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HomeMy WebLinkAbout3.0_Goetz Residential Condominiums and Variance_PA2018-138 04"O;"�"t CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT May 23, 2019 Agenda Item No. 3 SUBJECT: Goetz Residential Condominiums and Variance (PA2018-138) • Coastal Development Permit No. CD2018-059 • Variance No. VA2018-005 • Tentative Parcel Map No. NP2018-023 SITE LOCATION: 358 Dahlia Place APPLICANT/OWNER: Andrew Goetz PLANNER: Benjamin M. Zdeba, AICP, Associate Planner 949-644-3253, bzdeba@newportbeachca.gov PROJECT SUMMARY The applicant requests a coastal development permit (CDP) to demolish an existing single-family residence and to construct a new two-unit residential condominium development. As part of the development, the applicant requests approval of a variance to reduce the required front setback along Bayside Drive from 20 feet to 8 feet and to increase the allowable floor area limit. The Tentative Parcel Map is required to allow each unit to be sold separately as residential condominiums. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2019-014 approving Coastal Development Permit No. CD2018-059, Tentative Parcel Map No. NP2018-023, and Variance No. VA2018-005 (Attachment No. PC 1). 1 V� QP �P Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 2 VICINITY MAP / 1' /J � / J GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE Multiple Unit Residential Multi-Unit Residential ON-SITE RM RM Single-family residence NORTH RM RM I Single-family residence SOUTH RM RM Multi-family residences EAST N/A N/A Bayside Drive right-of-way WEST RM RM Single-family residence 3 V� QP �P Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 3 INTRODUCTION Background and Project Setting The subject property and surrounding area were originally subdivided in 1904. The properties in the block (northerly of Seaview Avenue, southerly of Bayside Drive and easterly of Fernleaf Avenue) have been resubdivided since the original subdivision. This development activity along with the vacating of a portion of Carnation and Dahlia north of Seaview Avenue has resulted in a unique variety of lot shapes, sizes, orientations, and access. Most of the resubdivisions occurred prior to the adoption of state and local subdivision codes. Additionally, like the subject property, access to many lots in the block is provided through a combination of public and private easements. The resubdivisions and vacated rights-of-way have resulted in an area almost unrecognizable from the original Tract Map. See Figure 1 below. B4Y5140E DR/VE �•4il�Y 'i O l9 A C, ],x 312 /4 y 3 R 19 ,I/ ]]I u,317 S n, 30e327 ,o112 ]I] 211 ]os ,a 311 231 �AVWW AW 2 x]] Figure 1, Original Block 231 (left) with the approximate boundary of 358 Dahlia Place shown in red. Current Block 231 (right) with boundary of 358 Dahlia Place shown in red. According to County Assessor records, the existing single-family residence was constructed in 1943, and City records show a bathroom addition in 1965. The home is approximately 1,150 square feet and maintains the following setbacks: front (Bayside Drive) 26.05 feet, right side 0.92 feet, left side 34.91 feet, rear (to property line) 13.81 feet, and rear to private access easement edge 6.81 feet. Project Description The applicant requests a coastal development permit to demolish the existing single- family residence and to construct a new, two-unit residential condominium project. Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 4 As part of the new construction, the applicant requests a variance to allow a reduced front setback and increased floor area. The proposed development would comply with all other required residential development standards, as depicted in Table 1 below. Table 1, Development Standards Standard Required Proposed Setbacks (min.) • Front (Bayside Dr.) 20 feet 8 feet • Sides 6.5 feet (8% lot width) 6.5 feet Rear(access easement) 12 feet (5 feet from alley) 12 feet • • 4,676 square feet 5,900 square feet Height Limit • Flat 28 feet Varies, but complies • Sloped 33 feet • . . Volume Area 387.6 square feet Complies • One covered and one Complies with two garage enclosed per unit (i.e., a spaces per unit garage) Figure 2 below shows the existing single-story, single-family residence with a rendering of the proposed two-unit condominium development beside it. The new structure will be recessed into the hillside with a partial subterranean basement. Landscaping will be refreshed on private property, as well as on the City-owned slope, which dominates the photographs. Figure 2, Current photograph and rendering of proposed structure. The dashed line represents the approximate location of the front property line and demonstrates how much of the slope is City-owned. Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 5 The applicant provided justification for the project and and several exhibits, which are attached as Attachment Nos. PC 3 and PC 4, respectively. DISCUSSION Analysis General Plan/Local Coastal Program The Land Use Element of the General Plan, as well as the Coastal Land Use Plan designate the site as Multiple Unit Residential (RM), which is intended to provide primarily for multi-family residential development containing attached or detached dwelling units. The proposed development is consistent with this designation inasmuch as it would increase the density on the property to two units, which is more in line with the multi-family residential district purpose and is the maximum allowed given the lot size. Title 19 Subdivisions As evaluated in the draft resolution for approval (Attachment No. PC 1), the proposed Tentative Parcel Map is consistent with the intent of Newport Beach Municipal Code (NBMC)Title 20 Planning and Zoning and meets the findings required for approval based on NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps). Typically, the Zoning Administrator reviews and acts on tentative parcel map applications; however, this project includes a variance for the Planning Commission's consideration. Pursuant to NBMC Section 20.50.030 (Concurrent Processing), multiple applications for the same project must be processed concurrently, and are reviewed by the highest review authority designated by this Zoning Code for any of the applications. Title 20 Planning and Zoning The project site is located within the Multi-Unit Residential (RM) Zoning District. The setbacks required are 20 feet from the front property line (adjacent to Bayside Drive), 6.5 feet on the sides (8 percent of the property width), and a 5-foot rear setback from the edge of the private alley. The lot is rectangular in shape, 81 feet wide by 70 feet deep with a lot area of 5,670 square feet. The RM zoning for the site (20 dwelling units per acre)allows one single-family home or a duplex based on the lot size. The property gently slopes to a depth of approximately 50 feet then the slope gradually increases. The steepest portion of the slope is located on the public property adjacent to Bayside Drive. In order to deviate from the required setbacks and to increase the floor area limit, the applicant seeks the approval of a variance consistent with the Zoning Code. Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 6 Required Variance Findings A variance is a request to waive or modify certain standards when, because of special circumstances applicable to the property, including location, shape, size, surroundings, topography, or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same zoning district. A variance can be granted to maintain parity between the variance site and nearby properties in the same zoning district to avoid the granting of special privileges to one property. Pursuant to NBMC Section 20.52.090(F) (Variances — Findings and Decision), the Planning Commission must make certain findings in order to approve a variance. Staff believes sufficient facts exist to support the variance requests and they are set forth in the draft resolution for project approval (Attachment No. PC 1). Below is a summary of facts in support of the required findings: 1. There are special or unique circumstances or conditions applicable to the subject property(e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification; The property and its immediate neighbors have a unique orientation compared to other residential properties in Corona del Mar. The subject property and these surrounding properties in Block 231 were originally subdivided in 1904. The subject property and block 231 are in the same RM zoning district. Following the original subdivision, the subsequent subdivision and reorientation of the lots that constitute the property made no provision for vehicular access from a public right-of-way. Access to the property is provided via a 14- foot-wide private ingress/egress easement from Dahlia Place, which is the equivalent size of a typical alley in Corona del Mar. Seven feet of the private alley is provided across 60 feet of the southern property line. Although the 5-foot setback from Dahlia Place is consistent with the typically required setback from 14-foot-wide alleys throughout Corona del Mar, the lot is 70 feet deep whereas the typical Corona del Mar lot is 118 feet deep. It is also notable that several adjacent properties either received discretionary approvals to deviate from development standards or are developed with nonconforming structures. 2. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification; Application of the default setbacks for this property results in a buildable area that is not comparable to typical lots with similar lot sizes. In this case, 54 percent of the lot is dedicated to required setback areas whereas the typical properties in Corona del Mar under the RM zoning district have an approximate setback dedication of only 36 percent. 2 Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 7 The 20-foot front setback from the Bayside Drive property line unduly hinders the applicant's ability to construct required parking for a duplex (allowable within the RM zoning district) on this lot while maintaining parity with other similarly zoned and situated lots. A standard duplex parking configuration in Corona del Mar is tandem with two single- car garages and two carport spaces in front of the garages. On the subject property, the buildable depth with the default setbacks is 38 feet. The required depth for tandem parking is 35 feet leaving only 3 feet to spare for other areas of the units on the main level. Additionally, there are above-ground utilities within the private alley that dissect the lot and create further difficulty in siting the appropriate ingress and egress to access on-site parking. Figure 3 below shows the proposed configuration, which will allow for adequate vehicular access. If "Garage 2" is required to maintain the 20-foot front setback, the additional motor court area is negated and turning movements into and out of the garage would be inadequate. Also of note is the above-ground power pole inside the property boundary within the access easement. CHINA COVE CONDOS 312 CARNATION DAHLIA PLACE 'I I --1—I ----- fARHGE 1 6t U.AI^N Figure 3, Circulation onsite and through the portion of the private alley will be improved by the proposed garage configuration. 9 Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 8 3. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant,- 4. pplicant,4. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district,- Using istrict,Using the default setbacks, the buildable area' of the lot is 2,584 square feet resulting in 3,876 square foot floor area limit while not counting 200 square feet for each required parking space within a garage pursuant to RM district standards. If the requested 8-foot front setback is approved, the resulting buildable area would be 3,400 square feet. allowing for a maximum floor area of up to 5,100 square feet, again not including 200 square feet for each required garage parking space. Project approval would allow a maximum floor area of up to 5,900 square feet for duplex or 5,500 square feet for a single- family residence when the required garage area is included. To determine whether the proposed front setback and resulting increased floor area limit are appropriate and do not constitute a special privilege, staff focused on analyzing: 1. The compatibility of the requested setbacks with the two adjacent RM lots; and 2. The resulting true floor area ratio (maximum building square footage allowed divided by lot size) to ensure that the proposed setbacks would provide parity with other Corona del Mar (CdM) lots. Setback Comparison Although not a public alley, the 14-foot wide Dahlia Place easement functions as a typical rear alley; therefore, staff has determined that the opposite side of the lot (Bayside Drive) is the front yard with a required 20-foot setback. Front setbacks typically abut a public sidewalk or street and provide direct vehicular and/or pedestrian access to private property. In this case, the City-owned property comprised of a steep slope between Bayside Drive and the property negates the opportunity for vehicular or pedestrian access, so all property access is by way of Dahlia Place. If the original subdivision pattern was maintained, the current rear property line would have been the side of the property and a 3-foot setback would be the standard. The property is separated from the improved Bayside Drive sidewalk and street by the large City-owned parcel comprised of a steep slope and landscaping. At its closest point (southeasterly corner), the front property line is over 40 feet from the Bayside Drive sidewalk. Applying an 8-foot front setback would result in building over 45 feet from the "Buildable area"is defined by Chapter 20.70(Definitions)of the Zoning Code as the area of a development site, excluding the minimum front, side, and rear setback areas as applied to residential properties only. 10 Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 9 public sidewalk at the nearest point, which is much greater than a typical 20-foot front setback applied to most lots in CdM. The two adjacent properties, 348 Dahlia Place and 314 Carnation Avenue also abut the Bayside Drive slope. 348 Dahlia Place is very similar to the subject property because it, too, takes access from Dahlia Place. The existing home at 348 Dahlia place maintains a 17-foot front setback (Bayside Drive) and code-required setbacks would be the same as the subject property. The home at 314 Carnation Avenue maintains the original 1904 subdivision lot orientation and has a required 5.2-foot side yard setback to Bayside Drive and the existing home was developed with a complying 5.5-foot side setback. This is depicted in the topographic survey (Attachment No. PC 6) and excerpted as Figure 4 below. Bayside Drive S'A9]'OYE EI,IO' 4:f p 314 358 34 Carnation Da Iia D hlia Ave. PI• PI Dahlia Place Figure 4, Existing survey showing structure locations on adjoining properties. Staff believes that an 8-foot front setback would not be the granting of a special privilege given the comparable setbacks FAR Comparison Due to the difference in lot size and variation in setback areas between the subject property and surrounding lots in the block area, staff has employed a true floor area ratio (FAR) method by which the total building's square footage allowed on the site is divided by the total site area. This method allows for an equitable comparison of floor area to lot area. A comparison of typical lots in CDM with the required and proposed setbacks and floor areas limits of the subject property is provided in Table 2. 11 Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 10 Table 2, True Floor Area Ratio(FAR)Analysis Typical CDM R-1, R-2 Lot Size Buildable Floor Area Limit Floor Required and RM Lots Square Area SF (Buildable SF x Area Setbacks (Feet) Feet (SF) 1.5) Ratio RM 30 x 125 Lot 3,750 2,400 4,400 1.17 Front(F):15 Rear (30x125) (Incl. 2 Car Garage (R):10 Side (S):3 Exception 400SF*) 3,540 2,232 3,348 0.94 F:20 R:5 S:3 (30x118) • 5,320 3,441 5,161 0.97 F:20 R:5 S:4 ' w/20ft Front Setback 3,540 2,352 3,528 0.99 F:15 R:5 S:3 w/ 15ft Front Setback (30x118) • - 5,670 2,584 4,676 0.82 F:20 R:12 S:6.5 (Incl. 4 Car Garage Exception 800SF*) 5,670 3,400 5,900 1.04 F:8 R:12 S:6.5 (Incl. 4 car Garage Exception 800SF*) The floor area analysis was based on comparing the proposed buildable area and resulting floor area limits with standard RM, R-1 and R-2 lots in Corona del Mar. The results show that 0.82 FAR using the default setbacks for the subject lot is lower than all the standards lots and that the 1.04 FAR using the requested setbacks is within the RM and R-1/R-2 FAR range. It is also less than what a standard RM lot could achieve. Therefore, staff believes the proposed setbacks and resulting buildable area and floor area limits are compatible with the surrounding development and greater Corona del Mar area and would not be the granting of a special privilege. 5. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor 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, and The reduced front setback will not appear out of character with the neighborhood and will not create any unsafe conditions for those traveling Bayside Drive. The 8-foot front yard setback request when added to the 40-50-foot separation between the property and the Bayside Drive sidewalk below, will adequately separate the building from the public way. The change in topography also supports this conclusion. The project design complies with the required side setbacks and includes a compliant rear alley setback where existing structures currently encroach. The increased rear alley setback areas will enhance the existing alley access for the applicant and neighboring property owners and residents who rely on it. Figure 5 below shows the massing comparatively along Bayside Drive looking east. 12 Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 11 n n Figure 5, Rendering of the massing looking east onto Bayside Drive. Furthermore, the proposed design is a three-story structure with a subterranean basement, located in a neighborhood with two- and three-story residences. The design, including proposed floor area (5,900 square feet for two units or 2,950 square feet each including the garages), maintains a bulk and scale that is consistent with other allowable development on typical lots in the surrounding area constructed. 6. