Liz To: Garciamay. Ruby; Achis. Patrick; Lee, Amanda Cc: Lippman. Tiffany Subject: FW: FW: Letter of recommendation/Approval FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Date: Thursday, March 21, 2019 10:33:27 AM Attachments: imape003.onp Please include as part of the additional materials submitted after the deadline LIZ WESTMORELAND Community Development Department Assistant Planner lwestmorelandanewoortbeachca,aov 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 1 newportbeachca.gov From: anastasios Nikolaou <taso@lockarate.com> Sent: Thursday, March 21, 2019 10:25 AM To: Westmoreland, Liz<LWestmoreland@newportbeachca.gov> Subject: FW: FW: Letter of recommendation/Approval FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Hi Liz— Please see comments below from my neighbor directly behind me. From: anastasios Nikolaou Sent: Thursday, March 21, 2019 10:09 AM To: 'Gregg Walti' <gwalti(cDirvinecompany.com> Subject: RE: FW: Letter of recommendation/Approval FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Hi Greg— Thanks for taking a look at the project I think its important to get my local neighbors opinion. Assuming everything is approved I would anticipate starting the project in early 2020. -Best regards Anastasios C. Nikolaou President 3183-E Airway Ave Costa Mesa, CA 92626 Planning Commission - March 21, 2019 Item No. 2f Additional Materials Received After the Deadline Mesa Drive Townhomes (PA2017-218) Office: (949) 429 - 0276 Cellular: (562) 446 - 6265 Fax : (949) 336 - 3839 LOCK Name Loan ATTENTION: This electronic transmission, and any documents attached hereto, may contain confidential, legally privileged, proprietary data, and/or non-public personal information as defined in the Gramm -Leach -Bliley Act (collectively, "Confidential Information"). If you have received this electronic message in error, please notify the sender and delete the electronic message. Any disclosure, copying, distribution, or use of the contents of information received in error is strictly prohibited. By accepting and reviewing any confidential Information contained in this electronic transmission, you agree to maintain and protect the confidential nature of the Confidential Information in accordance with the applicable law and to ensure nondisclosure except for the limited purpose for which it is being provided, and agree to indemnify us against any losses or expenses resulting from any unauthorized use or disclosure of Confidential Information From: Gregg Walti <gwalti(a)irvinecompany.com> Sent: Thursday, March 21, 2019 10:04 AM To: anastasios Nikolaou <taso(@Iockarate.com> Subject: Re: FW: Letter of recommendation/Approval FW: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Thanks Taso for sending me the info! The project looks nice and I'm sure will be a big hit with prospective buyers. Assuming everything is approved, when do you expect to start construction? Regards, Gregg Walti On Wed, Mar 20, 2019 at 8:16 PM anastasios Nikolaou <taso(@Iockarate.com> wrote: From: Westmoreland, Liz<LWestmoreland(cDnewportbeachca.gov> Sent: Wednesday, March 13, 2019 9:46 AM To: anastasios Nikolaou <taso(calockarate.com> Subject: 3/21- Planning Commission Staff Report and Agenda — PA2017-218 Good Morning Taso, Planning Commission - March 21, 2019 Item No. 21' Additional Materials Received After the Deadline Mesa Drive Townhomes(PA2017-218) Below you will find a link to the Planning Commission information page where the agenda and staff report for the next scheduled meeting will be posted. The agenda and report are typically posted to the website on Friday of this week between 4:00 p.m. and 5:00 p.m. Additionally, the agenda and reports are usually delivered to Commissioners Friday afternoon, so please give the Commissioners the courtesy and opportunity to read the report before you contact them (if you feel a need to). Please contact me if you have any questions, concerns, or thoughts about staff's recommendation and/or meeting procedures. Lastly, please let me know if you have any special requests regarding your presentation. RommWWWAT/ . • . ■ FTmiTt�d9R.9la7TiLd' r - . , rr-.