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable specific plan. The Zoning Code provides the flexibility in application of land use and development regulations through the variance review process. The variance procedure is intended to resolve practical physical hardships resulting from the unique topography and lot configurations that exist in the City and on this particular property. Due to the topography of the lot, its unique configuration due to the past reorientation of the lot and block, and design of buildings on neighboring properties, the setback and floor area exception can be approved by the Planning Commission through this variance request. The subject property is designated for multi-family residential use and the granting of the variance does not increase the density or floor area beyond what is planned for the area, and will not result in unplanned additional traffic, parking, or demand for other services. Title 21 Local Coastal Program Implementation Plan The property is located within the Coastal Zone. As the proposed project includes both a tentative parcel map and a variance, a coastal development permit is also required to ensure consistency with the Coastal Act. NBMC Section 21.52.090 (Relief from Implementation Plan Development Standard) sets forth the required additional findings and considerations for approving a variance within the Coastal Zone. While many of the findings overlap with those in Title 20 Planning and Zoning, there are distinct 13 Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 12 considerations primarily for protection of coastal resources, public access, and public views. The project site does not have any coastal resources on or adjacent to it. It also does not provide any form of public access nor does it provide any obstruction from any nearby public viewpoints to the coast. The project site is approximately 200 feet east of Begonia Park, which has a coastal viewpoint designated on Coastal Views Map 4-3 of the Coastal Land Use Plan. Views from this viewpoint, however, are to the southwest looking down Bayside Drive and over the row of homes adjacent to the Newport Harbor, not through or towards the property. The applicant has provided renderings of the proposed development from this viewpoint shown in Figure 6 below. s 'u A" �F Figure 6,An existing image of the view from Begonia Park looking southeast toward the property (top). Beneath it is the same photograph with a rendering of the proposed structure (bottom). The yellow circle highlights the property. -'/+ Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 13 Staff believes the findings for approval can be made and all findings and considerations are included in the attached draft resolution (Attachment No. PC 1). Summary Staff finds the project is consistent with both Title 19 Subdivision and Title 21 Local Coastal Program Implementation Plan as discussed in the analyses above. The proposed development is consistent with the land use designations for the site Furthermore, staff believes the requested front setback and resulting floor area are compatible with the nearby lots. As illustrated in Table 1, the proposed front setback will result in an FAR of 1.04, which is within the range consistent with FAR of lots in the area. The requested setback is consistent with the existing development on surrounding properties and the width of the Bayside Drive right-of-way and topographic differences will provide additional separation from the street for the proposed new construction. The proposed setbacks will allow re-development consistent with the scale and floor area ratio allowed on other properties within residential zoning districts throughout Corona del Mar. Correspondence At the time this staff report was published, staff had received 22 letters in support of the proposed project primarily from neighbors and others in the broader Corona del Mar area (Attachment No. PC 5). Alternatives Staff recommends approval based on the required findings for approval of a variance; however, the following alternative actions are available for the Commission: 1. Should the Planning Commission determine that there are insufficient facts to support one or more of the findings for approval, the Planning Commission must deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 2). 2. The Planning Commission may suggest specific changes to the project design that are necessary to alleviate concerns. If any requested changes are substantial, the item should be continued to a future meeting to allow a redesign or additional analysis. Should the Planning Commission choose to do so, staff would return with a revised resolution incorporating new findings and/or conditions. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the 15 Goetz Residential Condominiums and Variance (PA2018-138) Planning Commission, May 23, 2019 Page 14 CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the construction of limited numbers of new, small structures, including a two-unit dwelling. The project is the construction of a new two-unit residential condominium development located within the RM Zoning District. The exceptions to this categorical exemption pursuant to Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants 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: Submitted by: WatniZdeba, AICP Jim Campbell Associat Planner Deputy Community Development Director ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Draft Resolution for Denial PC 3 Applicant's Project Justification PC 4 Applicant's Exhibits PC 5 Correspondence Received PC 6 Project Plans :\Users\PLN\Shared\PA's\PAs-2018\PA2018-138\PC 05-23-2019\PA2018-138 PC05232019_Staff Report_bmz.docx 01/12/18 10 Attachment No. PC 1 Draft Resolution with Findings and Conditions 17 V� QP �P sg RESOLUTION NO. PC2019-014 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-059, VARIANCE NO. VA2018-005, AND TENTATIVE PARCEL MAP NO. NP2018-023 TO ALLOW THE CONSTRUCTION OF A NEW TWO-UNIT CONDOMINIUM PROJECT FOR PROPERTY LOCATED AT 358 DAHLIA PLACE (PA2018-138) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Andrew Goetz ("Applicant'), with respect to property located at 358 Dahlia Place and legally described as those portions of Lots 13 to 18, inclusive, in Block 231 of Corona Del Mar, in the City of Newport Beach, County of Orange, State of California, as per map thereof recorded in Book 3, at pages 41 and 42, of Miscellaneous Maps, records of said Orange County, together with a portion of the alley in said Block which was vacated and abandoned by Resolution No. 366 of the Board of Trustees of the City of Newport Beach ("Property'). 2. The Applicant requests a coastal development permit to demolish an existing single-family residence and to construct a new two-unit residential condominium development. As part of the development, the Applicant requests approval of a variance to reduce the required front setback along Bayside Drive from 20 feet to 8 feet and to increase the allowable floor area limit. The Tentative Parcel Map is required to allow each unit to be sold separately as residential condominiums ("Project'). 3. The Property is designated Multiple-Unit Residential ("RM") by the General Plan Land Use Element and is located within the Multi-Unit Residential ("RM") Zoning District. 4. The Property is located within the coastal zone; therefore, the Project is reviewed for compliance with Newport Beach Municipal Code ("NBMC") Title 21 Local Coastal Program ("LCP") Implementation Plan and a coastal development permit ("CDP") is required. The Coastal Land Use Plan category is Multiple-Unit Residential —20.0-29.9 DU/AC ("RM-D") and the Coastal Zone is Multi-Unit Residential ("RM"). The required findings for the CDP are addressed in Section 5 of this Resolution. 5. A public hearing was held on May 23, 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 Ralph M. Brown Act and NBMC Chapter 20.62 (Public Hearings) and Chapter 21.62 (Public Hearings). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 19 Planning Commission Resolution No. PC2019-014 Page 2 of 20 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited numbers of new, small structures, including a two-unit dwelling. The Project is the construction of a new two-unit residential condominium development located within the RM Zoning District. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The Project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. TITLE 19 SUBDIVISIONS REQUIRED FINDINGS. Tentative Parcel Map for Condominiums The Tentative Parcel Map is consistent with the legislative intent of NBMC Title 20 (Planning and Zoning) and is approved based on the following findings per NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps): 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 applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. The Tentative Parcel Map is for two-unit residential condominium purposes. The existing single-family residence is proposed to be demolished. The proposed subdivision and improvements are consistent with the allowable uses and density allowed in the RM Zoning District and current RM General Plan Land Use Designation. 2. The Property is not located within a specific plan area. 3. The Project is conditioned to require public improvements, including construction of a new sewer cleanout line, as well as the reparation and revegetation of the City-owned slope above the Bayside Drive right-of-way, consistent with the requirements of NBMC Title 19. 11-os-n 20 Planning Commission Resolution No. PC2019-014 Page 3 of 20 Finding: B. That the site is physically suitable for the type and density of development. Facts in Support of Finding: 1. The lot is physically suitable for a two-unit development. It is rectangular in shape and 5,670 square feet in area with a gentle north-to-south downward slope where the buildable area occurs. An existing single-family residence would be demolished and replaced with a new two-unit residential condominium development. 2. The project site will maintain vehicular access from the private alley at the rear of the Property and existing utility services are adequate for the two-unit development. 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. Facts in Support of Finding: 1. The Property is currently developed with a single-family residence. The proposed project will replace the existing structure with a new, two-unit residential condominium that is compliant with all current code requirements. 2. The Property is located in an urbanized area that does not contain any sensitive vegetation or habitat. 3. The project is categorically exempt under Section 15303 (Article 19 of Chapter 3), of the CEQA Guidelines — Class 3 (New Construction or Conversion of Small Structures) for the reasons noted in Section 2 of this Resolution. Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Fact in Support of Finding: The Tentative Parcel Map is for residential condominium purposes. All improvements associated with the project will comply with all Building, Public Works, and Fire Codes, which are in place to 11-09-17 21 Planning Commission Resolution No. PC2019-014 Page 4 of 20 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. All ordinances of the City and all Conditions of Approval will be complied with. Finding: 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. Fact in Support of Finding: The design of the development will not conflict with easements acquired by the public at large, for access through, or use of Property within the proposed development, because the proposed design does not conflict with the seven-foot-wide City sewer easement along the southern property line. 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. Facts in Support of Finding: 1. The Property is not subject to the Williamson Act because it is not designated as an agricultural preserve and is less than 100 acres in area. 2. The Property is developed for residential use and is located in the RM District, which is intended for and permits residential uses. Finding: 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. 11-09-17 22 Planning Commission Resolution No. PC2019-014 Page 5 of 20 Facts in Support of Finding: 1. California Business and Professions Code Section 11000.5 has been repealed by the Legislature. However, this Project is not considered a "land project' as previously defined in Section 11000.5 of the California Business and Professions Code because the Project does not contain 50 or more parcels of land. 2. The Project is not located within a specific plan area. Finding: 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. Fact in Support of Finding: The Tentative Parcel Map and any future improvements are subject to Title 24 of the California Building Code, which requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The City of Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection processes. 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: The residential duplex is consistent with the RM Zoning District, which allows multiple residential units on a property. Therefore, the Tentative Parcel Map for condominium purposes will not affect the City in meeting its regional housing need. 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. Fact in Support of Finding: The new development will be designed so that wastewater discharge into the existing sewer system complies with the Regional Water Quality Control Board ("RWQCB") requirements. 11-os-n 23 Planning Commission Resolution No. PC2019-014 Page 6 of 20 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: The Property is within the Coastal Zone. Analysis for consistency with Title 21 Local Coastal Program Implementation Plan is in Section 5 of this resolution. SECTION 4. TITLE 20 PLANNING AND ZONING REQUIRED FINDINGS. Variance In accordance with NBMC Subsection 20.52.090(F) (Variances — Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: L. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Facts in Support of Finding: 1. The Property and its immediate neighbors have a unique orientation compared to other residential properties in Corona del Mar. The Property and these surrounding properties in Block 231 were originally subdivided in 1904. Following the original subdivision, the subsequent subdivision and reorientation of the lots that constitute the property made no provision for vehicular access from a public right-of-way. Access to the Property is provided via a 14-foot-wide private ingress/egress easement (Dahlia Place), which is the equivalent size of a typical alley in Corona del Mar. Seven feet of the private alley is provided across 60 feet of the property southern property line. 2. Although the Property is 70 feet deep by 81 feet wide and is rectangular in shape, it is only accessible by a narrow private alleyway that runs east and west. Most properties with the same RM designation have vehicular access from a public alleyway that runs north and south and pedestrian access with street parking in front of the home. 3. Although the 81-foot-wide Property is wider than the typical lots in the surrounding neighborhood, the depth of 70 feet is far shallower than the more standard 118-foot depth. The unusual shape and orientation of this lot does not generally apply to other properties in Corona del Mar under the same residential zoning classification. 4. The block where the Property is located was originally subdivided in the 1904. Since then, the majority of the properties have been the subject of resubdivisions and right-of-way 11-09-17 24 Planning Commission Resolution No. PC2019-014 Page 7 of 20 abandonments, which has created an inconsistent pattern of development unlike any other in Corona del Mar. Additionally, several properties have either received discretionary approvals to deviate from development standards or are developed with structures that are nonconforming. Finding: M. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. Facts in Support of Finding: 1 . Strict compliance with the Zoning Code deprives the Property of a buildable area that is comparable to typical lots with similar lot sizes. With the current setback configuration, a little over 54 percent of the lot is dedicated to the required setbacks. Surrounding typical properties have an approximate setback dedication of 36 percent. 2. Strict compliance with the Zoning Code requirements would deprive the Property of constructing a two-unit residence with similar floor area ratio (FAR) when compared to neighboring lots. The allowed maximum floor area yields an FAR of 0.82, which is approximately 15 percent less than what is allowed on lots of similar or smaller size and standard configuration in the surrounding neighborhood and same or similar zone throughout Corona del Mar. Surrounding typical lots have FARs between 0.94 and 1.17. 3. The 20-foot front setback from the Bayside Drive property line unduly hinders the applicant's ability to construct required parking for a duplex on this lot while maintaining parity with other similarly zoned and situated lots. A standard duplex parking configuration in Corona del Mar is tandem with two single-car garages and two carport spaces in front of the garages. On the Property, the buildable depth with the default setbacks is 38 feet. The required depth for tandem parking is 35 feet leaving only 3 feet to spare. Additionally, there are above-ground utilities within the private alley that dissect the lot and create further difficulty in siting the appropriate ingress and egress to access on-site parking. Finding: N. Granting of the variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: 1. Without granting the Variance to increase the floor area, the Applicant could not construct a two-unit residence on the Property similar to and consistent with what the development regulations permit on other lots in the area. Per Zoning Code and LCP development standards, the Applicant can construct a 4,676-square-foot structure (including 800 square feet for a garage), which results in an FAR of 0.82. This is smaller than what could be constructed on typical rectangular R-2 and RM lots in Corona del Mar and atypical lots in 11-09-17 2.5 Planning Commission Resolution No. PC2019-014 Page 8 of 20 the immediate vicinity, which have FARs between 0.94 and 1.17. 2. The Applicant is requesting a maximum floor area of 5,900 square feet, which would result in a FAR of 1.04 that is consistent with other properties in the vicinity and within the same or similar zone. 3. The required 12-foot rear setback (5 feet from the private alley), in addition to the large 20- foot front setback along the Bayside Drive property line, constitutes an impingement on the Applicant's right to develop the Property. The resulting buildable depth is 40 feet, which is much smaller than the more typical 93-foot buildable depth on more standard Corona del Mar residential lots. Granting an eight-foot front setback provides parity between the subject property and other lots in the Corona del Mar area. 4. Unlike other properties, no public vehicular access is provided, therefore, the Applicant provides access to the Property and seven other properties, which is an unusual situation and further restricts the areas available for development. Finding: O. Granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Facts in Support of Finding: 1. Approval of the variance request allows the Applicant to develop a 5,900-square-foot two- unit residence (excluding the subterranean basement) that is comparable in size, height, and setbacks with other lots along Dahlia Place that are identically zoned. 2. The request to increase the floor area above the maximum allowed by the Zoning Code creates a FAR of 1.04, which is not a special privilege as it is consistent with the limitations on other properties in the vicinity. The FAR in the surrounding area is between 0.94 and 1.17. Finding: P. Granting of the variance will not be detrimental to the harmonious and orderly growth of the City, nor 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. Facts in Support of Finding: 1. Due to the extraordinarily wide Bayside Drive public right-of-way and adjacent City property, the application of the eight-foot front setback will result in the principal structure being approximately 40 to 50 feet from the public sidewalk, which is a greater distance than typical residential development in Corona del Mar and the City. 11-09-17 20 Planning Commission Resolution No. PC2019-014 Page 9 of 20 2. The reduced front setback will not appear out of character with the neighborhood and will not create any unsafe conditions for those traveling Bayside Drive. The Project design complies with the required side and rear setbacks and includes a compliant setback for a portion of the rear facing the private alley where existing structures currently encroach. The increased setback will enhance the existing access for the Property Owner and neighboring property owners and residents who rely on it. 3. The proposed design is a three-story structure with a subterranean basement, located in a neighborhood with two- and three-story residences. The design, including proposed floor area, maintains a bulk and scale that is consistent with other allowable constructed development on typical lots in the surrounding area. 4. Development would be required to maintain an eight-foot front setback (Bayside Drive), 12-foot rear alley setback (Dahlia Place), default six and a half-foot right and left side setbacks (eight percent of property width), and comply with all other applicable development standards. 5. The proposed front, rear and side setbacks combined with the 1.04 FAR will allow for the development of a duplex that is comparable and proportional to the floor area allowed for homes on nearby lots and lots throughout Corona del Mar. The setbacks also provide a reasonable space to provide light and air to adjacent properties and vehicular access along Dahlia Place. 6. Granting of the variance to allow additional floor area will not be detrimental to the on-street parking situation in the area. The proposed residence provides a two-car garage for each unit. 7. Condition of Approval No. 24 requires the preparation, review and approval of a construction management and delivery plan to ensure any construction-related impacts to surrounding residents are minimized to the greatest extent feasible. Finding: Q. Granting of the variance will not be in conflict with the intent and purpose of this section, this Zoning Code, the General Plan, or any applicable specific plan. Facts in Support of Finding: 1. Granting the Variance request would not increase the density beyond what is planned for the area, and will not result in a substantial amount of additional traffic, demand on public parking, or demand for other services. 2. The extraordinarily wide Bayside Drive right-of-way, when combined with the requested eight-foot front setback, will provide a greater setback compared to other homes and development along Bayside Drive. 3. The proposed variance request provides a maximum floor area limit resulting in an FAR 11-09-17 27 Planning Commission Resolution No. PC2019-014 Page 10 of 20 that is consistent with neighboring lots of similar size, located within the same or similar zoning designation. 4. The Property is not located within a specific plan area. SECTION 5. TITLE 21 LOCAL COASTAL PROGRAM IMPLEMENTATION PLAN REQUIRED FINDINGS Coastal Development Permit In accordance with NBMC Subsection 21.52.015(F) (Coastal Development Permits - Findings and Decision), the following findings and facts in support of such findings as set forth: Finding: R. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1 . The proposed deviations to the front setback and floor area limitation allow for a development that is similar and compatible in design, bulk, and scale of the existing neighborhood pattern of development and expected future development. The maximum floor area limitation granted by the variance would allow 5,888 square feet of floor area, or an FAR of 1.04, consistent with the typical FAR of other properties in the vicinity ranging between 0.94 and 1.17. 2. With the exception of the variance request, the proposed development complies with applicable residential development standards including, but not limited to, side setbacks, height, and parking as follows: a. The Project's design maintains the required side setbacks of 6 feet, 6 inches (or 8 percent of the width) and the required rear setback of 12 feet. No walls encroach into the required rear alley setback leaving the area free and clear for enhanced vehicular movement through the private alley. b. The proposed residence complies with the height limitations of the Zoning Code, which allows a maximum of 28 feet for flat roofs and 33 feet for sloped roofs, measured from established grade. c. As the Project is for two units, one covered parking space and one enclosed parking space are required for each unit. The proposed development provides a two-car garage for each unit and is, therefore, compliant. 3. The Property is located in an area known for the potential of seismic activity and liquefaction and is required to comply with the California Building Code ("CBC") and the City's Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of 11-09-17 22 Planning Commission Resolution No. PC2019-014 Page 11 of 20 building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 4. The development is located approximately 700 feet from the nearest beach. Due to the large distance from coastal waters, a Water Quality Management Plan ("WQMP") and a Construction Pollution Prevention Plan ("CPPP") are not required. A post-construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 5. Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant, and prohibits invasive, species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 6. The Property is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. The existing residential lot does not currently provide nor inhibit public coastal access. The Property is more than 700 feet from the nearest public beach and the proposed development will remain a private residential lot. Finding: S. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. Although the Property is located between the nearest public road and the sea or shoreline, it does not currently provide nor inhibit public coastal access. The Property is more than 700 feet from the nearest public beach and the proposed development will remain a residential lot. The Property does not currently provide nor inhibit coastal access and the proposed development will not impact public access to local coastal resources. 2. The Property is approximately 200 feet east of Begonia Park,which has a coastal viewpoint designated on Coastal Views Map 4-3 of the Coastal Land Use Plan. Views from this viewpoint, however, are to the southwest looking down Bayside Drive and over the row of homes adjacent to the Newport Harbor, not through or towards the Property. 3. Development on the Property will not impair any unidentified public coastal views, as there is substantial intervening residential development between it and the shoreline. Variance In accordance with NBMC Section 21.52.090 (Relief from Implementation Plan Development Standard), the following findings for a variance and facts in support of such findings as set forth: 11-os-n �9 Planning Commission Resolution No. PC2019-014 Page 12 of 20 Finding: T. The Planning Commission has considered the following: i. Whether or not the development is consistent with the certified Local Coastal Program to the maximum extent feasible; and ii. Whether or not there are feasible alternatives that would provide greater consistency with the certified Local Coastal Program and/or that are more protective of coastal resources. Facts in Support of Finding: 1. Granting of a variance will allow redevelopment of an existing residential lot and will result in a structure that is equitable in size to those in the surrounding area. The proposed bulk and mass will be to scale with other structures on adjacent lots. 2. The reduced front setback is necessary in order to accommodate a two-car garage for each residential unit due to Dahlia Place, which provides access to the Property and neighboring properties. The design proposes a compliant rear alley setback to allow for adequate vehicular maneuvering and access to garages. This increased setback will also serve to improve access for neighbors utilizing the narrow private alleyway to access their homes. 3. While the Project is requesting variances to front setback and floor area limit, it complies with all other applicable residential development standards including, but not limited to, side setbacks, open volume area, height limitation, and parking requirements. 4. Disapproval of the variance could result in the inability to construct a two-unit residence given the private alley access, existing above-ground utilizes, and the requirement to provide parking for four vehicles. 5. There are no coastal resources to protect on the Property. Finding: U. The granting of the variance is necessary due to the practical difficulties associated with the property and that the strict application of the Implementation Plan results in physical hardships. Facts in Support of Finding: 1 . The Property and its immediate neighbors have a unique orientation compared to other residential properties in Corona del Mar. The Property and surrounding properties in Block 231 were originally subdivided in 1904. Following the original subdivision, the subsequent subdivision and reorientation of the lots that constitute the Property made no provision for vehicular access from a public right-of-way. Access to the Property is provided via a 14- 11-09-17 30 Planning Commission Resolution No. PC2019-014 Page 13 of 20 foot-wide private ingress/egress easement, which is the equivalent size of a typical alley in Corona del Mar. Seven feet of the Dahlia Place private alley is provided across 60 feet of the property line adjacent to Dahlia Place. The five-foot setback from Dahlia Place is consistent with the typical, required five-foot setback from 14-foot-wide alleys throughout Corona del Mar. 2. Although the Property is 70 feet deep by 81 feet wide and is rectangular in shape, it is only accessible by a narrow private alleyway that runs east and west. Most properties with the same RM designation have vehicular access from a public alleyway that runs north and south. 3. While the Property is 81 feet wide and wider than the typical lots in the surrounding neighborhood, the depth of 70 feet is far shallower than the more standard 118-foot depth. The unusual shape and orientation of this lot does not generally apply to other properties in the vicinity under the same residential zoning classification. Finding: V. The granting of the variance is necessary due to special circumstances applicable to the property, including location, shape, size, surroundings, topography, and/or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same coastal zoning district. Facts in Support of Finding: 1. Strict compliance with the Zoning Code deprives the Property of a buildable area that is comparable to typical lots with similar lot sizes. With the current setback configuration, 54 percent of the lot is dedicated to the required setbacks. Surrounding typical properties have an approximate setback dedication of 36 percent. 2. Without granting the variance to increase the floor area, the Applicant could not construct a two-unit residence on the Property similar to and consistent with what the development regulations permit on other lots in the area. Per Zoning Code and LCP development standards, the Applicant can only build a 4,676-square-foot structure (including 800 square feet for a garage), which results in a FAR of 0.82. This is smaller than what could be constructed on typical rectangular R-2 lots in Corona del Mar, which have FARs between 0.94 and 1.17. 3. The Applicant is requesting a maximum floor area of 5,900 square feet, which would result in an FAR of 1.04 that is consistent with other properties in the vicinity and within the same or similar zone. 4. The required 12-foot rear setback, in addition to the large 20-foot front setback along the Bayside Drive property line, constitutes an impingement on the Applicant's right to develop the Property. The resulting buildable depth is 38 feet, which is much smaller than the more typical 93-foot buildable depth on more standard Corona del Mar residential lots. Granting 11-09-17 31 Planning Commission Resolution No. PC2019-014 Page 14 of 20 an 8-foot front setback would bring parity between the Property and the surrounding neighborhood. Finding: W. The variance complies with the findings required to approval a coastal development permit in NBMC Section 21.52.015(F). Fact in Support of Finding: Facts in Support of Findings R and S above are hereby incorporated by reference. Finding: x The variance will not result in development that blocks or significantly impedes public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs. Fact in Support of Finding: The Property does not currently provide access to the sea or shoreline, nor does it provide access to any coastal parks, trails, or coastal bluffs. Finding: Y. The variance will not result in development that blocks or significantly impairs public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas. Facts in Support of Finding: Facts in Support of Finding S above are hereby incorporated by reference. Finding: Z. The variance will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources, including wetlands, sensitive habitat, vegetation or wildlife species. Fact in Support of Finding: There are no coastal resources on the Property nor are there any in the immediate area that could be affected by its redevelopment. Finding: AA. The granting of the variance will not be contrary to, or in conflict with, the purpose of this Implementation Plan, nor to the applicable policies of the Local Coastal Program. 11-os-n 32 Planning Commission Resolution No. PC2019-014 Page 15 of 20 Fact in Support of Finding: Facts in Support of Finding T above are hereby incorporated by reference. SECTION 6. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-059, Variance No. VA2018-005, and Tentative Parcel Map No. NP2018-023, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. The Variance 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 NBMC Title 20 Planning and Zoning. 3. The Coastal Development Permit action shall become final and effective fourteen (14) days following the date this resolution was adopted unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of NBMC Title 21 Local Coastal Implementation Plan. Final action taken by the City may be appealed to the Coastal Commission in compliance with NBMC Section 21.64.035 and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 23RD DAY OF MAY, 2019. AYES: NOES: ABSTAIN: ABSENT: BY: Peter Zak, Chairman BY: Lee Lowrey, Secretary 11-o9-17 33 Planning Commission Resolution No. PC2019-014 Page 16 of 20 EXHIBIT "A" CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval, except as modified by applicable conditions of approval. 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The Applicant 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. 4. A copy of this Resolution, including conditions of approval Exhibit "A," shall be incorporated into the City's Building Division and field sets of plans prior to issuance of the building permits. 5. Prior to the recordation of the Parcel Map, the Property Owner shall pay the In-Lieu Park Dedication fee in effect at the time of recordation for the increase of one dwelling unit. 6. Subsequent to the recordation of the parcel map and prior to final of the building permit for construction of the new duplex, the Applicant shall apply for a building permit to change the description of the subject development from "duplex"to "condominium."The development will not be condominiums until this permit is finalized. The building permit for the new construction shall not be finalized until after recordation of the parcel map. 7. At building permit issuance, the Property Owner shall pay the Fair Share Traffic fee in effect at that time of issuance for the increase of one dwelling unit. 8. The structure shall maintain a minimum rear setback of 12 feet. 9. The structure shall maintain a minimum front setback of eight feet. 10. The structure shall maintain minimum side setbacks of six and a half feet, consistent with the requirement to maintain eight percent of the width as the side setbacks within the RM District. 11. The maximum floor area shall not exceed 5,900 square feet inclusive of the garage areas, but excluding the subterranean basement. 11-09-17 3-T Planning Commission Resolution No. PC2019-014 Page 17 of 20 12. Prior to the issuance of a building permit, the Applicant shall submit a final 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 City's Planning Division. 13. 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. 14. 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 City's Planning Division. 15. Prior to the issuance of a building permit, the Applicant shall submit to the City's Planning Division an additional copy of the approved architectural plans for inclusion in the application 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 Coastal Development Permit, Variance, and Tentative Parcel Map application. 16. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 17. Debris from demolition shall be removed from work areas each day and removed from the Project within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 18. Prior to the issuance of building permits, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 19. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 20. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 21. Should the Property be sold or otherwise come under different ownership, any future 11-09-17 S5 Planning Commission Resolution No. PC2019-014 Page 18 of 20 owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 22. Construction activities shall comply with NBMC Section 10.28.040, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise- generating construction activities are not allowed on Sundays or Holidays. 23. This approval shall expire and become void unless exercised within 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. 24. Prior to issuance of any building permit, the Applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works and Community Development Departments. The plan shall include discussion of project phasing; parking arrangements for both sites during construction (including construction parking); 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. 25. 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 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. 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. 26. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Goetz Residential Condominiums and Variance including, but not limited to, Coastal Development Permit No. CD2018-059, Variance No. VA2018-005, and Tentative 11-os-n so Planning Commission Resolution No. PC2019-014 Page 19 of 20 Parcel Map No. NP2018-023 (PA2018-138). 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. Public Works Department 27. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system North American Vertical Datum of 1988 (NAVD 88). Prior to recordation of the Map, the surveyor/engineer preparing the map shall submit to the County Surveyor and to the City a digital-graphic 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. The Map to be submitted to the City shall comply with the City's CADD Standards. Scanned imaged will not be accepted. 28. Prior to the recordation of the parcel 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 Orange County Subdivision Manual, Subarticle 18. Monuments (one 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. 29. All improvements shall be constructed as required by Ordinance and the Public Works Department. 30. Each unit shall be served by its individual water meter and sewer lateral and cleanout. Each water meter and sewer cleanout shall be installed with a traffic-grade box and cover. 31. An encroachment permit is required for all work activities within the public right-of-way. 32. All improvements shall comply with the City's sight distance requirement pursuant to City Standard 110-L. 33. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. 34. The Applicant is responsible for the design and construction from manhole (mh29-004) to the new terminal cleanout adjacent to the property line of 358 Dahlia Place and 348 Dahlia Place. Final design shall be reviewed and approved by the Public Works Department. 