• rr 1 r Thank you, LIZ WESTMORELAND Community Development Department Assistant Planner lwestmorelandB newoortbeachca. ao v 949-644-3234 CITY OF NEWPORT BEACH 100 Civic Center Drive, First Floor Bay B, Newport Beach, California 92660 I newportbeachca.gov <2.0—Mesa Drive Townhomes at 20462 Santa Ana & 1501 Mesa Drive_PA2017- 218.... pdf> Notice to recipient: This e-mail is only meant for the intended recipient of the transmission, and may be a confidential communication or a communication privileged by law. If you received this e-mail in error, any review, use, dissemination, distribution, or copying of this e-mail is strictly prohibited. Please notify us immediately of the error by return e-mail and please delete this message from your system. Thank you in advance for your cooperation. Planning Commission - March 21, 2019 Item No. 2g Additional Materials Presented At Meeting Mesa Drive Townhomes Mesa Drive Townhomes (PA2017-218) IIYNININNININW =_NI1�11�1111U11111 Illlt V -1X :i ► p ��j'\► W,._Ll= _): phi � 11111 Planning Commission Public Hearing March 21, 2019 •I���r�rr• Demolish two single-family residences r- Construct eight (8) condominiums Major Site Development Review Tentative Tract Map March 21, 2019 Community Development Department - Planning Division ` � '*,� ' • � ,_ ��/ _ ,o O� .tip � 9 s p 01 jr Oil, AtIVOk. s Ir `-"�� m 0 714fA Multiple -Unit Residential (R 0 a yQ1 S> IVY, inti -Unit Residential sA Detached (_RMD) Ito Santa Ana Heigllhts,�pecific Plan (SP -7) 1 4_ Residential Multi -Family 1 7�/ (RMF) Planning Commission - March 21, 2019 Item No. 2g Additional Materials Lj1111WAt Meeting Mesa Drive To 017-218) Site Photographs tot Sub 1 AV e J � �� Site Photographs Planning Commission - March 21, 2019 Item No. 2g Additional Materials Lj1111WAt Meeting Mesa Drive To 017-218) 1 f laA a�ijrp'u�g�ommissfon-FA�rc , I � 1 ented At Meetin §ms ,,_ ., JN x, , c ,y w ruin6 - n �_ c �_!� n n Y o = 9'\o [� [� n= m o� l ' W I 1�1-74 Tj- y NJ I 7T- Y. j - N i i� ,, 4tj- �77,- 1' �., N VU Kr 4 t./ 0 G LI 4 OzO—\ l\ z O i = SO:Ty35 3N3- __ �ISShMS1 m-.M 3 Jrmprt DE Floor Plans Garage level Two main levels Media Room with roof deck Development Fees Fair Share Traffic Fees TCA Traffic Fees Park Fees March 21, 2019 Community Development Department - Planning Division Lot Area Lot Width Min. Site Area per Unit Floor Area Limit Building Height Front Setback Side Setbacks Real -Setback Common Open Space Private Open Space Parking March 21, 2019 5,000 sq. ft. 14,18o sq. ft. 50/6o ft. 89-120 ft. 1,00o sf 1,772.5 sf N/A 24,437 sf total 33 ft. sloped 33 ft. sloped 20 ft. 20 ft. 5 ft. 5 ft. 25 ft. 25 to 31 ft. N/A 2,245 sq. ft. (28o sf/unit) N/A —1,50o sq. ft. (188 sf/unit) 2 per unit covered 14 garage spaces 0.5 per unit guest 4 uncovered guest spaces Community Development Department - Planning Division Renderings P. r j�EIII i� t V� r■ Win 1 Planning Commission - March 21, 2019 Item No. 2g Additional Materials Lj1111WAt Meeting Mesa Drive To 017-218) :0- Renderings Planning Commission - March 21, 2019 Item No. 2g Additional Materials Lj1111WAt Meeting Mesa Drive To 017-218) J J Planning Commission - March 21, 2019 Item No. 2g Additional Materials Lj1111WAt Meeting Mesa Drive To 017-218) Renderings ffmw llllt` 'i �■r 'T� Three commenters in favor Two commenters opposed Environmental Traffic and signal concerns Density and compatibility Costa Mesa outreach March 21, 2019 Community Development Department - Planning Division ■ Conduct a public hearing Find Project Exempt from CEQA Class 32 (In -Fill Development) Approve Major Site Development Review No. SD2017-oo8 and Tentative Tract Map No. NT2017-003 March 21, 2019 Community Development Department - Planning Division 1 For more information contact: Liz Westmoreland, Assistant Planner 949-644-3234 lwestmoreland@newportbeachca.gov www.newportbeachca.gov Planning Commission - March 21, 2019 Item No. 2g Additional Materials Presented At Meeting Mesa Drive Townhomes (PA2017-218) Planning Commission - March 21, 2019 Item No. 2g Additional Materials Presented At Meeting Mesa Drive Townhomes (PA2017-218) Existing Development In RIVID r N 4 At i\ s+ 40" z rJ Ar 410t,401 0"0100. .� 4. 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