11-os-n 37 Planning Commission Resolution No. PC2019-014 Page 20 of 20 35. The Applicant is responsible for the reparation and re-landscaping of the slope above Bayside Drive. Building Division and Fire Department 36. The Property Owner shall provide independent utility services, including separate fire sprinkler risers, for each condominium unit. 37. The Project shall include fire sprinklers. 11-09-17 38 Attachment No. PC 2 Draft Resolution for Denial 39 V� QP �P �o RESOLUTION NO. PC2019-014 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA, DENYING COASTAL DEVELOPMENT PERMIT NO. CD2018-059, VARIANCE NO. VA2018-005, AND TENTATIVE PARCEL MAP NO. NP2018-023 TO ALLOW THE CONSTRUCTION OF A NEW TWO-UNIT CONDOMNIUM PROJECT FOR PROPERTY LOCATED AT 358 DAHLIA PLACE (PA2018-138) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Andrew Goetz ("Applicant'), with respect to property located at 358 Dahlia Place and legally described as those portions of Lots 13 to 18, inclusive, in Block 231 of Corona Del Mar, in the City of Newport Beach, County of Orange, State of California, as per map thereof recorded in Book 3, at pages 41 and 42, of Miscellaneous Maps, records of said Orange County, together with a portion of the alley in said Block which was vacated and abandoned by Resolution No. 366 of the Board of Trustees of the City of Newport Beach ('Property"). 2. The Applicant requests a coastal development permit to demolish an existing single-family residence and to construct a new two-unit residential condominium development. As part of the development, the Applicant requests approval of a variance to reduce the required front setback along Bayside Drive from 20 feet to 8 feet and to increase the allowable floor area limit. The Tentative Parcel Map is required to allow each unit to be sold separately as residential condominiums ("Project'). 3. The Property is designated Multiple-Unit Residential ("RM") by the General Plan Land Use Element and is located within the Multi-Unit Residential ("RM") Zoning District. 4. The Property is located within the coastal zone; therefore, the Project is reviewed for compliance with Newport Beach Municipal Code ("NBMC") Title 21 Local Coastal Program ("LCP") Implementation Plan and a coastal development permit ("CDP") is required. The Coastal Land Use Plan category is Multiple-Unit Residential — 20.0-29.9 DU/AC ("RM-D") and the Coastal Zone is Multi-Unit Residential ("RM"). The required findings for the CDP are addressed in Section 5 of this Resolution. 5. A public hearing was held on May 23, 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 Ralph M. Brown Act and NBMC Chapter 20.62 (Public Hearings) and Chapter 21.62 (Public Hearings). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 41 Planning Commission Resolution No. PC2019-014 Page 2 of 3 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15270 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3. Projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. TITLE 19 SUBDIVISIONS REQUIRED FINDINGS. Tentative Parcel Map for Condominiums In reviewing a tentative parcel map, the review authority must make the findings in NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps). In this case, the Planning Commission is the review authority and has determined the Tentative Parcel Map is inconsistent with the legislative intent of NBMC Title 20 (Planning and Zoning) and is denied based on the following: 1. SECTION 4. TITLE 20 PLANNING AND ZONING REQUIRED FINDINGS. Variance In reviewing a variance, the review authority must make the findings in NBMC Subsection 20.52.090(F) (Variances — Findings and Decision). In this case, the Planning Commission is the review authority and has determined the Variance cannot be granted for the following reasons: 1. SECTION 5. TITLE 21 LOCAL COASTAL PROGRAM IMPLEMENTATION PLAN REQUIRED FINDINGS Coastal Development Permit In reviewing a coastal development permit, the review authority must make the findings in NBMC Subsection 21 .52.015(F) (Coastal Development Permits - Findings and Decision). In this case, the Planning Commission is the review authority and has determined the Coastal Development Permit cannot be granted for the following reasons: 1. 11-09-17 42 Planning Commission Resolution No. PC2019-014 Page 3 of 3 SECTION 6. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Coastal Development Permit No. CD2018-059, Variance No. VA2018-005, and Tentative Parcel Map No. NP2018-023. 2. The Variance 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 NBMC Title 20 Planning and Zoning. 3. The Coastal Development Permit action shall become final and effective fourteen (14) days following the date this resolution was adopted unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of NBMC Title 21 Local Coastal Implementation Plan. Final action taken by the City may be appealed to the Coastal Commission in compliance with NBMC Section 21.64.035 and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 23RD DAY OF MAY, 2019. AYES: NOES: ABSTAIN: ABSENT: BY: Peter Zak, Chairman BY: Lee Lowrey, Secretary 11-os-17 -4.3 V� QP �P Attachment No. PC 3 Applicant's Project Justification 45 V� QP �P Justifications and Findings 0. Specific Variance Request a. A variance to allow encroachments into the 20-foot front yard setback. A variance to allow floor area over the maximum allowable floor area limitation. 1. Special or Unique Circumstances Applicable to the Subject Property a. Location The location of the property consists of the primary access across a private alley whereas most typical lots in Corona del Mar take their vehicular access from public alleyways. The subject property is not located in a normal north/south direction with street and alley access. Its location is unique as there is no physical entry or any other type of access from street frontage. b. Shape and Size The subject property is rectangular in shape with a portion of it inaccessible due to topography and adjacent existing structures. Specifically most lots in Corona del Mar are 30' x 118' with tandem parking accessed from a public alleyway. The main entrance on most lots in Corona del Mar is from accessible public streets. This property maintains no access from Bayside Drive. Specifically this property must take its primary entrance AND public access from across the private alleyway. C. Topography The subject property sits above a descending slope along Bayside Drive. This topography prohibits any use or access from Bayside Drive. Typical properties in Corona del Mar have the benefit of street frontage and appropriate uses. 2. Strict Compliance Typical lots in Corona del Mar have the ability to have public access separated from vehicular access. A power pole and support wires exist in a location that further complicates parking access. Moving of the power pole is not possible. Efforts were made for alternative designs and alternative parking layouts which resulted in no practical solutions. Strict compliance limits equal use when compared to similar zoned properties. Strict compliance also compounds existing turnaround area problems. 3. Granting of Variance is Necessary Without granting the variance, the property could only build 4,000 sq. ft. When comparing the lot size to other properties of similar size, the buildable area is significantly restricted. Without granting a variance, parking access is limited to 3 stalls with limited back-up and no turnaround ability. 4� 4. Special Privilege The resultant building area will be less than all others in the community of Corona del Mar. The resultant design separates the required parking from the public access in a logical Code compliant method. The resultant height is substantially less than what is allowed under the Zoning Code. 5. Harmonious Orderly Growth The proposed project has less of an impact in this Zone than other equally designed and constructed projects. It provides open space, required parking, and is sensitive to adjacent properties in providing additional alleyway frontage for circulation and aesthetic enhancement. The overall height of the structure is substantially less than what is possible. The resultant design is enhanced with balconies, planters, thickened walls and gracious overhangs that are staggered with a design to minimize mass. 6. Granting of the variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicablespecific plan. Respectfully submitted, Andrew Goetz �g Coastal Findings C. Considerations 1. Background The proposed duplex is consistent with the certified Local Coastal Program to the maximum extent feasible. The proposed duplex is properly zoned in this area and surrounding properties enjoy the same zoning criteria. With a granting of the variance, proposed building area will be the same as other properties with similar zoning. The proposed bulk and mass is to scale with other projects in the MFR zone. The proposed design, bulk and scale of development are consistent with the MFR zone, pattern of development and expected future development. There are no public views from this property. Abutting properties are oriented away from the subject property. The proposed development has limited access, and the area suffers from an existing lack of turnaround area. The consideration is for encroachments into a front yard setback identified as Bayside Drive which uncharacteristically is not the front yard or access point to the subject property. The proposal includes specific enlarged setbacks along the Dahlia Place private drive right-of-way to facilitate parking access and back-up space. Visual Characteristics A compliant design within the setback could be 4 to 9 feet taller than the proposal. A compliant design would be less articulate in mass, and limited potential for fenestration options. The visual characteristic of this design minimizes the impact of natural land forms. The rear yard blends naturally at the property line with drought tolerant plants and landscaping. Drainage is WQMP compliant. The proposed setbacks will not affect the flow of light or air to the adjoining residential properties and this application provides adequate separation to enhance the aesthetic appeal and reduce the bulk and mass along Dahlia Place. 2. Alternatives There are no feasible alternatives that would provide greater consistency with the certified Local Coastal Plan and/or that are more protective of coastal resources. With the granting of the requested variance, the proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height and parking. There is no access from Bayside Drive, and the City will not allow any proposed structure in the right-of- way. D. Findings and Decision 1. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Implementation Plan results in physical hardships; or (i) that the setback along Bayside Drive, if strictly implemented, would not allow a usable project because of the difficulty in providing the required parking and access at the private alley requires this intrusion into the Bayside Drive setback. OR 49 2. The granting of the variance is necessary due to special circumstances applicable to the property, including location, shape, size, surroundings, topography, and/or other physical features, the strict application of the development standards otherwise applicable to the property denies the property owner privileges enjoyed by other property owners in the vicinity and in the same coastal zoning district; and (i) because of the topography and unusual site configuration, strict application of the zoning would deprive the owner of the same privileges enjoyed by other homeowners, (ii) Site Configuration: the access is on the private alley and because there is no clear front yard, Staff has decided to declare that Bayside Drive is the "front yard". The house has an address on Dahlia Place, but it has no frontage on Dahlia Place. Typically that would mean that the 'other" street on a corner lot would be declared front yard and the house address would be on that street (Bayside Drive), (iii) Topography: Bayside Drive is 40 feet lower than the alley and there is 28 to 48 feet of publicly owned property between this house and the street. In order to make the alley usable, additional clearance is required, necessitating the project to be moved closer to Bayside Drive and into the "front' yard setback along Bayside Drive. 3. The modification or variance complies with the findings required to approve a coastal development permit in Section 21.52.015(F). 4. The modification or variance will not result in development that blocks or significantly impedes public access to and along the sea or shoreline and to coastal parks, trails, or coastal bluffs. This proposal has no public views above or around the subject property. This property, albeit in the coastal zone, is not on the view side of the ocean, bay or harbor. 5. The modification or variance will not result in development that blocks or significantly impairs public views to and along the sea or shoreline or to coastal bluffs and other scenic coastal areas. This property, albeit in the coastal zone, is not on the view side of the ocean, bay or harbor. In consideration of the maximum allowable building height within the building envelope, this proposal represents a roof line that is between 4 to 9 feet below height limits at relevant setback lines. 6. The modification or variance will not result in development that has an adverse effect, either individually or cumulatively, on coastal resources; including wetlands, sensitive habitat, vegetation, or wildlife species. 7. The granting of the modification or variance will not be contrary to, or in conflict with, the purpose of this Implementation Plan, nor to the applicable policies of the certified Local Coastal Program. Respectfully submitted, ISI Andrew Goetz �D Attachment No. PC 4 Correspondence Received 51 V� QP �P P.C. Box 1034 Id.yIlwIId CA 92549 January 7, 2019 My family owned the subject property from 1944 to 2018. It was originally 1408Seaview Avenue, thea in _ . _. about 1953 the city °re-addressedl' it to 358 Dahlia Place. . We chose to make only a small addition to the existing house--built in 1914--but I truly think that , as owners, we could have re-built it as we wished, and I think that the current owner has that right . There are only two multi-family zones in Corona del Mar; the apartments on Marguerite and this block ; Carnation to Dahlia , Seaview to the ' cltif" , This block is full of condos. In one set , the second story ,juts out over the alley. Andrew Goetz only wants reasonable set-backs, to which no neighbor objects. Please issue him a permit to build according to his plans. Sincerely yours, �.� �� Perdita Horn Myers April 30, 2019 Ben Zdeba City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Ben: I am the owner of the property at 348 Dahlia Place and have been the neighbor for over 50 years. We have watched 358 Dahlia Place deteriorate to the point of absolute disrepair. At this time, new development of this property is the only remedy. When Andrew Goetz purchased this property, he oversaw the removal of a tremendous amount of trash and shrubs. This effort was greatly appreciated by the surrounding neighbors. The City has mandated that a new sewer line be installed as a condition of approval. This new sewer line will also serve my property. I support this requirement,and would like to add it is imperative that the invert height and size be properly calculated for any possible future use. As a condition of the approval, I would like the City to require the sewer line be a priority,and the installation to commence as soon as possible. I have discussed the sequencing with Mr. Goetz and it is understood that the line needs to be connected (or a suitable temporary connection) before construction commences. This will have to be resolved before demolition occurs as my sewer line extends below the existing structure. I cannot emphasize enough the importance of a well thought out construction management plan. The area created for staging and access that is facilitated by the variance request is of substantial importance. I have witnessed many hostile interactions during the construction of 312 Dahlia and recognize that Andrew's project is even more difficult to implement.The management plan should be utilized and enforced to minimize traffic conflicts. Lastly, I would support the temporary steps to Bayside Drive for worker access. This project has taken a very long time to be presented before you. I have lived with this eyesore for many years prior to Mr. Goetz's purchase. Therefore I hope a prompt decision is made to allow the project to commence. i Sincerely, L Art Pease 348 Dahlia Place Corona del Mar, CA 5/1/019 Ben Zdeba City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Ben: My property directly abuts the proposal at 358 Dahlia Place. I fully support the design and application by Mr. Goetz. The upgrade to the area and additional space added to the alleyway will be a well needed and long overdue improvement. i As a condition of the approval, I would support a set of temporary stags from Bayside to the subject property to be used by the construction workers and removed upon completion. This will help alleviate traffic concerns and possible conflicts with all neighbors who use the alleyway. Sincerely, Nick Nguyen 312 Carnation Avenue Corona del Mar, CA I City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Planning Commission Members: My house is located at 2515 First Street, which is directly across the street from the subject property. I have monitored this project closely from the initial planning application in September of 2017 through to this final request. Mr. Goetz has met with me several times with a clear goal of designing the best possible project for this location. He has been receptive and compromising on this presentation, which I know first hand, has gone through no less than three complete design options. I believe the design currently before the Commission falls well below the allowable height limit. This project fits naturally on the lot without blocking any views, solves the circulation problem, and removes the exposed sewer line which I look at every day. Mr. Goetz's use and placement of decks,balconies, integrated planters and building offsets compliment the architectural lines and result in a very aesthetically pleasing project. Shortly after purchasing this property, Mr. Goetz cleared the brush and trash that had accumulated on this property and was in my line of sight every day. Corona del Mar has been plagued by coyotes for years and having the overgrown brush removed thankfully eliminated several coyote dens. The clearing involved many very large dumpsters and extreme tight truck maneuvering, all without any kind of construction management plan. The construction management plan he has presented with this variance will provide additional working area and allow a much better flow in and out of the jobsite. This project solves access problems and maintains the neighboring trees and bluff vegetation. I believe this will be another superior design by Andrew Goetz. Without hesitation, I whole-heartedly support the staffs' findings and I hope this project is approved and a lowed to commence as soon as possible. I'-- t Sandy a y 2515 Fust Street Corona del Mar, CA 949.422.5053 50 Attention to: Mr. Bob Zdeba City of Newport Beach 100 Civic Center Newport Beach, CA 92660 Dear Sir, As a neighbor, I would like to express my support of the proposed project on 358 Dahlia Place in Corona Del Mar. The entire neighborhood will benefit from this improvement, especially our neighbors on Seaview Ave. and Carnation Ave. with garages facing Dahlia Place. Mr. Goetz's generous gift to neighbors of granting the vehicle access to his front yard will help everybody, including CR&R Environmental Services whose drivers will benefit from easier access to the trash cans, since it is extremely hard for them to maneuver narrow Dahlia Place, so to pick up the trash, they have to back up the truck for about 500 feet. During the construction Dahlia Place will be hard to access, so I would like to ask City to allow Mr. Goetz to use the City's property below, on the south side of Bayside Dr. for temporary staging. There is flat piece of land just below 358 Dahlia PI. that is big enough for parking a 40 Yard Bin and porta potty. If the City would allow Mr. Goetz to construct a temporary staircase toward Bayside Drive, the construction crews could use Carnation Ave. in the front of the Begonia Park for parking their vehicles. That would help eliminate construction traffic on Dahlia Place where there is no parking and would help prevent major inconveniences to the neighbors. Thank you for your consideration. Sincerely Dzevad Sirbegovic 2526 Seaview Ave. Corona Del Mar, CA 92625 358 Dahlia Place Page 1 of 2 358 Dahlia Place From: "Mark D. Simon" <markdsimon@roadrunner.com> To: pzak@newportbeachca.gov, eweigand@newportbeachca.gov, Ilowrey@newportbeachca.gov, cellmore@newportbeachca.gov, Ikleiman@newportbeachca.gov, pkoetting@newportbeachca.gov kkramer@newportbeachca.gov Cc: jcampbell@newportbeachca.gov Subject: 358 Dahlia Place. Date: Jan 2, 2019 5:42 PM Attachments: imaoe001.ipg City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Planning Commission Members: I previously wrote a letter regarding this property last January. To summarize, I support the staff recommendation for the development at 358 Dahlia Place. The limit on the size of homes in Corona del Mar is based on the size of the lot and it is roughly about 1 to 1.05 ratio. This project is across Begonia Park and directly in my sight line. The proposed project is less than what was recommended in the prior staff report. This allows for an equal enjoyment and development rights that others have with similar sized property in Corona del Mar. It is not a special privilege and is justifiable by the odd location, power poles and access. As a local realtor, I have seen many projects that are overdone, lack any detail and are downright ugly. The decks, balconies, offsets and massing are integral with the design and will most certainly raise values for this area. This project solves access problems, maintains neighboring trees and bluff vegetation, and will be another superior design by Mr. Goetz. The staffs' findings are appropriate and I hope this project commences as soon as possible. Thank You, Marl, D. Simon, CCS 2420 First Avenue Corona del Mar, CA 92625 V(949) 872 - 8322 F(949) 675 - 2156 Skype:mark.d.simon http://webmail.earthlink.net/wam/printable.j sp?msgid=209027&x=-722557426&x=-768326: 1�YR019 358 Dahlia Place Page 2 of 2 BRE License # 00816134 Certified Commercial Specialist www.M arlcDS hnOn,com markdsfin on(n bhhscal.com www.l inkedin.com/in/markdsimon Berkshire Hathaway HomeServices California Properties 3301 E. Coast Highway Corona del Mar,CA 92625 Try My Free Mobile App: http://app.bhhscalifornia.com/marksimoti CHAIRMAN'S CIRCLE AWARD WINNER-TOP 1% OF THE BERKSHIRE INTERNATIONAL NETWORK BERKST-11REI C:al iurnSa 7'ropea'Yies HATHAWAY http://webmail.earthlinl.net/wam/printable.jsp?msgid=209027&x=-722557426&x=-768326... 1r�019 May 3, 2019 City of Newport Beach 100 Civic Center Drive Newport Beach, California 92660 RE: 358 Dahlia Place Corona del Mar, CA Dear Planning Commission Members: I am writing in support of the variance application being requested by Andrew Goetz for the property located at 358 Dahlia Place, Corona del Mar. I am not an immediate neighbor of this project, but I do live on Begonia and have a direct view of the property across Begonia Park. I believe the existing house on this lot is in complete disarray and needs to be demolished. I have seen a rendering of what Mr. Goetz is proposing to build on this property and think it will blend in very well with the existing hillside and landscaping if he is granted the variance. I have also seen a rendering of what could be built on the current allowable footprint without a variance and believe that structure would overwhelm the lot and be an eyesore to anyone traveling down Bayside Drive. I strongly urge that the Planning Commission approve this variance and allow Mr. Goetz to proceed with his project. Thank you. Lani Clark 423 Begonia Avenue Corona del Mar, CA �D BERKSHIRE HATHAWAY I California Properties HomeServices I May 10, 2019 City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 iRE: 358 Dahlia Place, Corona del Mar, CA - Variance Request i Dear Planning Commissioners: l I worked with the prior owners of this property. In September 2017, an application was made to the City, to help solve access issues and development possibilities. Mr. Goetz was brought in to help the Myers produce a top quality design to enhance the site. Unfortunately, an update to the Code was required before this project i Could move forward and the final design represents more than a year of study and refinement. It is not a big-box, very sensitive to the existing landscaping and is responsive to every City request. I am in full support of the variance request. I urge the Planning Commission to approve this variance as soon as possible. B t Regards, Ross St.John tArrong Berkshire Hathaway 01909131 140o Newport Center Drive•Suite zoo•Newport Beach,CA 92660•Office:949-644-62oo Fax:949-640-7429•www.bhhscalifornia.com Amember of the franchisesystem of Bull Affiliates,LLC 01 City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Planning Commission Members: We have been residents of Corona del Mar for 40 years. We have watched projects develop next to us and have been impacted by these projects in various manners. Some projects add to the beauty and charm of the community and some are very poorly designed. There is no question that the existing house at 358 Dahlia Place is in need of redevelopment, and the alley,power pole and access are challenges. These are unique circumstances that justify a variance request. Ironically,we did not know that this lot or area even existed. The proposal is very attractive, solves the access issues and will be an excellent design solution. It is NOT overdevelopment,and this project provides the owner with the SAME rights and privileges enjoyed by others. The current systemic rhetoric on overdevelopment has merit for large scale projects in this City, but should not apply to the very well designed,well supported, and justifiable applications. The Commission can distinguish good projects from bad. 358 Dahlia Place will make a substantial improvement to the existing unsightly, decrepit house. The design incorporates planters,balconies,gracious overhangs and offsets to blend seamlessly with the site along with framing the structure with existing mature landscaping. Alternative designs on this property would not be in the best interest of the City and neighboring properties. Specifically,by not granting this application,a structure would be forced into a building envelope that increases mass, increases height and reduces the opportunity for better architectural design. I hope the Commission votes infavorof this exceptional project. (Ralph 209 Narcissus Corona del Mar C2 May 2, 2019 City of Newport Beach Planning Commission 100 Civic Center Drive Newport Beach, CA 92660 RE: Variance Request 358 Dahlia Place, Corona del Mar, CA Dear Planning Commissioners: I am writing in support of a requested variance for plans developed by Andrew Goetz for the property at 358 Dahlia Place in Corona del Mar. I have personally reviewed the architectural plans created by Mr. Goetz. I am very familiar with the quality of his work and I believe that his new project reflects his usual care and creativity. It is a difficult lot upon which to build, but he has designed a beautiful project that will fit nicely within the parameters he is requesting with his variance application. I appreciate the time and energy he has taken to solve all the unique issues this lot presents. My only real regret for his plan is that he rejected my suggestion of a bat-cave like entrance to the property off Bayside Drive. I am in full support of the variance request. I urge the Planning Commission to approve this variance as soon as possible. Sincerely, Steven Bailey 530 Kings Road Newport Beach, CA 92663 �3 Rob & Marguerite Olson 2800 First Avenue, Corona del Mar CA 92625 May 7,2019 City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dalia Place Corona del Mar Dear Planning Commission Members: My wife and I have been life-long residents of the area, as have our respective families. My wife was born in Hoag Hospital and grew up on Linda Isle. My parents purchased their home in Irvine Terrace in around 1957, so I have been a resident of Corona del Mar most of my life. Both of us even went to CdM Elementary and CdMHS and now we are homeowners in Corona del Mar. I understand most of the current zoning codes and would like to voice the following comments: 1. I'm 100%in favor of Mr. Goetz's his plans to upgrade the alleyway and access to all those affected by his development on Dalia Place. Specifically, I think moving the structure away from the alleyway setback line and locating the required parking in the manner proposed is creative and will function in the best possible design for all the residents on Dalia given the current restrictions and lack of proper access for this property. 2. I feel the construction management plan indicating the staging area for the building materials,trash and temporary facilities should be adhered to during the construction project. 3. 1 would support the City in allowing a temporary stairway access from Bayside Drive for the workers, and its removal upon completion of the project. 4. The staff report is clear; there is no special privilege in this proposal. I hope the Planning Commission recognizes the excellent quality of this proposal and the very real access problems this creative plan solves. We fully support this project! p ARoband Marguerite —Olson l 2800 First Avenue Corona del Mar, CA 92625 EST.1911 @DouglasElfiman REAL ESTATE City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Planning Commission Members: I am a real estate professional and a resident of Corona del Mar and have owned duplex properties in the Village for over 20 years. Dahlia Place is not a typical lot in Corona del Mar and the private alley distance to the public street (Bayside), the topography and size are all individual details that justify a variance request. Lots in Corona del Mar typically range from 15 - 20 feet with respect to front yard setbacks. There are some locations that have 5-foot front yard setbacks (south of PCH on Marguerite) and 10-foot front yard setbacks at other RM zoned locations (300 block of Carnation). If they were all taken into consideration and averaged, the allowable building area is equal to the lot size with very little deviation. The project, as proposed, is consistent with other locations in the RM zone. I feel it is exceptionally well planned and the efforts made to minimize the ridge height and enhance the quality of the architecture are apparent. I hope the planning commission will grant approval of this variance request. Roz Lg K . 713 Marguerite Ave Corona del Mar Douglas Elliman Real Estate CaIBRE# 01044989 12 CORPORATE PLAZA, SUITE 250 + NEWPORT BEACH, CA 92660 + ELLIMAN.COM 0 2011 DOUGLAS ELLIMAN REAL ESTATE.ALL MATERIAL PRESENTED HEREIN IS INTENDED FOR INFORMATION PURPOSES ONLY.WHILE,THIS INFORMATION IS BELIEVED TO DE CORRECT,IT IS REPRESENTED SUBJECT 10 ERRORS,OMISSIONS CHANGES OR WITHDRAWAL WITHOUT NOTICE.ALL PROPERTY INFORMATION,INCLUDING.BUT NOT LIMITED TO SQUARE FOOTAGE.ROOM COUNT,NUMBER OF BEDROOMS AND THE SCHOOL DISTRICT IN PROPERTY LISTINGS SHOULD BE VERIFIED BY YOUR OWN ATTORNEY,ARCHITECT OR ZONING EXPERT. IF YOUR PROPERTY IS CURRENTLY LISTED WITH ANOTHER REAL ESTATE BROKER,PLEASE DISREGARD THIS OFFER.IT IS NOT OUR INTENTION TO SOLICIT THE OFFERINGS OF OTHER REAL ESTATE BROKERS.WE COOPERATE WITH THEM FULLY EQUAL HOUSING OPPORTUNITY,DiD 05 Nat S. Harty 1421 Seacrest Drive Corona del Mar, CA 92625 714-448-5849 May 4, 2019 City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Planning Commission Members: My wife and I have re-developed and built several properties in"The Flower Streets" since 1999 and have been residents of Corona del Mar since 2015. We love the uniqueness of the "Village"and support strong reasonable building restrictions. 358 Dahlia Place,however, is not a typical lot. The size,access and orientation require thoughtful and special circumstances which we believe warrant this variance request. This project is a well thought out design and will make a substantial improvement to the existing unsightly house. The alley approach and access issues form a solid justification for the planning request. Mr. Goetz's proposal is sensitive to the existing mature trees and to any future development potential of adjacent properties Alternative designs on this property would not be in the best interest of the City and neighboring properties. Specifically,by not granting this application, Mr. Goetz would be forced into building a structure that would increases the mass and height and reduce the opportunity for better architectural design. We hope the Commission votes in favor of this exceptional project. April&Nat H THOMAS A GRABIEL City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Planning Commission Members: I have been a resident of CDM for over 20 years and have watched the changes to our Community and over development. There is no doubt some projects are excessive with poor effort on design and compatibility to the surrounding neighborhood. I have had the chance to review the plans for 358 Dahlia and I believe it is well thought out, balanced and will be a substantial improvement to the existing condition of the house on that lot. The alley approach and access issues form a solid justification to the planning request. There is no special privilege, and staff does a thorough job from all disciplines (planning, building, public works, and fire) before the application was deemed complete. Alternative designs on this property would not be in the best interest of the City and neighboring properties. Specifically, by not granting this application for a revised building setback, a structure would be forced into a building envelope that increases mass, height and reduces the opportunity for a good architectural design. This is a unique location, and the design by Andrew Goetz is the best solution for this lot. Staff has done their homework and their findings are easy to support with a positive vote by thisPI Commission. Sincerely, --Thomas A Grabiel May 2, 2019 City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Planning Commission Members: I have lived in Corona Del Mar for 30 years and at the same house for 26 years. I have seen a lot of changes in that time. There have been many old dilapidated structures turned into wonderful architecturally designed homes. After personally visiting 358 Dahlia Place, I do not think there is a worse structure in Corona del Mar. The building area proposed and the solution to vehicular access is absolutely justifiable. The findings in the staff report discuss in detail the special circumstances. The lot is not a typical 30 x 118, and the orientation of the front yard setback is confusing at best. This project is well thought out, attractive, sensitive to the neighbors and in harmony with the environment. I fully endorse the proposed development)1 1 1 1 Joe Garrett 611 Poppy Corona del Mar, CA �8 May 4, 2019 City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: Variance Request 358 Dahlia Place Corona del Mar Dear Planning Commission Members: I am a real estate professional and have owned duplex properties in Corona del Mar. I also am very familiar with the Zoning Code and restrictions. This property has special circumstances that justify a variance request. Specifically, the setbacks substantially restrict the building area and property access. When building areas are evaluated by staff and voted on by Planning Commissions, the allowable areas in relation to the lot size have averaged a 1 to 1 ratio, with very narrow deviations. The staff report will pinpoint allowable building areas after close study with comparable properties. Lots in Corona del Mar that have been subdivided, merged or reoriented over time have default setbacks that often impact building area. This property falls exactly in that category. There would be no special privilege or gifting of building area when excessive setbacks limit equal enjoyment. The City is updating language in the Zoning Code such that a variance would not be necessary for similar conditions in the future. This update commenced in April of last year. I hope the Planning Commission takes note of the excellent quality of this proposal, the factual access problems and the very creative solution. I fully support this project. Jami Bahrami 505 Poppy Corona del Mar, CA �9 Ron &Allyson Presta P.O. Box 7099 Newport Beach,CA 92658 Phone 949-759-1275 Fax 949-759-1288 May 7, 2019 Planning Commission City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar, CA 92627 Dear Planning Commission Members: We have been residents of Newport Beach and have owned property in Corona del Mar for 40 years. The proposed project at 358 Dahlia Place has special circumstances that are justifiable for a variance application.. Having worked with the City on other projects, it is clear that the Staff thoroughly reviews and studies every element when an application like this is made. This project has gone through several renditions to achieve what is currently presented. I hope the Planning Commission takes note of the excellent quality of this proposal, the factual access problems and the very creative solution. We fully support this project. Allyson and Ron Presta Email: ALRON7099�,QOL.COM j0 May 6, 2019 City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Planning Commission Members: I have been a resident of Corona del Mar for over 15 years. During this time, I have both owned and developed property in the Village of Corona del Mar. A variance request for 358 Dahlia Place has been submitted due to specific and factual problems with this location. The building area that is being proposed Is consistent with similar properties that do not front a main street with alley access. In greater detail, properties that are considered parts of other lots or have frontage on two sides occasionally have setbacks that proportionally reduce development potential. In some cases, lots in Corona del Mar have had zero buildable area due to anomalies. 358 Dahlia Place is limited with a 20-foot setback along Bayside. When this distance is compared to the neighboring properties, it seems out of place. The Staff report findings are unbiased and based on factual analysis. I support this project and the Staff report and hope the Commission approves this variance request. .p Chris Marsh 4639 Gorham Drive Corona del Mar, CA 71 Herman Gulezyan 420 Orchid Ave Corona Del Mar,CA 92625 Phone:949-903-5777 E-Mail:HGulezyan®gmaitcom Date: 05/07/2019 City of Newport Beach Planning Department 100 Civic Center Newport Beach,CA 92660 RE:358 Dahlia Place.Corona Del Mar,CA Dear Planning Department: After we purchased our home on 420 Orchid Ave,we were looking for an architect to design our dream home.Throughout our search we walked through many homes and the most amazing ones had one thing in common.Andrew Goetz.My wife and I have nothing but amazing things to say about Mr.Goetz and his work.He is detailed,professional,practical&creative.We trust his vision and believe his work in the area is a great asset to the community. I have reviewed the plans&seen the renderings of his upcoming project on Dahlia and believe that it is a perfect addition to the community.I noticed that the lot is not typical to most lots in CDM.In addition,the only access is from the alley.Due to the atypical nature of the lot a variance should be granted.The beautiful design and the well thought out layout will create a value to the surrounding houses on Dahlia. Sincerely, Herman Gulezyan Herman Gulezyan 72 May 2, 2019 City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar, CA Variance Request Dear Planning Commission Members: I have personally walked the property at 358 Dahlia Place. This property is unique with special circumstances that, in my opinion, are factual and legitimate requests by the applicant. As a Planning Commission, it is important that the findings be determined without bias. Providing open space and turn around area along the Dahlia Place right-of-way is absolutely needed. The proposed encroachments into the rear yard setback are minimal and have no impact to the neighboring properties and the community in general. I am in full support of the variance request and hope that the Planning Commission follows the findings in the Staff report. Sincer ly,.:' dMi ha Egan 300 Jasmine Corona del Mar, CA *newamerioun May 8, 2019 Planning Commission Members City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Commission Members: I live and own property in CDM. I think the proposed project is exceptionally well designed with attention to detail. The location and restrictions of this property have been professionally addressed, and I would only add some landscaping (trees or shrubs) at the lower area for privacy. The open space at the Alley is a benefit to all, and the encroachments into the Bayside setback are of minimal impact. Looking at the neighbor's property at 314 Carnation with the existing 5 foot setback further justify the odd nature of this lot. The findings prepared by staff will detail approximate building areas. The mass of this project is substantially less than what could be built without and variance. The stepped massing, low exterior walls, integral planters and soft colors are an ideal solution. I hope this project commences as soon as possible. Sincerely, Robert Painte 74 5/10/19 To the Newport Beach Planning Commission: RE: 358 Dahlia Place, Corona del Mar My grandfather purchased this property in 1944 when it had views of the harbor and the address was on Seaview because there were no structures between our house and Seaview! Of course, times change, and properties get developed. We watched every square inch of property around us get built up. Some of the properties were developed, torn down and re-developed, all while our little 1914 cottage stood its ground. When my grandfather passed in 1989, I moved into the house and the plan was to rebuild. It is a challenging and unique lot,however, and as my father's health declined, we eventually decided that it may be best to let someone else take on the project of seeing this project through to capitalize on the potential in this land. Upon deciding to sell in 2015, we were unfortunately caught up in an unscrupulous transaction that took until 2017 to settle. Mr. Goetz then offered to file a planning request on our behalf to help resolve development possibilities. The application was supported by many, but was also attacked by some, without any knowledge of the project details. Parking and access were always a problem at this location. I believe Mr. Goetz has created a smart and necessary solution with his plan to create a circulation area and move the structure toward Bayside. There are and always have been unique circumstances for this property. There is truly nothing else like it in Corona del Mar! Part of what gives Corona del Mar its massive appeal is the unique features of the houses and land. It is refreshingly not a master-planned community and has fascinating topography and its many quirks are part of its charm. This project should be treated as a unique circumstance, not as a cookie-cutter situation where blanket rules could be applied. 358 Dahlia deserves its chance to shine. My family owned this property for 74 years, and now it is time for Mr. Goetz to move it forward, as well as resolving some of the issues that have burdened this location and its immediate neighbors. I fully support this excellent project and hope the Planning Commission approves this as soon as possible. Please don't hesitate to contact me if you have any questions or concerns. i(J. ,, I- Paula M. Tribble (714) 501-0686 pmt358@gmail.com 715 V� QP �P Attachment No. PC 5 Applicant's Exhibits 77 V� QP �P �g EXHIBIT 1 358 DAHLIA PLACE PUNNING APPLICATION PA2018-138 . + -• `. TENTATIVE MAP NP2018-023 COASTAL DEVELOPMENT PERMIT CD2018-059 -- VARIANCE VA2018-005 —• _ E t Sc 10 a 1 . Y`. s sJ J. � � `\psi _ •- -4 I'� i` ti � I • ,r t.. � v � �r "' ' JANUARY 2018 �_, CHINA COVE CONDOS 312 CARNATION EXHIBIT 2 358 DAHLIA PLACE PLANNING APPLICATION PA2018-138 w �_�" Or AN TENTATIVE MAP NP2018-023 _ -- COASTAL DEVELOPMENT PERMIT CD2018-059 VARIANCE VA2018-005 S W DAHLIA PLACE — �- r .'" / • r/ E®N - - - 81" PL - Z jj rw-rcw., _ _ _ _ amu, -1 � 1, 348 DAHLIA PLACE i 4 - SYSB L 1 s' ttAr .r DEFAULT SETBACKSRA ! s r t F EXHIBIT 3 358 DAHLIA PLACE CHINA COVE CONDOS 312 CARNATION PLANNING APPLICATION PA2018-138 TENTATIVE MAP NP2018-023 _ -- y �, �; 'rr� COASTAL DEVELOPMENT PERMIT CD2018-059 Q 1` ^`� 70 VARIANCE VA2018-005 S 0 E M W DAHLIA PLACE If POWER POLE N - �- 81, PL 0 CIRCULATION SUPPORT WIRES J RESTRICT T 348 DAHLIA PLACE -- BACKUP /r T� � •E•-•-•---•--•-•- .••••••• ..........> GARAGE 1 µ 4 I sysB _ I GARAGE 2 6'-a" � y SYSB - 1 SYSB 20'- SETBACK' FLOOR 3 ' Jv n t� e ! to _11w 1 FLOOR 1 Y r`i�I' a • -�� .. FLOOR 1 314 CARNATION � �i,E �t - ! lr11. . !•,.�� '�, �� ice.:, � • ., - _t.Y,.}.: -. - �' , 00 d.'," < ` � � rfs` . � � � � `- `''r - _ SUMMARY •,. , JL . C Ll yy"" �n,- VP •w.. .. 04101 - ♦.� • �- ♦ i' t• ' ��,' .� }�7 �t, ilk a f I `� �'> ti ? _ f I Iff --ol" EXHIBR 4 358 DAHLIA PLACE CHINA COVE CONDOS 312 CARNATION I PLANNING APPLICATION PA2018-138I j ,�yr' OW TENTATIVE MAP NP2018-023 COASTAL DEVELOPMENT PERMIT CO2018-059 VARIANCE VA2018-005 Aar AW, RUH OF FRONT OVERHANG S W DAHLIA PLACE H of P°s°'°"' F Lr' �' F IR6NT WHEEL - _ -' N Ex1T �� �'�,, — — -so-oaoo — h �.. 81' PL �A — r-_n - .I N T T i J " 348 DAHLIA PLACE Posnow z (, t l i I PosrtwN 1 GARAGE 1I ° f f POSITION i L GARAGE 2 �„4„ � r L 307 . I I { i ♦ i r . C S Y • . . . - �' 'Q i 7l� 41 ,I J CARNATION �” 4 `� � `" � 'IS` ,•� �` �*' / /)) r . ` .� CIRCULATION _ 14 �11 JIi RA q EXHIBIT 5 358 DAHLIA PLACE CHINA COVE CONDOS 312 CARNATION PLANNING APPLICATION PA2018-138 - _ TENTATIVE MAP NP2018-023 -. A 1C\ COASTAL DEVELOPMENT PERMIT CD2018-059 ��� —1 L Q i -�' F dP VARIANCE VA2018-005 Aff _/ ---- S W DAHLIA PLACE Iff, _— _______. h - E N m + n< � ", r�i I. 348 DAHLIA PLACE I i d I - 1►r�r' . s . III _ ___ _______ T-- �i �� W SYSB - ' "� v t e ®r r I O T $g5 I20' SETBACKEl h . 1 e a— r IT Ir ili f ED � e O< O ❑ O fit.: " .il _ � rl .f t .t �. e � •F t ;> - `\ i F c• 314 CARNATION - � Z ✓ s- " FIRST FLOOR 60 uwl f♦�� ^,rp, _ EXHIBIT CHINA COVE CONDOS 8 358 DAHLIA PLACE .or 312 CARNATION PLANNING APPLICATION PA2018-138 - Ld TENTATIVE MAP NP2018-023 _ -- I COASTAL DEVELOPMENT PERMIT CD2018-059 ¢ - - VARIANCE VA2018-005 AW S W DAHLIA PLACE Qj F E N vd �„d - - 0 z m ' a � T �� Wil.�; Tr � • I f 47 348 DAHLIA PLACE - 7 I I 1 i 1 is7,rSe - o ------------------ 6 6” i.l tl� SYSB460, . ----- ------ -I ©© f . i a -- �4 r -------- inn 'i — i aP : neoe ® _ Asea .oz Jr. ------------------ --------------- i Q�/ F 1t' r . �� , 711 M .�,�f)A• �W. ., i:� r,p� - L�� � � �. � +y •6 -- ` ------ ----- b --- - - `L .1 CARNATION SECOND FLOOR PLAN 93 y ' 9 a 4 � - 't d ^ ���. � 4 � ��'•J��+' Yf' A4- �D it � .•�^ ilk Y � 1' -�- CHINA COVE CONDOS EXHIBR 44 7 358 DAHLIA PLACE 312 CARNATION PLANNING APPLICATION PA2018-138 _ I j TENTATIVE MAP NP2018-023 1 COASTAL PERMIT VA2018-005 - ¢ _ -- VARIANCE VA2018-005 S W DAHLIA PLACE �I a E®N did --------------- -------- — — -- ------ ----- —, A �----.-ora �` 81PL 348 DAHLIA PLACEop m. m Z I E. 0 �f � •� - ® €e�� Ail _ ..._ _.... a � I ese�az _� ,r � �• S 20' ETBACK ! l -► - — I I II 314 CARNATION .. - ------- - - - --- I THIRD FLOOR PLAN13 { ' ` -�. � .' : ���: - , r �,;,a�fir'��_ `.� �.• ��I, .' • � <� �i - w, - 1 - ' ro ,. ,.1 , �J X'. ;x•194 , f _ X ' 2 fit.. _ . - --- -- ._ - --- "3�: ���, ;. r`•' 3 : � '� �i ' � rg CHINA COVE CONDOS EXHIBR 8 358 DAHLIA PLACE -Al 312 CARNATION PLANNING APPLICATION PA2018-138 _ J TENTATIVE MAP NP2018-023 - COASTAL DEVELOPMENT PERMIT C2018-0 ¢ _ -- VARIANC E VA2018-00505 aw; ' c, Alm S W DAHLIA PLACE - �I — E ®N S �.— \-- - .o'\e rvavoo'oow ------_---_—_--__------- _ -- J.�1._� y ..r _l_•. _O _ pA 348 DAHLIA PLACE ti I q,. IN g I 1 . n - T C t PII A _$ �� (y 3 11 m : a " 314 CARNATION V d 306AVE �] C i� t _ {( 41 14 t 10 �+ 1 i 4. E f y 4 � � 1 ✓\L� EXHIBIT 9 358 DAHLIA PLACE CHINA COVE CONDOS 312 CARNATION PLANNING APPLICATION PA2018-138 TENTATIVE MAP -023 -. - _7 J A COASTAL DEVELOPMENT PERMIT CD2018-059 1 f M VARIANCE VA2018-005 Aff _/ ---- S W DAHLIA PLACE - - - - - — �i I ,- • • � � ��' "� "'' -��� E N r O- , d .3„. ---------------------------- - --------- ----- O r, --- - - --- - - a a x-1 Ali 348 DAHLIA PLACE ' ' r11n J - r i TLL- r I 20' SETBAC L t�JU J Jar y , ' _f - -- ------ --- y S� I 14 CARNATION 60 DAYLIGHT PATIO { s` 4 JI Adik,. I �.� ' .. - �}- 4lP (• n 'fes Ih..k .� �-y, �.� � '-i, � - x EXHIBIT 10 358 DAHLIA PLACE J--" 7LAHNINO APFUNDON PA2018-'38 PENTATIV€ YAP NJ COASTAL DEVELOPMENT PERMIT CD2018-059 JAkANC€ VA2018-095 S W CLEAR AREA Iu",F i- E(:3 N - - - L - - _ -- - - - - TEMP FENCE GATE I -- —N I 1 RASH _ MATERIAL DROP OFF NJ -- ` � t �,w ', Iy 1 - - - - - -� STAGING AREA - - __ __ MATERIAL i I i I I I { I 7 I CONSTRUCT I I .I I SII �j diva,.� J t ------ 7 �y -------------- _ PROFOSED s y 9 s,• �; TEMPORARY STEPS >~ 46 AJ i 4 S'TE MANAGEMENT 44 -------------- -- ________ i________ ----- ---- — - ------4- „ , _ �'�o 0 o o „ 0 f� t �o curt MIR, PENA MR,, NLn „ RE Np rl — Q m2 r l 0 e a n w� 1 - ,� a m m P I w d o - RE m� o EPA o NV-------------- RIGHT SIDE ELEVATION 1/4' NORTHWEST 315° _ EXHIBIT 11 358 DAHLIA PLACEPINK RRE P,PE APREP.m PLANNING APPLICATION PA2018-138 REAR ELEVATION 1/4" „, m TENTATIVE MAP NP2018-023 CUTHWEST 225° COASTAL DEVELOPMENT PERMIT CD2018-059 VARIANC E VA2018-005 ' °s --------------- - -- --- ---- 'm f " I. ... —�-_ - .�,�"� - � I zrl �, O O, Ji------T 9 N " _ , ed m z n n 9 nn ✓_, a w Bob n 'F m r- I � Q_ w , 4 - =H Y , N LONppw IN 6 M1MU 1 a Qe m L—SUREAFF ,m.n rt x _ _ ___ ,mmx i UP > �$; c mmm«cRE. 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QI" 1.'I�..� i!'. Lv� .. �' • r. 17 "•'1 �]4.ad +ih � F S' Sr., t c- + -rµ .* +�� •. �'.s ��� EXHIBIT 14 358 DAHLIA PLACE PLANNING APPLICATION ! TENTATIVE MAP r : 023 COASTAL DEVELOPMENT 1 , 1 VARIANCE r, \ ,yJ \ !\ r �'�D t'�/'�~'•lAF• .� r yst-vb, �d+'faE- ll r .. ...r, , 1P F.0 1 a c lee ri 'sT�l r ^� .S. _ i ! � •� (+���`rX f�M�y,�� I S Y�� 4G �y��^C i-� �- N,- K ► ir. �'" 5 r'r. r..,t�'.. .��' - _ ♦ ..fr r i^ \ . lxr r 'i' `w�t,.a _�._ rr '^ a'q yX � a./•.y �.f� a*� rs T �S�yr`�,�r�. � R r r• -._. - II/ / 1. n P;� i .;y�'Y'w,kt �; � 1- "IFhG^T�. jjr / �l � �•fi� :'y-A �" �Fw�y " 'i N .t+N'} �(aFI'17 :S.iyy I ^'._ � ,r,. - _ •4 4111 ,�-1 ri . :{� ./ �, ` •.. � f '�����"r�fi Y:.: r. �„/ i`n _ t[Y.._}��.�'Y ``N �� - � - F-� t .� ver �� 5�� Y i ' y f 1f�r'S �tjr! U +P � �I t - \. '•�l J N -�t(J7, -Y � t. �• V 1 � \ it ,(i%.' Y. •rr s• •r r s -. �, 'L ,X.� 1 ��s � t. l.tr �.h • . �s ' � .� - �r _ q ' ,y T. T.` ,� � �,' � L•x L � ,. - - _ _ � -_ � _ f XI IF MKIMUFM r � -_. '.� . - .. �• 1. - - - I .i J � J F� ;. � . .."�d►.: is L: • � - Imo, . n - _ �C" - .`. ' .r- r r .��-"T t�.,y�� 'S�� ��eKb !}• �3? S .. �i•yy � ri•.�:- s r, _t_ e. • l-� w •✓ iN'� � � t�' as -_~ ..'� ' <.• i G ♦..�C`mit S •` j . %S1 _ Y'. ' lT•y i '�vtEa s'r a�; � �VJ ^i`JC _ _ Y. ;• _ .� � `,�fly 5! `i '- yid re YM yr `.�e ." AY Y`,�,J may+.,. �• � t _ ..�` '� v >� r: ` 6 '��.^ F(-v"' �'�`•' �+�4,�." ""� rt.: +... mac:v7��.y � +���..a.�v'��%��. • r 1 1 1• 1 1 1 r �� 1 .! � 1 \ l : r �:_ .•. - - .: ?/s. -tet - r _' _ i � v .w n AMR f� r _ EXHIBIT 17 358 DAHLIA PLACE fpn -138 PLANNING APPLICATION PA2018 MAP TENTATIVENP2018-023 COASTAL DEVELOPMENT PERMIT CD2018-059 �< VARIANCE VA2018-005 mw- � v e . T� { - . ,: �►, � „1 I fid Ron -- w Y7 izzo ' .,.K. .! ..N Vf'11v.�.=� '' i`WA T '` ,r ✓ F ` ` ' .,`SR, ?lfr i .,' ^ �C •ai` ti"e a. .`-14¢' nor: '1 a+ . 1 .y _ ; ';IMC,+ •.�., J4. JLS - t �...i - .�C. 'ti �j O• � - / -. �+ -v '\••�G tom: � Y S � - � , EXHIBIT 18 358 DAHLIA PLACE },Y• J fpn -138 PLANNING APPLICATION PA2018 MAP TENTATIVENP2018-023 COASTAL DEVELOPMENT PERMIT CD2018-059 �< VARIANCE VA2018-005 Af - + _ VA • - - - "_ pill, -- - Ap No ' Ts f. w ' `'h?�'a.• , . `•C � '. �..- 1.r-� - .-'y�`_ y'rs• - _ � yr-. - - '_;� '1/ +4 ,� '� _ �C •-ice- � �N �•. 1 .y _ - - ; ;IMC,+ •.�., J4. JL• •. - t �...i - .�C. �'.Y,� � a - .gyp... 'i'ulllif'Y ti 'S" '� �. ��..7• �. f"� Y ''- 's�C ��a�� y rI: ! - - �. ��• Y �4 of !,_{ `�{��� � Sr- � O• � - / -. �+ -v '\••�G tom: � Y S � - f , EXHIBIT 19 358 DAHLIA PLACE PLANNING APPLICATION \ TENTATIVE MAP 1 \ ' COASTALDEVELOPMENT 1 1 , VARIANCE 1 \1 ! 7 f , '�. � u. tl1 Y1 1 alc. •� f g 9 r•. i ti � _inAwA ` 1 Mr � Jam`.. � - va .f + .( q '' (•- Ir rW71, '�` EXHIBIT 20 358 DAHLIA PLACE PLANNING APPLICATION \ TENTATIVE MAP 1 \ ' COASTALDEVELOPMENT 1 , . VARIANCE 1 \1 ho Ian 41 wA YJ ! • I _ + H1H: _'^� "7..:. .� T 1 Ail- 44 moi.�'• y�5�{. .+�Z { 1 .rt! .�.. - / ' .[ ts. . b.: - i.._�..• Jae. h� [ .'i J �rJ . '� i. .: ;Jf .�. :a. l al.` ?. ? F� afahlY a. .• �..�, t 7 T1! �� • d Attachment No. PC 6 Project Plans V� QP �P soo PAZg3E§F1A, 4. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL Attachment No. PC 6 - Project Plans 1. FY TNG AND ELEVATIONS AND IF ANY DISCREPANCIES 1. THE REMOVAL OF ANY CITY TREES REQUIRES PRIOR APPROVAL TECHNICAL ELEMENTS SERVICES ARE ENCOUNTERED, NOTIFY THE ARCHITECT PRIOR TO PROCEEDING 9. CERTIFICATION OF SUITABLE FILL (INCLUDING TRENCHES, BACK FILLS, FROM GENERAL SERVICES DEPARTMENT. ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. 31. FIRE PIT PER OWNER 51. ELECTRICAL METER WITH CONSTRUCTION. RETAINING WALLS, PAD/ROUGH GRADE, ETC.) AND ITS SATISFACTORY 1. PROPERTY LINE 21. TREE (EXISTING) 32. TRASH AREA 52. ELECTRICAL P.O.C. 2. MAINTAIN A MINIMUM OF 2% POSITIVE DRAINAGE AWAY FROM THE PLACEMENT SHALL BE SUBMITTED BY THE SOILS ENGINEER TO THE 2. PER MUNICIPAL CODE SECTION 13.09.010 TREES ARE REQUIRED 5. A PUBLIC WORKS DEPT. ENCROACHMENT PERMIT INSPECTION IS 2. PROPERTY LINE WALL (NEW) 22, STEPS ON GRADE STRUCTURE. BUILDING DEPARTMENT. TO BE PLANTED IN PARKWAY ABUTTING THE BUILDING SITE IF REQUIRED BEFORE THE BUILDING DEPT. PERMIT FINAL CAN BE 3. PROPERTY LINE WALL (EXISTING) 23. DRIVE APPROACH 33. PLANTER 53. WATER SERVICE * BUILDING 3. ALL BUILDING SETBACKS FROM SLOPES SHALL BE IN ACCORDANCE 10. A SEPARATE BUILDING PERMIT IS REQUIRED FOR ALL RETAINING WALLS, A NEW BUILDING IS CONSTRUCTED. ISSUED. AT THE TIME OF PUBLIC WORKS DEPT. INSPECTION, 4. SETBACK OPTIONS34. FIREPLACE 54. WATER METER & P.O.C. WITH THE GRADING AND EXCAVATION CODE OF THE GOVERNING GARDEN WALLS, POOLS, SPAS, FENCES, ENCROACHMENTS INTO THE IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING 24. SIDEWALK 35. MAIL BOX 55. GAS METER AUTHORITY. PUBLIC RIGHT OF WAY (I.E. DRIVEWAY). PROVIDE TREES IN THE PARKWAY ADJOINING THIS SITE TO THE THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND 5. SIDE YARD SETBACK 25. CURB 4. ALL WORK SHALL BE IN ACCORDANCE WITH THE CODES OF THE 11. ALL UTILITY TRENCH BACK FILL SHOULD BE PLACED TO THE FOLLOWING SATISFACTION OF THE GENERAL SERVICES DEPT 949.644.3083 GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED 6. ALLEY SETBACK 26. GUTTER 36. BBQ & COUNTER 56. GAS P.O.C. GOVERNING AUTHORITY AND SPECIAL REQUIREMENTS OF THE STANDARDS: 90% OF THE LABORATORY STANDARD IF NATIVE OR SAND AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE 7. BUILDING SETBACK TO PROPERTY LINE 27, CONCRETE WALK 37. PRIVACY GATE 57. PHONE J-BOX 0 BUILDING BUILDING PERMIT. MATERIALS ARE USED AS BACKFILL. APPROVAL FROM GENERAL SERVICES IS REQUIRED ON THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE 8. BUILDING LAYOUT REFERENCE POINT 28. GRASS CRETE 38. WATER FEATURE 58. PHONE P.O.C. 5. ALL PAD AND SURFACE WATER MUST DRAIN TO DRIVEWAY AND OUT TO 12. EXTERIOR TRENCHES PARALLELING A FOOTING AND EXTENDING BELOW A BUILDING INSPECTION CARD PRIOR TO FINAL INSPECTION. DISCRETION OF THE PUBLIC WORKS INSPECTOR. 9. LINE OF FLOOR 1 29. DROUGHT TOLERANT PLANTS PER L-1 39. LOW LANDSCAPE WALL 59. CABLE N J-BOX ® BUILDING TO STREET' UNLESS SHOWN OTHERWISE. 1:1 PLACE PROJECTED FORM THE OUTSIDE BOTTOM EDGE OF THE 40. .. 60. CABLE N P.O.C. 6. VERIFY LOCATION OF EXISTING UTILITIES PRIOR TO COMMENCEMENT FOOTING SHALL BE COMPACTED TO 90% OF THE LABORATORY 3. EXISTING SEWER LATERAL TO BE CHANGED AND A CLEAN-OUT 10. LINE OF FLOOR 1 BALCONY 30. PARKWAY STANDARD. SAND BACK FILL SHOULD NOT BE ALLOWED IN THESE INSTALLED AT THE PROPERTY LINE TO COMPLY WITH CITY 6. PROVIDE PEDESTRIAN PROTECTION ADJACENT TO PUBLIC WAY AS N t� OF ANY WORK. FOLLOWS: SB <6' FENCE AND CANOPY. stn 7. DETERMINE LOCATION OF WATER METER, ELECTRIC METER AND GAS TRENCH BACK FILL AREAS. DENSITY TESTING ALONG WITH PROVING STANDARDS IF ANY OF THE FOLLOWING CONDITIONS OCCUR: SB <HT OF STRUCT/4) 11. LINE OF FLOOR 1 PLANTER 41. 42" GUARD RAIL SPECIALTY METER IN ACCORDANCE WITH SERVICING UTILITY AND VERIFY SHALL BE ACCOMPLISHED TO VERIFY THE DESIRED RESULTS. LOCATION WITH ARCHITECT (TO CONFIRM NO CONFLICT WITH DESIGN 13. ALL TRENCH EXCAVATIONS SHOULD CONFORM TO CAL-OSHA AND IF AREA OF STRUCTURAL REMODEL + ADDITION IS GREATER THAN (STRUCT HT/2>SB>STRUCT HGT/4) 12. LINE OF FLOOR 2 42' "' 61. BUILDING SETBACK PLUS 1" TO FOUNDATION FORM BOARD M OCCURS PRIOR TO INSTALLING ANY METERS. LOCAL SAFETY CODES. 50% OF THE EXISTING AREA. SB>STRUCT HGT/2) 13. LINE OF DAYLIGHT BASEMENT 43. PAVES ON SLAB BASE 14. LINE OF FLOOR 3 44. CARPORT AREA 62. 30" MINIMUM TO EDGE OF FASCIA t\ 8. ALL SUBSURFACE DRAINS SHALL BE SCHEDULE 40 OR SDI 35 ABS 4" MIN. WHEN REQUIRED, FENCE AND CANOPY TO BE CONSTRUCTED 63. BACK FLOW VALVE PER CBC 3303.7.3 AND 3303.7.4 15. LINE OF GARAGE CURB 45. DOWN SPOUT LOCATION 16. UTILITY EASEMENT 46• ,• 64. TREE BOX OUTLINE 0) 0) 17. RETAINING WALL 47. A/C EQUIPMENT 65, 66. 36" CLEAR AND LEVEL IN FRONT OF ELECTRICAL PANEL 18. NATURAL GRADE TO REMAIN 48. FIRE HYDRANT 67. BUILDING ENVELOPE GRID - SEE ROOF PLAN 19. EXISTING STRUCTURE 49• ••• X 50. ... 68. GRID 10' FROM PROPERTY LINE, 5 EQUAL SPACES Q 20. PLANTER 69. /U L- 70. w Y SITE PLAN NOTES B NEWPORT BEACH REQUIREMENTS A SITE PLAN KEYNOTES r 314 CARNATION s 1 i i i i i 1 1 i j 1 i 1 eo I Y1921 a , I I � I O s i i i 314 CARNATION I i i ( 1, 1\ I\ 1 I-I--I 0 SETBACK " rye 70.00' o �� res ' l h 5-6"�F o 0 90 S40°00'00"W °o �� 93 T SJ 1 C J c J 3 C ?J c J - - LLI - P . -- - - - --- -. -.. C \ 1 \ \ \ , \ \ , , \ , 1 1 I - ----- ------------------ P1 I P4 P5 04 Q N LO II I I I I I \ 1 1 1 1 1 N U 6'_6° F w 04 ' w m I I 1 22 i I \ , \ \ I I I \\ `\ \ \ \\ 1\ , \ \\ \\ \ \ `\ \\ \1 ,, 11 1 1 11 1' 1 '1 1, '1 1 11 l 0 N / p � I I I I . 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II 1 1 1 1 ' I I i ' ' ' I I 1 grew 9'-0"- 0a woz� F- 0 Xi- 3301.1 wwmIH(n0 1 31 I 1 I I I I 1 'I 00 woo o- I w w O j ALLEY II 11 1 ! 1 1 1 1 1 1 I 25a�=aa� II I 1 1-_-_-___ '--J - ' 1 I I I I 1 11 J Ul w M p Z�J Ld OS2<0Mu)M 7'-0ALLEY ROW I - - �. m or zma�� 1 - - - --- - - -- . . . . . . . . I I I I I O K K I I 1 I I I I 1 I I I 1 I I I I I d 1 I I 6 SaOOaN 1 10,_0. DEFAULT SETBACK o '! REVISION U 6'-6- DO It I I 1 i fl I 1 I I 1 1 1 1 1 I 11 I I I I I 1 I I I I I I I I f / (n If . - . _ . _ . - . - .I �0.1� 01 0� 0�G P2 70.00' L/� X09 P4 ��• P5 \ L F G �( P3 G F S40°00'00"W ,, ^o N I, / SITE PLAN 1 /4 i J08 N0. II � I II i 1 , 1 � � � � II 2018-5 � I I II � � � � I i 20'-0" 1 I 1 1 1 1 1\\ DEFAULT SETBACK DATE � � 7,10,18 ,-0. I 1 1 1 I < PLANNING APPLICATION PA2018-138 17 CLEAR AREA 348 DAHLIA i i 1 1 TENTATIVE MAP NP2018-023 A - 1 348 DAHLIA PLACE I I COASTAL DEVELOPMENT PERMIT CD2018-059 1s SETBACK VARIANCE VA2018-005 6 of 36 PA2018-138 ? j j ! I • ? j j ! Attach' . ent No. PC 6 - Project Plans PLANNING APPLICATION PA2018-138 ! I I ! ! ! ! I I ! ! ! TENTATIVE MAP NP2018-023 ! I I ! I ! ! I I ! I ! COASTAL DEVELOPMENT PERMIT CD2018-059 I ' VARIANCE VA2018-005 LL----- ----- ----- r. JJ JI LL-------- ----- -- _ _ _ _ _ _ _ _ _ _ _ DECK JI r _- - - - - - - - - - - - -- 5 LEVEL HOUSE r _._._._._._._._._._._._._._..1 I v 70.0' 70.0' N- - -- ----- -- ------- -- - ----- -- - - ----- - - - ----- - --------- -- ----- - - -- -- - - ----- - - ------. - . -. -.... - - Ki SIDE P/L SIDE P/L 0i Cr; 48'-0" < - It 22-0 20'-0" X 11'-7" 13'-0" Q 12'-0" 10'-9° 1 11'-4" �. 2,-3" 2,_3„ Lw _ ----- 1 _ __________ - - - -- - 1 A r p'-g" 1 I 1 I 111rrr � I , 7'-0" I�I I�I .- I r GARAGE lo'-o" m'-o° ! Ir-�, iI ON 7'-0" I ! j W-I I 15-0" I f it I� PATIO I I I D I GUEST U i o S-5 I BEDROOM I i I s-5 I o 32'-8" I g_0 I N L0 1 94.0 TC I I i 1 u � WALL 1-BALCONY I [� r - - I _ I F- BATF{ I Q I I II _ J I v � LLI ELEV - I 34'-0. I I 37 1 35'-6" CATS 1 34'-0" 10 RENRN - ! I I u ELEV 1 LLl Q 1 ❑ I I 1 ! 0`00 0 15'-8" I I I I A 0140 i 360 FF = 92.5 _ PDR 6'-6" o I PATIO I ' I- ,r-4" DAHLIA ENTRY I 81.84 F 23'-8° I I 9'-0" 1 B17 F, IEl I B17 _ J I I I r B16 I I I POWER B16 a F2 1 B1 i I I 68-0. I I POLE B15 Z _ I 68'-0" STAIR B2 1 B74 0 z F4 I ! GOETZW No.C-18499 6'-0" els 83 24'-6° I 10'-0" B13 FS _ _ 13'-0" REN.9-30-19 84 I I F6 I I I FAMILY I �oF1F I I HStSE S-4 I I ro9i 2 B12 B9 B6 B5 B4 (i 1 6'-4° I I F10 F9 F8 F7 B8 B7 B6 B5 1 1 1 _ _______________ ____ ____ I I Z N 812 B9 86 B5 84 �� I a F10 F9 F8 F7 B8 B7 B6 B5 I _rl-H242E 9'-4" N m 6 -0 FB4 I . I F6 _ I FAMILY 5'-11" �� B73 83 I I i 11'-8" 5'_g^ B13 o F5 - - - I 9' 0" BALCONY v . 24-6 13-0 STAIR B2 I I 4'-9' B,4 a F4 - - - I I B,6 15 z B I f I ENTRY B,6 1 L 13'-6" I B17 I 11 I 17 L - - F1 I 1 61.64 FF L J PATIO COURT - _ _ _ _ ❑ I � I I 1 � I I � I 23'-0° 1 13'-4" I 29'-6° 68'-0" SKY I ENTRY i PDR - o 1 � I I 358 s'-O" � 7'-0" 3'-s" i I DAHLIA FF = 92.5 6'_s• I I I I I NO-,4 1 I I IIL I F1Fi L I I I I j s'-s" - - - - - -I I N II B I I 1 9'-0" ELEV I I MECHANICAL ELEV 1 0 S-4 I L I s-4 O - I I BEDROOM I co i 3'-6° i 30'-+1" I ® BATH I 9, p, N RENRN i W � I i � I MECHNI I 1 • • � / 1 o w 11 / I I iw Y2 o LAUNDRY $3 Lam/ I I FIENUM el - O < L 1OPEN SPACE F, I L:1 [:1 I J � < 94.0 TC W 33'-0" I I i i I I 1 i J Q Q W CL 93.5 m I /\ 9'-6" I I 1 36'-6" I 0 Q J 0 A I I I (n I 10'-0° A I p Z D i ++'-s" 1 W I s-a Q z � f0 0 I I I I GARAGE i Q ('� Lo U x . 00 I I I rl � j 001 w> D • OD '----- --- ------- ------- --------- - --- I I I I =a 0 I - -L - - - - - - - - - -- - - - I '� 7-°° - - - i mFT1 I 7,-s" 8-0° ��` �� ALLEY10'-0" R0 m I 3aoaw� ti i V OLA O \ j s'-s° N I 8,-0" I r o NA w 03 x DEFAULT SETBACK zw w�W :02 FF 23'-6" 38'-6' m I U z 0 O� I 1 m 1 37 11 1 x�¢wzw p \ 060<g 0 70.0 r 70.0 >s:o�mo� -.- . - .-.-.-.-. -.-.- . - . - . - . - . . . . _ _ _ _ - . . . . _ _ _ _ _ _ _ _ _ _ . -.-.- .- .-.-.-. - - - - _ - . - . - . _ _ - _ _ _ � - . -. - . _ . _ . _ _ . J L- .-.-.-.-.-. -.-.-.- .-.-.-.-. - . - . - . . . _ _ _ _ _ _ _ _ . _ - . - . - . . . . - . - . . . _ - _ . - . - . -.-.-. - . _ . _. _ _ _ _ - _ _ _ _ . _ _ _ -.-.-.-.-.-._. J SIDE P/L SIDE P/L wuq qql W�UZF OO= F E DAYLIGHT G F E 20 L }W���OQ �aOwv_wo_ S-5 S-5 S-4 N S-5 S-5 S-4 N a a N Z BASEMENT PLAN 1 /4 FIRST FLOOR PLAN 1 /4" 1,Ww`xNW axmx~z0 J wooer -8g af0,_w Q M<Z<(L< JV WMOZ� c w 0Q 0 /`/� Om(n FNS W 2Lz< w< A. SPATIAL B. ELEMENTS C. STAIRS C. STAIRS E. CODE F. BATHROOMS / LAUNDRY 1. HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE TREAD NOSING. o_ � a -ogoowx 2. OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL cnUawl-aN Al. OPEN TO BELOW Bt. UPPER CABINET B21. DISPLAY SHELF C1. TREADS 0 11" MINIMUM Cl. TREADS 0 11" MINIMUM E1. 5/8" TYPE X DRYWALL BELOW STAIR F1. TOILET (MINIMUM 24" CLEAR IN FRONT, 30" WIDE) PRECLUDE THE PASSAGE OF A 4-3/8" DIAMETER SPHERE. N A2. OPEN TO ABOVE B2. LOWER CABINET B22. COLUMN C2. 18 RISERS 0 7.44" C2. 18 RISERS 0 7.44" E2. ONE HOUR RATED WALL PER 22/A-7 F2. BIDET 3. THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD, AND BOTTOM RAIL SHALL A3. LINE OF SOFFIT B3. RADIUS CABINET B23. ACCESS PANEL TO STAIR AREA C3. 17 RISERS 0 7.17" C3. 17 RISERS 0 7.17" E3. 5/8" TYPE "X" ALL WALLS F3. SINK PRECLUDE THE PASSAGE OF A 6" DIAMETER SPHERE. REVISION A4. LINE OF CEILING BREAK B4. LINE OF CABINET BASE B24. 24" WIDE ATTIC ACCESS - C4. 16 RISERS 0 7.25" C4. 16 RISERS 0 7.25" E4. 1 HOUR FLOOR ASSEMBLY PER CBC 7C-13-1.4 - 9,10/A-7 F4. BATHTUB W/ SHOWER 4. HANDRAIL WITH CIRCULAR CROSS SECTIONS SHALL HAVE A DIAMETER OF 1.25" TO 2". A5. LINE OF FLOOR ABOVE B5. DECORATIVE CABINET EXTENSION B25. 30x30 ATTIC ACCESS C5. 16 RISERS 0 7.50" C5. 16 RISERS 0 7.50" E5. 20 MIN. RATED DOOR & FRAME W/ SELF CLOSE HINGES, SELF LATCHING F5. WHIRLPOOL/SPA TUB 5. HANDRAILS WITH OTHER THAN CIRCULAR CROSS SECTIONS SHALL HAVE A PERIMETER A6. LINE OF FLOOR BELOW B6. BUILT IN DESK B26. STORAGE ACCESS C6. 7.75" MAXIMUM RISE, 10" MINIMUM RUN C6. 7.75" MAXIMUM RISE, 10" MINIMUM RUN E6. WINDOW TO MEET EGRESS REQUIREMENT F6. TUB PLATFORM DIMENSION OF 4" TO 6.25" WITH A MAXIMUM CROSS SECTION OF 2.25 INCHES. A7. LINE OF STAIR BEYOND B7. BUILT-IN CABINET B27. PLANTER C7. MIN. CODE REQUIREMENTS FOR STAIRS SEE NOTE 38/T-1 C7. MIN. CODE REQUIREMENTS FOR STAIRS SEE NOTE 38/T-1 E7. DRYER VENT 14' MAX. LENGTH F7. SHOWER (SEE P-1 FOR VALVES & INFORMATION) 6. HANDRAIL SHALL BE CONTINUOS WITHOUT INTERRUPTION BY NEWEL POST OR OTHER A8. LINE OF WALL BELOW B8. ENTERTAINMENT CENTER B28. MECH. CHASE C8. 42" HIGH GUARDRAIL/HANDRAIL [SEE DETAILS 3,8 & /A-71 C8. 42" HIGH GUARDRAIL/HANDRAIL [SEE DETAILS 3,8 & /A-7] E8. 18" HIGH RAISED PLATFORM F8. FRAMELESS-TEMPERED GLASS ENCLOSURE OBSTRUCTION EXCEPT AT THE LANDING AND VOLUTE, OR TURNOUT ON LOWEST TREAD. A9. LINE OF WALL ABOVE B9. ENTERTAINMENT CENTER EQUIPMENT B29. PAVERS ON CONCRETE SETTING BED OVER HOT MOP C9. NEWEL POST & RETURN C9. NEWEL POST & RETURN E9. MINIMUM 36" SQUARE STOOP AT EXTERIOR DOORS F9. TEMPERED GLASS ENCLOSURE BRACKET OR BALUSTERS ATTACHED TO THE BOTTOM SURFACE OF A HANDRAIL MAY NOT A10. LINE OF ROOF BELOW 810. LAZY SUSAN B30. WESTCOAT DECK COATING PER ESR-2201 C10. HANDRAIL GRIP PER DETAIL 13/A-7 C10. HANDRAIL GRIP PER DETAIL 13/A-7 E10. 1/2" MAX. STEP AT OUTSWING DOORS F10. TEMPERED GLASS DOOR, 3/8" GLASS PROJECT HORIZONTALLY BEYOND EDGE OF HANDRAIL. C11. 6" MAX DIA. SPHERE 0 TRIANGULAR OPNG AT TREAD TO RISER C11. 6" MAX DIA. SPHERE 0 TRIANGULAR OPNG AT TREAD TO RISER 7. MINIMUM HEADROOM OF 6 FT. 8 INCHES REQUIRED. A11. LINE OF ROOF ABOVE B11. PANTRY SHELVES E11. 2-5/8" TYPE X DRYWALL 0 CEILING F11. SHOWER SEAT 8. DOOR MAY OPEN ON THE TOP STEP OF A FLIGHT OF STAIRS OR AN EXTERIOR LANDING, Al2. LINE OF ARCH B12. LINEN CABINET D. FIREPLACES [SEE DETAILS 21-24/A-7] D. FIREPLACES [SEE DETAILS 21-24/A-7] E12. 4" MAXIMUM SPHERE OPENING 0 RAILINGS &/OR BALCONIES F12. 2x6 STUDWALL PROVIDED THE DOOR DOES NOT SWING OVER THE TOP STEP OR EXTERIOR LANDING AND A13. OPEN BELOW STAIRS 613. BOOK SHELVES E13. 1 HOUR SHAFT AT CHIMNEY PER 23/A-7 F13. ACCESS PANEL TO JACUZZI MOTOR THE LANDING IS NOT MORE THAN 7.75 INCHES BELOW THE TOP OF THE THRESHOLD. A14. CLOSED BELOW STAIRS B14. WINDOW SEAT D1. 2" CLEAR FROM COMBUSTIBLES D1. 2" CLEAR FROM COMBUSTIBLES E14. 30" DIAMETER MINIMUM CLEAR DIAMETER AREA FOR SHOWER F14. MIRROR 9. GUARDRAIL HEIGHT SHALL BE A MINIMUM OF 42 INCHES. A15. BALCONY RAILING, 42" REQUIRED HEIGHT - 3/A-7 B15. COMPUTER DESK D2. FIREPLACE GAS APPLIANCE LENNOX - E420DGNE (NSS STD. 116-F-41-5) D2. FIREPLACE GAS APPLIANCE LENNOX - E420DGNE (NSS STD. 116-F-41-5) E15. 12" SQUARE ACCESS PANEL F15. MEDICINE CABINET 15" x21" TOP AT +55" 10. PROVIDE A NOSING BETWEEN .75" AND 1.25' ON STAIRWAYS WITH SOLID RISERS WHERE A16. SLOPE DIRECTION B16. SHELF & POLE D3. FIREPLACE (GAS APPLIANCE) FMI - LISTED PER ANSI Z21.88/CSA 2.33 D3. FIREPLACE (GAS APPLIANCE) FMI - LISTED PER ANSI Z21.88/CSA 2.33 E16. 2x4 SOLID WALL TO ACT AS GUARDRAIL F16. TANKLESS WATER HEATER TREAD DEPTH IS LESS THAN 11' JOB NO. A17. LOW WALL (42" ABOVE LANDING) B17. DOUBLE SHELF & POLE D4. MASONRY FIREBOX (2" CLEAR TO COMBUSTIBLES D4. MASONRY FIREBOX (2" CLEAR TO COMBUSTIBLES) E17. SOUND WALL WITH 1 HOUR RATING PER 9/A-7 F17. WASHER 2018-5 A18. LINE OF PROJECTED BASE 618. SHOE RACK D5. DOUBLE WALL CHIMNEY RISER 16" DIAMETER 12 DIAMETER D5. DOUBLE WALL CHIMNEY RISER 16" DIAMETER 12 DIAMETER E18. LINE OF THIRD FLOOR SETBACK F18. DRYER A19. SOFFIT FOR CHIMNEY FLUE B19. SKYLIGHT ABOVE D6. FLUSH HEARTH D6. FLUSH HEARTH E19. 36" HIGH x3" DIA. PIPE BOLLARD (CONCRETE FILLED) F19. WASHER & DRYER (STACKED) DATE A20. LINE OF VAULTED CEILING B20. NICHE SET IN WALL STUDS BOT. 0 36" TOP AT 78" D7. RAISED HEARTH 18" PLATFORM D7. RAISED HEARTH 18" PLATFORM E20. 12" DIAMETER x 18" DEEP CONCRETE FOOTING 0 PIPE F20. LAUNDRY DRIP CABINET W/ DRAIN 7/10/18 A21. LINE OF VENEER D8. HEARTH D8. HEARTH D9. KEY VALVE D9. KEY VALVE E21. SOUND WALL WITH STC RATING OF 55 MINIMUM G. SPECIALTY D10. SEE DETAILS 17,18,19,20 ON A-7 FOR CODE COMPLIANCE D10. SEE DETAILS 17,18,19,20 ON A-7 FOR CODE COMPLIANCE E22. E23. ACCESS PANEL TO STAIR AREA E24. SOLAR TUBE(S) - ELITE SOLAR SYSTEMS (ESR-1761) G1. ELEVATOR PER 1/S-3 E25. CEILING HEIGHT UNDER 6'-0" G2. ELECTRICAL PANEL SEE DETAIL 9/A-7 FLOOR PLAN NOTES A G3. LOCATION . HOME RUN CABLE PANEL STAIR NOTES C G4. A/V EQUIP. CABINET G5. TELEPHONE / SECURITY CENTER FLOOR PLAN FP-NOTE G6. UNFINISHED FLOORS FLOOR PLAN FP-NOTE 7 OF 36 PA2018-138 I j I I Attach ' ent No. PC 6 - Project Plans -------------------------------� � j --------------------------- PLANNING APPLICATION PA2018-138 TENTATIVE MAP NP2018-023 COASTAL DEVELOPMENT PERMIT CD2018-059 I I ' VARIANCE VA2018-005 I I I I I I I I I I I I LL- ---- ----- ---- - J� DECK � j LL------- -'----- -- JJ DECK II HOUSE _._._._._"_._._._._._._._.J HOUSE -•-•-•-•-•-•-•-•-•-•-•-•-•J N (D r._._. J r._._. -._._._._._._._._._._._._._.J Ln U, LL_-_:_:_:_--- 70.0' I - - - - - - - - - - - ----- - - - - - 70.0' I - ------ ----- - - - (rD SIDE P/L SIDE P/L r I .0 rnrn x 33'-6" 24'-6" 17'-4" 11'-6" 32'-6" 24'-6" w 16'-2" 1 o'-s" I 8'-4" s'-6° 17'-8" I Y I I I - - - PLANTER PLANTER 1 . - - - - - - - - \ / L 9£x99 U _ _ _ _ _ _ _ BALCONY RAIL I I _ \\ -BALCONY " - - - - - - - - 14'-0°(D 0 1 / I 14'-6" I O U ©©© DINING I I 1 Q s'-o' -- - - -- -- - - -- S-5I I 1 O \ I �j wN WARDROBE j /// \\\ I 24'-6- 15'-0" a 6 1 rn KITCHEN 15-0" i I vnu rED / MASTER \ I Q 9 0 I I // BEDROOM \\ - + 68'-0" i o = v • I / VAULTED \ - Q I I O PANTRY wfECHF 7'-0" 13'-0" I IL I 1 16,-11" C� w - - -- � - - - - I i L - - - - - - - - I I ' I 1n Ill � 37-1 ELEV I 34'-0" I 3a'-0 ELEV I 1 34'-0" I ` Z I IPS BATH 1 \ I 0 0 9 5 F 20'_0 ED 1 20' 00 O I 1Ll 1 I I I I I -LAUNDRY I I PDR I I I I 17 ® 7.52 I j Fib S17 I I I F15 I I I I S15 Sl z 51 Fla n a sz I I 1 sla s2 I ZL'£ I GOETZ s'-o° I F,3 1 sa'-o° s'-o" BEDROOM I I sa'-a" No.C-18499 53 VAULTED I NM00 3dOlS 1 1 REN.9-30-19 F12 a S3 LIVING I I I S13 O , I F11 N S4 512 S4 ®�4� 18'-0° S5 100.65 FF I 18'-0" S71 Ss i 1 ®P�/�g®F S7 I C 1 C 1 F10 F9 F8 F7 F6 FlREPIACE ( � S1 S9 SB 57 1 I nFVL CE ( � I I I I I 1 I I F9 F8 F7 F6 S7 LIVING I I I I I s,o s9 S6 57 I ZL,£ I i 9-0" NM00 3dOlS 100.65 FF 1 I S71 S6 BEDROOM 1 1 Y-8° 5'-9" S12 S5 N d I I VAULTED o I I 9-0" F 1 1 9'-0" S13 54 z N I 4'-4" -, S74 S3 O I o I I � I I N 32 515 3 2 ' 0 w I 20'-0" I I W I I 19'-6° I 68'-0" S1 I I 1 68'-0" s,s s, - - - - - - - - - - - F16 U) 1 S17 1 f] 0 43'-0" PDR i 43'-0" 1 i I - - � 7'-0" I � I cV 10'-7" I B 14'-5" I BATH 1 / B 1 (114 ELEV I s-a ELEV I z 1 s-a rn 2'-0" I o I U 30'-11° I I I 34'-0" x I I w N / I J - - 0 - - I i - - - - 1 N M C J 0 �_ - - - - - - - - -- - 11 ,6 i Ld o Q LA KITCHEN - 20'-0" I * 6,-0. ,� \\ MASTER / 1 X J g 9 9 CL -1 I I __0 Ill ` BEDROOM / I01 - I J = J I v v VAULTED / �� 1 22 2" CL Q Q W I - - - - J I I _ \ O // -I � J � Izj I --- - --- - - - - 1 I I r - - - - - / 1 � (Y� Q Z I I 1 S PE DOWN I W w O 1 I ©©© 1 \ 1 1 I 14'-5" 9'-0' ©©© I A I I 1 I 1.. / \ - 3:12 A I Z ' ^ 00 CE s-4 j Eo i 10'-7" 1 // \\ - s-4 j u ' Lo 0 1 0 1 I j m I WARDROBE ✓ \ I U) ° I m I 1 I / \ 14'-6° I I o w Z j I FT - -- BALCONY Ral o I I J / oo 1 -0 z Z D ao I D oo BALCONY o �� Z�NZ& PLANTER r - _ r 3 g I=- F I I r I I :5 00wI=- < 1 I Flo i i m� gwo�3w I 8'-0" �� I 8'-0" p�-o b r� 7'-0' r 1 8'-2. 6'-0" 15'-1" 5'-3" I 0 z o z 34'-5" 29'-3° 8'-2° = z w I I I I WC En i 38'-5" 1 9'-0" �` i 34-6" 1 1 w�w o 0 0 " , vwi�=z~tea I 70.0 I 70.0 iywo ffiKx ` . . . .. .. - - - - - -- -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - . . . . ..... .. .. ....- - - - - -- - - . - J L_ . -.-.-. - . -. -.-.- .- . - .- . -. - . - . -. - . - . - . - . - . - . - . -.-.-.- . - .- .-.-. - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - . - - . - . - . - . - . - . -. � o_owL�Lz SIDE P/L SIDE P/L �ma�F-0§ 20'-0" 1na�mo� w� �=ww G F E D F E wwm=�zm 'L mSECOND FLOOR PLAN 1 /4° S-5 S-5 S-4 S_5 S-5 S-4 J �QOWgoo THIRD FLOOR PLAN 1 /4" Q M<Z<9<N �En w1-wmoz� oogf 00 aoxLnx OWN ~N� C. STAIRS C. STAIRS E. CODE F. BATHROOMS / LAUNDRY m =a z w a�a SYMBOL DESCRIPTION MODEL SIZE NoaooaN Al. OPEN TO BELOW B1. UPPER CABINET B21. DISPLAY SHELF C1. TREADS 0 11" MINIMUM Cl. TREADS ® 11" MINIMUM Et. 5/8" TYPE X DRYWALL BELOW STAIR F1. TOILET (MINIMUM 24" CLEAR IN FRONT, 30" WIDE) ® NUMBER (WX H X D) N A2. OPEN TO ABOVE B2. LOWER CABINET B22. COLUMN C2. 18 RISERS ® 7.44" C2. 18 RISERS ® 7.44" E2. ONE HOUR RATED WALL PER 22/A-7 F2. BIDET A3. LINE OF SOFFIT B3. RADIUS CABINET B23. ACCESS PANEL TO STAIR AREA C3. 17 RISERS 0 7.17" C3. 17 RISERS 0 7.17" E3. 5/8" TYPE "X" ALL WALLS F3. SINK REVISION A4. LINE OF CEILING BREAK B4. LINE OF CABINET BASE B24. 24" WIDE ATTIC ACCESS - C4. 16 RISERS ® 7.25" C4. 16 RISERS ® 7.25" E4. 1 HOUR FLOOR ASSEMBLY PER CBC 7C-13-1.4 - 9,10/A-7 F4. BATHTUB W/ SHOWER A REFRIGERATOR/FREEZER THERMADOR FREEDOM 24"&18"x84"x24" A5. LINE OF FLOOR ABOVE B5. DECORATIVE CABINET EXTENSION 625. 30x30 ATTIC ACCESS C5. 16 RISERS 0 7.50" C5. 16 RISERS 0 7.50" E5. 20 MIN. RATED DOOR & FRAME W/ SELF CLOSE HINGES, SELF LATCHING F5. WHIRLPOOL/SPA TUB A6. LINE OF FLOOR BELOW B6. BUILT IN DESK B26. STORAGE ACCESS C6. 7.75" MAXIMUM RISE, 10" MINIMUM RUN C6. 7.75" MAXIMUM RISE, 10" MINIMUM RUN E6. WINDOW TO MEET EGRESS REQUIREMENT F6. TUB PLATFORM g REFRIGERATOR/FREEZER THERMADOR FREEDOM 2-18"x84"x24" A7. LINE OF STAIR BEYOND B7. BUILT-IN CABINET B27. PLANTER C7. MIN. CODE REQUIREMENTS FOR STAIRS SEE NOTE 38/T-1 C7. MIN. CODE REQUIREMENTS FOR STAIRS SEE NOTE 38/T-1 E7. DRYER VENT 14' MAX. LENGTH F7. SHOWER (SEE P-1 FOR VALVES & INFORMATION) A8. LINE OF WALL BELOW B8. ENTERTAINMENT CENTER B28. MECH. CHASE C8. 42" HIGH GUARDRAIL/HANDRAIL [SEE DETAILS 3,8 & /A-71 C8. 42" HIGH GUARDRAIL/HANDRAIL [SEE DETAILS 3,8 & /A-7] E8. 18" HIGH RAISED PLATFORM F8. FRAMELESS-TEMPERED GLASS ENCLOSURE O RANGE - DUAL FUEL THERMADOR 36"x34"x27" A9. LINE OF WALL ABOVE B9. ENTERTAINMENT CENTER EQUIPMENT B29. PAVERS ON CONCRETE SETTING BED OVER HOT MOP C9. NEWEL POST & RETURN C9. NEWEL POST & RETURN E9. MINIMUM 36" SQUARE STOOP AT EXTERIOR DOORS F9. TEMPERED GLASS ENCLOSURE A10. LINE OF ROOF BELOW B10. LAZY SUSAN B30. WESTCOAT DECK COATING PER ESR-2201 C10. HANDRAIL GRIP PER DETAIL 13/A-7 C10. HANDRAIL GRIP PER DETAIL 13/A-7 E10, 1/2" MAX. STEP AT OUTSWING DOORS F10. TEMPERED GLASS DOOR, 3/8" GLASS D COOKTOP THERMADOR 36"x8"x27" C11. 6" MAX DIA. SPHERE ® TRIANGULAR OPNG AT TREAD TO RISER C11. 6" MAX DIA. SPHERE ® TRIANGULAR OPNG AT TREAD TO RISER DISHWASHER BOSCH 23"x34"x22" A11. LINE OF ROOF ABOVE B11. PANTRY SHELVES E11. 2-5/8" TYPE X DRYWALL ® CEILING F11. SHOWER SEAT E Al2. LINE OF ARCH B12. LINEN CABINET D. FIREPLACES [SEE DETAILS 21-24/A-7] D. FIREPLACES [SEE DETAILS 21-24/A-7] E12. 4" MAXIMUM SPHERE OPENING 0 RAILINGS &/OR BALCONIES F12. 2x6 STUDWALL MICROWAVE SHARP 22"x12"x16" A13. OPEN BELOW STAIRS B13. BOOK SHELVES El 3. 1 HOUR SHAFT AT CHIMNEY PER 23/A-7 F13. ACCESS PANEL TO JACUZZI MOTOR F A14. CLOSED BELOW STAIRS B14. WINDOW SEAT D1. 2" CLEAR FROM COMBUSTIBLES D1. 2" CLEAR FROM COMBUSTIBLES E14. 30" DIAMETER MINIMUM CLEAR DIAMETER AREA FOR SHOWER F14. MIRROR VENT-A HOOD 30"x8"x12" A15. BALCONY RAILING, 42" REQUIRED HEIGHT - 3/A-7 B15. COMPUTER DESK D2. FIREPLACE GAS APPLIANCE LENNOX - E420DGNE (NSS STD. 116-F-41-5) D2. FIREPLACE GAS APPLIANCE LENNOX - E420DGNE (NSS STD. 116-F-41-5) E15. 12" SQUARE ACCESS PANEL F15. MEDICINE CABINET 15" x21" TOP AT +55" G A16. SLOPE DIRECTION B16. SHELF & POLE D3. FIREPLACE (GAS APPLIANCE) FMI - LISTED PER ANSI Z21.88/CSA 2.33 D3. FIREPLACE (GAS APPLIANCE) FMI - LISTED PER ANSI Z21.88/CSA 2.33 E16. 2x4 SOLID WALL TO ACT AS GUARDRAIL F16. TANKLESS WATER HEATER H SINK (SS-UNDERMOUNT) BLANCO 33"x12"x20" JOB N0. A17. LOW WALL (42" ABOVE LANDING) B17. DOUBLE SHELF & POLE D4. MASONRY FIREBOX (2" CLEAR TO COMBUSTIBLES) D4. MASONRY FIREBOX (2" CLEAR TO COMBUSTIBLES) E17. SOUND WALL WITH 1 HOUR RATING PER 9/A-7 F17. WASHER 2018-5 A18. LINE OF PROJECTED BASE B18. SHOE RACK D5. DOUBLE WALL CHIMNEY RISER 16" DIAMETER 12 DIAMETER D5. DOUBLE WALL CHIMNEY RISER 16" DIAMETER 12 DIAMETER E18. LINE OF THIRD FLOOR SETBACK F18. DRYER WALL OVEN-TRIPLE THERMADOR 27"x54"x23" A19. SOFFIT FOR CHIMNEY FLUE B19. SKYLIGHT ABOVE D6. FLUSH HEARTH D6. FLUSH HEARTH E19. 36" HIGH x3" DIA. PIPE BOLLARD (CONCRETE FILLED) F19. WASHER & DRYER (STACKED) I DATE A20, LINE OF VAULTED CEILING B20. NICHE SET IN WALL STUDS BOT. ® 36" TOP AT 78" D7. RAISED HEARTH 18" PLATFORM D7. RAISED HEARTH 18" PLATFORM E20. 12" DIAMETER x 18" DEEP CONCRETE FOOTING ® PIPE F20. LAUNDRY DRIP CABINET W/ DRAIN J REFRIGERATOR ULINE 24"x34"x23" 7/10/18 A21. LINE OF VENEER D8. HEARTH D8. HEARTH D9. KEY VALVE D9. KEY VALVE E21. SOUND WALL WITH STC RATING OF 55 MINIMUM G. SPECIALTY D10. SEE DETAILS 17,18,19,20 ON A-7 FOR CODE COMPLIANCE D10. SEE DETAILS 17,18,19,20 ON A-7 FOR CODE COMPLIANCE E22. E23. ACCESS PANEL TO STAIR AREA Z E24. SOLAR TUBE(S) - ELITE SOLAR SYSTEMS (ESR-1761) G1. ELEVATOR PER 1/S-3 3 E25. CEILING HEIGHT UNDER 6'-0" G2. ELECTRICAL PANEL SEE DETAIL 9/A-7 FLOOR PLAN NOTES A G3. LOCATION HOME RUN CABLE PANEL APPLIANCE SCHEDULE B G4. A/V EQUIP.. CABINET G5. TELEPHONE / SECURITY CENTER FLOOR PLAN FP NOTE G6. UNFINISHED FLOORS FLOOR PLAN FP APPL 8 OF 36 PA2018-138 Attachment No. PC 6 - Proj ct Plans METAL ROOF 12 30 # FELT ON PLYWD. PLANNING APPLICATION PA2018-138 SHEATHING. TENTATIVE MAP NP2018-023 SEEP N 2x RAFTER w/ CEILING COASTAL DEVELOPMENT PERMIT CD2018-059 JOISTS VARIANCE VA2018-005 TORCH DOWN SUB ROOF PLYWOOD SHTG N CO ° L0 In 26 GA. G.I. DRIP o/ GUTTER ZINC GUTTER I I I I I I M co M W/ INTERNAL DOWNSPOUTS VERIFY W/ ARCHITECT2x6 SUB FASCIA w/ ZINC CLADDING VERIFY SEAMS W/ W/ ARCHITECT 1 I I 1 1 I I I I I I I I 1 I I 1 LL I x1l 3/4" SOFFIT BOARD �; � 1 ;2x8 MAHOGNY TRIM ��� 70.00 rfSS l \ I i 1 l 1 I c 70.00 9O ��9 » rq N � 95 'T \ \\ < <� l\ l\ I l \ \ ` c J e S40°00 00 W P3 �� z l `� L - - - - - - - - - - - - - - - - CONTROL LINE AROUND I -- - --- --- - -- - -- --- -- - --- - --- - -- -- HOUSE c J J c \\- �•_ `\ `\ ` \ \\ o P1 P4 l P5 P2 SYSB 1 \ 1 I I\ v SEE PLAN N w VINYL STUCCO STOP i II 1 1 1 I 1 I I I 0 11 1 1 \ `\ (\ \ \ ` \ \ \ w O 2x STUD WALL I / 0 6'-6 , '1 11 11 FYSB`\ 1\ l I\ 7 I � STUCCO FINISH 8''0" \ \ \ \ \ \ \ \ \ \ I I U PLYWD. SUBSHEATHING � - - - - - - � �� - - - - - - - 1 - - -1- - - - I FOR PUF�POSES OF \ \ \ \ \ \ \ \ \ \ \ \ w / 1= AS REQUIRED. I i u ' SLOPED (GRID` I; 1 \ \ \ \ \ \ \ \ \ \ \ \ \ \ O = II 11 11 j HEIGHT �OMPLIANGE \\ -------------- Q P7 I I FASCIA I ; R2 owN • II O N \ 1 1 I I \ \ \ \ I I I 1 I� co SCALE: 1 1/2"=1'-0" 8" FA089 I •q - o I I o rn ,L9•£ II! to \ 11 1 1 I ; \\ R \\ \\ \\ \\ \\ \\ \ 11 11 F-1 W _ i III .01�,£ 1 I I I \ \ `\ \ \ \ \\ \ \I 11 1 //-�) Q SII Z R7 \\ 11 \\ I \\ `\ \\ \\ \\ \ `I 11 11 11 V L Q U • III O \ 1 I I I I \ \ \ \ ' I 1 \\\ III a M \\ 111 I I I I I D Q ROOFING I I\\ II O R3 R2 `\ 1 I I I I I R2 N \ 1 I I IS-5 J 3'-O" ROOF - I -' i i ; I i i i ! H � SHEATHING I ��� - i R1 i ; i I i i i (Al i i i I i � Z zl.F RIDGE RIDGE Z1•E \ i I i I i i l i l l i l II I lf) O I 1 1 \ I I I I I / 1 / / / / / 123.16 OP NM00 3dO1S I / / /• / / I 1 � NMOL 3dO1S \ I I I I / i / i l i / i I 1 000 1 \ I R7 , i li i i i R2 o R3 z „4-.S R2 11 i i i i i i i i 11 l i 11 1 _� I1 0 .n OD I I - � Z R2 N I 1 SII 3:12 RIDGE 3 I I I I / / / / / 1 I 1 1 A REW A IF 122.0 0 G0ETZ \ I III NM00 3d0-IS I I I No.C-18499 2x4 SOFFIT FRAMING i ------- z o R2 3'-1" 11 i i i i i I REN.9-30-19 I O I / / 1 I I I a� ®� SIMP. LTP4 II R7 a i i FYSB 11 EACH RAFTER pp I 1 ®� R2 R1 i ; i i FOR PIURP05ES QF i Il I Il 1 1 i 1 i i 1 II; SLOPED GRID / I I HEIGHT COMPLI /NCE II 1 1 Ii 1 I 1 1 1 1 1 Ilj Zl £ / I I I I I / / h` I O I / / / I O Ip I 1 I EXTERIOR FINISH i I I NM00 3d01S j I j i o o 1 I 11 I - RIDGE / I I 'c 11E op 1 1 1 I 1 I WALL OR BEAM - - I 4 121.8 1 I 4) SNAPPED FASCIA BOARD PER PLAN it R2 NMOU 3dOp5 1 PER PLAN I 111j / I I I I 1 1 I I 1 1 1 1 I 1 1 22 GUAGE FASCIA & DRIP EDGEif j I I11 I. I o / Zl:£ r%i 5414 1 11 1 1 i I II OVERHANG FRAMING P , .9-jI ° R NM00 1S j X11 I I 11 11 I III ,9 P oil ( I 1 1 I I Le/RR I 1 I I I I 1 '1 1 11 I II I U i FG P4 P51 I 11 Ill ` 1 3 I I I i i I I I i I I 1 I I O 00 0 II I\� a n I I i i II I I I I I I I 1if 1 I \ o RIDGE I i I II II I I 1 1 if II I R2 12118 I i 11 11 I ♦ 1 o-,t I 1 I I I 1 I I I 1 I I I R7 I zt:f 1 I I 1 1 I I I 1 I I I II I 1 I I I I 1 1 I I 1 I I I NM00 3dO1S I 1 I I I ^1 R2 N I 1 1 I 1 1 I 11 1 I 1 I I I `� R1 O 1, ` N o N 1 I 1 I 1 1 1 1 I I 1 I 1 I `f CD \\ R2 O N RI CO 1 I I 1 I I 1 11 1 I 1 1 I 1 1 Q R2 I 1 1 I 1 I 1 I J Ld R7 Z I I 1 I I 1 I I I I I I I 3 O I I 1 I I 1 I I I X T in OD R2 i I 1 1 I 1 BI 1 I 1 1 I j J^ 111. J w N RS I 1 I I I I I I I I 1 I I 1 I I 1 p 1 R3 I Z 1 1 S_# II I 1 I 1 1 I I LL W if 00 RIDGE I I Di N ! I 1 I I I 1 I I 122.0 �o I � oZ LO I zG£ LL____ _ I I + I J 1 I 1 I I 1 1 1 I ///��� /O� 11 1 I 1 Z I [ , 00 LL I I NM00 3dO1S RIDGE I I I I I I I 1 I 1 1 1 I 1 Q r ' Lo O 1 o NMOO 3d01S 1 I I I I 1 I I I I I 1 I I 1 1 I I I I I 124.05 TOP 1 R2 I I I I I 1 1 i1 1 1 1 1 I 1 1 \1 I I R2 it ; N 0013dO1S 1 1 II 1 1 1 I 1 1 I 1 I 3 i 1 I I I I 1 I 1 wY O I I I I 1 II 1 I I wQ� \ N O N I I I I I I 1 I 1 1 I I IZ-zz Q 111 F, di I I I I I I 11 1 1 V 0 1 I I m I „0-,£ 3Zw�Z� \I I 1 5doww� \ I I zlls_ RIDGE i R7 i i 1 i i i i S i4 i i i zw�m�w 1 I NM 0 3d01S 1 I i i i I I 1 1 1 1 I 1 I I 0 w S� I I 1 I / I 1 1 O w O O 3 1- ,L-9 1 I I R1 I I I I I I I 1 I 1 O a w H Q 1 I I 3 NZZ�z O I I I I 1 I I 1 ! 1 I 1 I m Q W Z_I R. ROOF i / O N i i i 1 ===mzoN 11 WR7 d M 1 I I I I I I 1 I 1 1 1 I I I mC7Uala- w R1. RIDGE I I I I 1 f I 1 1 41� mom R2. HIP Ow000� R3. VALLEY 1 I I I I I I 1 I 1 I I 1 I 1 I I N�j Z�F¢ R4. SLOPE BREAK I I I I 1 1 1 \ D I I Z I I 1 I I i 1 I I 1 ww p��f0= R5. CRICKET 1\ F CL 0 wo¢ R6. PARAPET \ m O I )� I 0 `vl I 1 1 I I 1 1 I I 1 I m w W O�F R7. OVERHANG 1 I ii' 0 1 I d I%ii I ; j I j I Cp I I j 1 I 1 j 1 to X w o z w R8. FLAT ROOF R9. CHIMNEY dSm 3:3'. R10. LINE OF SECOND FLOOR TOP PLATE ��_ I 1 �' I I I I I I I 1 1 1 I 1 1 1 1 1 M,xo 30- i<_- I I I I I 1 I I 1 (n I 1 I 1 I I w0I- >U- \ r / i' - J �0~w~ 0 \� / � ,' ll i I I I I I I I I I I Q <<z'0Zd QN R11. LINE OF FIRST FLOOR TOP PLATE \ I I I I I M I 1 I 1 z / 1 I I I I I 1 I I I CU II I I I I I JN �OZp R12. 30"X30" ATTIC ACCESS THRU ROOF PARAPET \ / II ' 1 I I I I I I I I I I r 1 1 1 1 1 1 1 I rc W I-a�=N o R13. GUTTER '1 n " SYSB I I I I I I 1 I I O I I 1 1 1 I 1 G Q}u)i-v) R14. DOWNSPOUT \ 1 I I I I I I I I' 1 1 I R15. DECK BALCONY AREA BELOW \ 70.00 1 I R16. METAL FASCIA --- - --- --�rr- - -- - -- -- - - - - -- R17. GABLE VENT I I P1 ^• P2 �� 0 P4 'y� R18. ROOF VENT , SIDE P �\ ` 70.00; ` F�P `� `� G P5 1 N v/oawl-acn R20. LOCPARATION SOF /NC UNITS I / F �� E Q 1 REVISION G S40°00'00 W 83.0 LOW POINT 93.9 HIGH POINT o S-5 S-5 S-4 NATURAL GRADE R21. WATER HEATER FLUE TERMINATION 1 1 NATURAL,/GRADE 20 R22. FURNACE FLUE TERMINATINON R23. STORAGE AREA \ // R24. PLIDECK PER PLAN 93.9 HIGH POINT - 83.0 LOW POINT = 10.9 FEET DIFF. R25. VELUX SKYLIGHT AUTOMATED ROOF WINDOW / R26. .. / 10.9' /70' = .15% R27. .. \\ / `\ I R28. ALL VENTS TO BE 10' AWAY FROM ROOF DECK \ / LOT SLOPE AVG. OVER 5% V R29. SEE PLUMBING PLAN FOR DECK DRAINAGE P.O.C. R30. BUILDING OUTLINE \\ j \ R31. RATED EAVE PER 3/A-4 \ i R32. PROVIDE 2% SLOPE 0 FLAT ROOF AND DECK `\ JOB NO. 2018-5 R33. PROVIDE COMBUSTION AIR VENTS THRU PARAPET WALL \ / R34. RAKE END R35. / DATE 7/10/18 \ N ROOF PLAN W/ A _ / , ROOF NOTES A TOPO OVERLAY 1 /4" `-� ROOF PLAN RF NOTE 9 OF 36 A2018-138 ________ ________ __________ Attachment No. PC 6 - Project Mans 5. 8• O e O ______�_ 'e s q , Q E,LQ eQi °Q' a- Q clmmiw gg u aAPPERA Ix u� all ,� woem � � DOWN vNim -- - -- PEA INE -- - - NI. m - N, t WE N%p m4 0 b - — rim aO- a L• 4 � �A� O o-' O = , �� 0Ii P e _ s M TP E - m e D � � OFDESEELLv 0 b ao 12 FIR L �z 0 _ F ti ,e �. _ a y .. .. b ,iAS _ _ _ _ _ _ ffLR6N� ti 2 DEN RIGHT SIDE ELEVATION I/4" - , 1133 0 INS inn NORTHWEST 315° _ _ ___ _ _______ ___ ___ __________________ nev E, OPPERNEWERELDR. WEREELPARDENEEPERNEREPEREENE, ED REAR ELEVATION 1/4" OUTHWEST 225° f --------------- 3 -------------------------------- ., t ,4Y O O Y Z. 5.- _________1— — — v a _ 7 ' 9' lO' n 121' ° Q _____ . I R � 5 8 , - = -c� s s I I € 1 �..� Q, - ,�m x _ Now l-0 14 fp o- „ PE N ® U m m J d � U ED 9 B'i'n A,� ✓ O �I4. 7 0— _ __ a,n O M! QQ b d � 030 LF I o + ° RIENN 00o 01 �I I WIC FOR, ---- — — ED � Ei 0 �u w W ¢ xR Y ✓ b — — .,w wu �Nok - — — '..I w<.m - - e a,v' d g 4 -- --- -- -- - z sun __ Sw- - PA� — a. "9is�r ---- - - .,,e 4 4 S i - ___ __ Po- - ----"- NORTHEAST 45 ems„` !A E° AFRONT QIP I ® �_ NORTH ELEVATION I/4" v � V' LEFT SIDE ELEVA u3�oc ,___ IN WERDEN, POWDER TION I/4" .I.,PREN. PVNNING rnPuuPER Pua,e-,x h „seem$ SOUTHEAST 125" mvema nuP AI E_. ' - ."RE oemAPuort PLxurt cozo,e-1. AD uuwWD Ar [GPI°w°ecs"a�sllm OON P-,ONED, 20 DID ALL X° ° rrt ELL wwemw) PER Al A-n SUPPLIER: MANUFACTURER: MATERIAL' �e�y�m sman a ENP-, °x aewrmaxsPER DIA-4 1 RE , " w,,w. eo*aw my DERPLESPEREPREI P.P.— ewwu.N. mlew RwruoPE P 11/1-+ STONE TYPE: PREPEROTION: SWFLER', "l KL_PREENDSPE mOR ILE R"P10vx°� cone F-' FRE-1315 0 D. Pu wu ImA,o- mEmN DAN vw•c..1..1..m.,eP -,SUWLWPl "P�°�R rrem Ream•."r m 2018-5 �� uEmrs xn rooR s wixoow sws°w[ °, xElcx,iws"rtn is mm",e.mwE INSTALLATION. TEXTURE: �,u_.L'rae ° COLOR: UNEW _ 'A'IF 1 O 8/12/10 00PME RPP P" RED El POPE a "'OKE'. COLOR eu�°a°w COLOR �••-. �• DR.p RETAT—I-oc-art AND PROND LU.AN PION wAm AND ON LEE srci Pm—1 m. xENDER xxmrt � W APPLICATION: �En "c"��.OP,wIF"'PARER�x�'L.°R°ux°t ,�_N,„,,,, ELEVATIONKEYNOTESI STONE VENEER N� C CEMENT PLASTER B ROOFING W.. A 1�J� ELEVATION PLANS ELEVATION PLAN EL'MTI ELEVATION PLAN E'MTI ELEVATION PLAN ELP-NT I 1 36 PA2018-138 3 _ Attachment No. PC 62 Proj ct Plans ti AT LOT CENTERLINE 31 e I ___ - _ �y - MAXIMUM ALLOWABLE HT. 12'-0" 1ryti per. 8�-0" 12'-0" YI 312p �vj JI 8 ��__=-- - - - (SEE SEC-`ION B) w B Q I 12 Y Z m 12 12 a3 \\ < J m W - - NI_ 3 � \\ � I �I - 9�2 a�\ N - - ® 121.02 PIL - - _ __ 121.02 PL ® a I 121.02 PL - _ _- \ 121.02 PL 21 \ - - - - - - - - - - - - - R-30 FOAM \ o_ - - - - - - - - - - - - - \ - - - 120.18 PL o_ - PER E M-1 \ �� _ 120.18 PL I N R-30 FOAM - - - - \ - - - - - - - t - - - - - 12 PER E/M-1 \ 6 - - - - - - - :- \\�\ - - - - - � - - LO II•) 26 \ I 26 29 - - - - _ - 3'-0" \\ 6 I M M I MASTER BATH \\\\\ bks 31 J 22 MASTER MASTER - 2s \\\ BATH \ �/� I WARDROBE BATH BEDROOM 3e 12 \� COED ^ 21 8 a • ^ \\\ a3 \�� � � R-19 BAIT I 21 33 \\ 26 \ \\ R-30 BATT 23 R-19 FOAM \ \ X 5 21 9 26 5 5 PER E/M-1 R-30,BATT g 13 "' 30 \ 5 \ \ law 113.1 FF 113.1 FF _ 113.1 FF 113.1 FF 112.24 PL ' T - - 112.24 PL 112.24 PL =41 \ 112.24 PL, Y - � o c 6 14 - - 6 14 \ 6 I \ 20 22 7 7 23 \\ o I \\ L z, FAMILY 21 DINING KITCHEN C RED 33 LN) R-19 BAT" POWDER �' o, R-19 BATT B ONY 17 M 29 01 19 5 29 ELEV. 9 R-30 BATT 5 TFF R-30 BATT5U 21 1330 H 103.16 FF 103.16 103.16 FF O = 102.08 PL 102.08 PL I - H� - - - - - - - - _ 102.08 PL - - - - 102.08 PLS - - Q N 10 m N 7 m � �z z E-1 N0) ENTRY RY ATH BEDROOM GARAGE a 0 as o � 94.0 TC 3 3 94.0 TC y9 z U 94.0 TC , 94.0 TC J g Q H w 92 5 FF !. _._� - - - - - - - - 92.5 FF yb - - _ __� N \ 2 . _ -- _ - - - - - - - - 140� - ® _. a G 92.5 FF e G 92.5 FF y, ..... Q ® e� - - - ___ _ 91.42 PL X91.42 PL - - -' a �-m - - - - 91.42 PL O91.42 PL - - - - - - - - - - - - - in ® 90.0 REFERENCE _ °z A3 -- 16 --� Lo 90.0 REFE CE ® 90.0 REFERENCE S E C T I 0 N A I / :•: AJ ---- 90.090.0 REFERENCE. N O ------------- MECH \\ 28 46 I 12 \ 3 BEDROCK 31 O \\ 19 PATIO \\\ BEDROCK-''�--__� \ __ ------------------------- _ \ SECTION B 1 /4 \ e \ I I \ yo A REW a a GOETZ 43 \ q "81.84 L 44 43 4 5 I No.618499 44 -`•�.-, 48 _ REN.9-3049 1 Op C 3 39 40 39 r� I �\IiIRIRIRII� i\ 46 z S-4 0 a \ w J K JI zl 2 2 Iz I J _ o' o' O R-30 FOAM >oqr a wg �31 --------------- 34 o PER E M-1 0 8 o_ m R-30 FOAM m a ry0 a l N I PER E/M-1 y / cr'i, I a 11 21 6 25 121.02 PL 121.02 PL - - - _ _ _ \\ 121.02 PL 120.18 PL 120.18 PL - - - - - - - - - - - - - 29 21 \ 12 - - - - - - - - - - - - - - - - - - - - - - _ __ 38 R-30 FOAM - �\ - - - - - - - - - - � 22 22 PER E/M-1 25 \\ 26 26 22 1'-0" \\ 6k 31 3 � 33 BALCONY 23 BATH z xBEDROOM BEDROOM BATH 23 ALCON BEDROOM \\ \\\ ,� � 21 33 z ^ Lo 9 9 5 5 h g R- 9 BATT z3 \ 26 5 N R-19 BATT ZR-30 BAIT 21 23 21 N 30 2g 21 13 R-19 BATF 113.1 FFZ 113.1 FF 13 113.1 FF N 112.24 PL 112.24 PL ® 24 PL _ 15 6 - - - - 14 12 15 U 33 ® ® 33 20 O U Q 17 OVERE 20 LIVING LIVING 20 OVER 15 m _ X J g g CL ALCON ALCO 17 N is 7 a-Lu Q Q w u =j L3 • Y : R-30 BATT z6 R-30 BATF Q 103.16 FF 5 . .-, 30 9 „ �s ' sz sz s� 21 9 30 "' \'J 1� 16 FFS - „ 9 21 10 W 03.16 FF Co 0 16 FF T ® ® ® Z O 102.08 PL 102.08 PL JS PL T Of - - - - ria rz 18 `u ,13 15 I - �- R-19 BATT 15 Q M U fl FAMILY FAMILY 33 23 0 m z0 WQo GARAGE BEDROOM 17 COV RED 17 BAL NY GARAGE zs 33 17 z Z m N� O Z W(Inn, � 3gaaw- 23 ga�mk� 94 x ,db R-30 BATT , _ 94.0 TIC - _ 3 - - 2 FAMILY 94.0 Tc w o 3 9 13 V \I 14 29 9 21 30 M O0 9 30 o�o�x� 3�k31B_ ,. _. , 13 Uzw ~a 92.5 FF 92.5 FF -- - -'� 92 5 FF _ s� 92.5 FF z co qa y NNQ ZJ 91.42 PLii� > Fri 91.42 PL '9Q 1 �' ® - ® ® yy i=x W Z W ® - - - - - - � 91.42PL ..- y ---- - - - - - 91.4 ® w�Uamow -_ > o� 90.0 REFERENCE 90.0 REFERENCES ;E \ gp •O�s - 90.0 REFERENCE w oz C - 16 -0 a°' 14 ww=p��fnx 87 j �9. k 3 �ozww� 46 \ o 22 J�wO� 40 \ 1---------------- 18 BEDROCK _ ATRIUM , \\ ii=m`==-�' 0 PATIO PATIO / EXISTING \\ ------------ ---------- --- - - _ PATIO \ 3s N W o o z B o N. xr 33z \ �aoZaQo 1 i r,45 r 18 L-.-. 49 \ \ may?hYuo w F w M o Z o 1 44 2L L V I \� oS Nom n J 43 43 \\`\ 0 o 0 01A a uo_w�ax 0 0 39 t.. . _ REVISION v' SECTION C 1 /4 1 U I SECTION E 1 /4 46 1. GRADE BEAM PER PLAN 11. ROOF RAFTERS 21. INSULATION 31. LINE OF BEDROCK (MONTEREY FORMATION) 41. RATED FASCIA PER PLAN 2. CONCRETE SLAB 12. CEILING JOISTS 22. 2x4 STUD WALL 32. 5/8" TYPE X DRYWALL UNDER STAIRS 42. SOUND WALL PER PLAN 3. EXISTING GRADE 13. FLOOR JOISTS 23. 2x6 STUD WALL 33. EXTERIOR BALCONY 43. PATIO SLAB PER PLAN 4. FINISH GRADE 14. BEAM 24. CRIPPLE WALL 34. BUILDING ENVELOPE LIMIT LINES VARIES - SEE A-4 FOR COMPLIANCE 44. PERF. PIPE & GRAVEL PER DETAIL JOB NO. 5. FINISH FLOOR 15. HEADER 25. OVERHANG 35. THIS AREA OPEN TO EXTERIOR 45. WATERPROOFING PER DETAIL 2018-5 6. TOP PLATE 16. RETAINING WALL 26. FASCIA 36. CHIMNEY BEYOND 46. CASSION BEYOND DATE 7. HEADER HEIGHT 17. HANDRAIL 27. 80 SQ. IN. HIGH & LOW VENTS TO FAU 37. SLOPED HEIGHT LIMIT 47. FOOTING PER PLAN 4/22/19 8. ROOF SHEATHING 18. STAIRWAY 28. EXTERIOR FINISH 38. FLAT ROOF/ DECK HEIGHT LIMIT 48. ELEVATOR PIT (CONFIRM WITH MFGR) 9. FLOOR SHEATHING 19. DOOR 29. DRYWALL 39. RETAINING WALL FTG IN BEDROCK 49. MINIMUM DEPTH INTO BEDROCK 10. PLYWOOD SHEAR PANEL 20. WINDOW 30. ROOF DECK FLOOR SHEATHING 40. SAND / GRAVEL BASE PER PLAN 50. TEMP. CUT PER CIVIL S4 SECTION KEYNOTES A SECTIONS SEC-KEY 21 OF 37 PA2018-138 Attachment No. PC 6 - Project Plans CORONA DEL MAR, ORANGE COUNTY, CALIFORNIA BOUNDARY & TOPOGRAPHIC SURVEY Z 0 for 358 DAHLIA PLACE CORONA DEL MAR CA 92625 a a BAY SIDE DRIVE SITE� O � FeRN�AFRgMp �� ALLEY NOT TO SCALE ®WV J W >Q Z Q Q ®WV O 5 2.5 0 5 10 EXISTING CURB Z o& GUTTER SALE INch FEE BAY 0.85)TC (51.37)TC1nft. PCC (50 8g)FL ¢ JZ OCEAN BLVD. PCC // / VICINITY MAP EXISTING CURB (49 48)10 / EXISTINGK / SQFN� THOMAS BROS. MAP PAGE 919-E2 & GUTTER48.95)FL G / SIDEwAL fk I ( pC R & GU NG CUR CC (S2 S FR B o 1.60', (S2 04)FCC (47 201C (47.49)FL POC Vol' BROADWAY (46.66Y1 RIGHT o ARIGHT OF WAY 4730 / 6 / � O-I- / 5ti C F/dc 4 SFR h Os \ - _ - - - - - - OH - - - - - - _ (S3 53 C o\ / - - - -\-�---�-�--\--- - -I�I _ - -__-__- -_---_-- ---o- _-----_ -- -- --_°� J - --- -- --�--�I-_�-- -I_-___ _ _ _ -- - - _- -_ T° J - - T-° �O rJpH -OH _ - - - - - - - - - - - - - - - - - - - - - - - -51.0 (51 .0) 55.0- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -55.0 - - - - - -TOE - - - - _- - - -- --) - - - -55.0 - - _ _ _ _ _ - - - - _ _ _ _ _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - � - - - - - - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ' - - - - - - - - - - - - - - - - - - -I56.34- - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - -I - - - - - - - - - - - - - - - - - - - - - - - - - - _ _ _ _ _- _- _- _- - - - - - - - - - - - - -- -- -_ _ _ _ - - - - - - - - _ -g0.0- - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ 60.0- - - - - f - - - - - - - - - - - - - - - - - - - - 14974' jci _60.0- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 47.02' - - - - - - _ - - - - - - - - - - - - - - - - - - - - I - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - _ _ - - - - - - - - - - - - - _ - - - - - - - - - - - - - - - - - - -------------- - - - _ - - _ _ -_ -- -- -- -- -- -- -- -- - ----- - -- _-_-- -- -- -- _- -- -- -- _-�l1I _-- 6-5.0----- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - - - - - - - - - - - - - - - - _ _ - - - - - - - - - _ - - - - - - - - - - - - - . -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ _ - - - - - --------------- ----- - - - - - - - - - - - - - _ _ _ - _ _ _ _ _ ------ ----_ _ - - - - - - - - - �- - - - - - - - - - - - - - - - - - __ _ - ------- _ _ - - - - _ 70.0- 1 -7 0.0 - - - - - - - - - - -70.0- - - - - - - - - - - - - - - - _ _ - _ - _ _ - - - - - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I - - - - -�5 - -75.0- - - - - -75.0 - - II % ' - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -II -_ - - - - - - - - - - - - - - - 36 PALM _ - - - - - - - - - - - aoo� , ' � , ; � � _ � � , ; - - - S50°00'00"E 81 .00,- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ _ _ _ =7t4;� 80.0 - - -(F4) (79.2) - - (791) _ - -FG - - - - - - - - - - - - - - - - - - FG - - - - - -80.0- - - - - rFG [80.0] 5.50' _ - - - _ _ - - - _ � - - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - �� � - - - - - -85.0 - - - - - - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -(82.3) - - - - FG 17.13' 0- -- -85. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 85.0- - -2447' - / - -6 - - - - - -26.05' - - - - - - - - - - _ - - - - - - - - - - - - - - - - - _ - - _n _ 1 _ _ _ - - _ - - - - - _ - - - - \ `�g`JQ - - _ _ _ _ g001 - - - - - - - - _ _ [86.8] \ 2X30" �� - - 89.0-���OQ - - - - - - - - - - - - -�59 - - (88.0 7.69'FG \ _ _ _ - - - - - - - - DECIDUOUS _ _ / - - - T°O OJ \I - - - - - - - - ' - - - \ \ \ \ \ \ \ \\ \ \\ \ \ \ \ \ 4.00' G 6J 9 TSS. [88.0] \ \ Q O0 °o J \ / -90 .S - - 90.0- - - - - - G _ - - - - -�.P( 90.0- - - - - - - - J \\\ \ \ \ \ \ \\ \\ \\ \\ \\ \ \�. \ J �[88.5] \ \ 0.92' \ FL T (90.7) \ 2. 0 FG \ 0 \ I \ PARCEL 1 /O \ (91 .1 ) \ / [9F0.3] \ 1 STORY COVERE \ /J I FG RESIDENCE w \ _ \ D \ \ N \PATIO / \ 1 STORY \\ \ 1.27 \ 107.2 I \ (106 0 \ TOP PEAK CD YTRESIDENCE PEAK RESIDENCE 106.0 \ 3 STORY \ CD \// \ \ RESIDENCE 34.91' - EF=91 . 9 TOP PEAK (91 .4) 3 \ \ p \ \ FG I\ z I \ \ \ CD I \ [88.9] c90AJ FL \ \ / (91 .7) [90.7] I \ FG FG I \ \ PCG FG g0 (91 .0) �I \, O \ (91 .8) I \ \ L FG FG FG I \ 117.6 4.00' I \ TOP PEAR V RETAINING \ \ WALL 91 p 1 r \ \ \ \ \ \ \ \ \ \\ FC (9FG8) (gFG_ ) <G �� G / 93.83) X19 - HB FS S J Lg 6.06' ° (94.24) \ 9.61, FSFS _ r9 / \ \ \\ \ \\ \\ \ \ \ \ \ \ \\ \ \\ [89.7] I - - - __ - - - - __/_ _ -/J !/ 17.24' (93.98) (93.1 13 FS \ i - - -93.0- - �1 .81' (9-7 FS -L I (91�82)INV - - - - (93.41 0� 93.63) - - - - - - - - - - - -OH- - - - - - - - - - OWM - aWM \930 I 10"SD DWM - - - I FS FS - _ -�_ OH- - - - oCATV y r9 1. 2. 1. 2. (93.27) /(92.79)TG 0 FS Q �S�RO Q \\\\\\\\\\ \\\\\\\\ \\ , �- \ [ ] ��° oW z � N50°00'00"w 81 .00' ALLEY z � \ 90.5 (93.09) 3.65' / 9 \ F- 9S w FS FS �gFs I w \\ wo PARCEL 2S 6Jwo A� THE LEGAL DESCRIPTION AND SCHEDULE B EXCEPTIONS SHOWN HEREON ARE REFERENCED TO PRELIMINARY I J // i - - - oCATV TITLE REPORT PREPARED BY CALIFORNIA TITLE CO. ORDER NO. 420-1587556-12, DATED JULY 1, 2014. 3 STORY _ _ _ CONDOMINIUM LEGAL DESCRIPTION: \ 1. 2. OCATV I�2ND FLOOR OVERHANG - PARCEL 1: _g4.0' THOSE PORTIONS OF LOTS THIRTEEN (13) TO EIGHTEEN (18), INCLUSIVE, IN BLOCK TWO HUNDRED THIRTY-ONE (231) OF CORONA DEL MAR, AS \ 1 PER MAP THEREOF RECORDED IN BOOK 3, AT PAGES 41 AND 42, : F MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY, TOGETHER \ - 04 WITH A PORTION OF THE ALLEY IN SAID BLOCK WHICH WAS VACATED AND ABANDONED BY RESOLUTION NO. 366 OF THE BOARD OF TRUSTEES \ 7, / 7, OF THE CITY OF NEWPORT BEACH, DESCRIBED AS A WHOLE AS FOLLOWS: \ COMMENCING AT THE INTERSECTION OF THE CENTER LINE OF DAHLIA AVENUE AS SHOWN ON SAID MAP, WITH THE SOUTHEASTERLY EXTENSION EXISTING/ AC C93 OF THE SOUTHWESTERLY LINE OF LOT 1 IN SAID BLOCK 231, AND RUNNING THENCE NORTHEASTERLY ALONG SAID CENTER LINE, 200 FEET; \ �S DRIVEWAY FS 2�J 2 STORY THENCE NORTHWESTERLY, PARALLEL WITH THE SOUTHWESTERLY LINE OF LOT 13 IN SAID BLOCK, AND THE EXTENSION OF SAID LINE, 104 FEET I \ CONDOMINIUM THE TNOR HWESTOEIRLYHE TRUE PNTOINEEOF DAHLIGINNING �FAVEN E,THE AS SHOWN ON SAIDCMAP DARY OF THE PAREL OF70AFEDEDTOTIHELNESCED ORTHEASTERLY LINEOOF LOT 17HEEIN; THENCE N TO SAD BLOCKITH I I \ 231; THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE, AND THE EXTENSION THEREOF, AND ALONG THE NORTHEASTERLY LINE OF LOT 18 IN SAID BLOCK, 81 FEET TO A POINT WHICH IS 28 FEET NORTHWESTERLY FROM THE MOST EASTERLY CORNER OF SAID LOT 18; THENCE SOUTHWESTERLY, PARALLEL WITH THE NORTHWESTERLY LINE OF THE VACATED ALLEY IN SAID BLOCK, 70 FEET; THENCE LINETYPES SYMBOLS ABBREVIATIONS SOUTHEASTERLY, PARALLEL WITH THE SOUTHWESTERLY LINE OF LOT 14 IN SAID BLOCK, AND THE EXTENSION OF SAID LINE, AND THE BENCHMARK SOUTHWESTERLY LINE OF SAID LOT 13, 81 FEET TO THE TRUE POINT OF BEGINNING. ORANGE COUNTY DEPARTMENT OF PUBLIC WORKS BENCHMARK NO.3K-28A-68 PROPERTY LINE QS SEWER MANHOLE BW = BACK OF WALK RESERVING THEREFROM AN EASEMENT FOR INGRESS AND EGRESS, TOGETHER WITH THE RIGHT TO INSTALL, USE AND MAINTAIN PUBLIC UTILITY ELEVATION = 40.282 FEET (NAVD88). BENCHMARK BEING A 3 3/4" OCS ALUMINUM - CENTERLINE 0WM WATER METER FF = FINISH FLOOR SERVICES OVER, UPON, ALONG, ACROSS AND UNDER THE SOUTHEASTERLY 60 FEET OF THE SOUTHWESTERLY 7 FEET THEREOF. BENCHMARK DISK STAMPED "3K-28A-68", SET IN THE SOUTHEASTERLY CORNER OFA FG = FINISH GRADE 4 FOOT BY 3.5 FOOT CONCRETE CATCH BASIN LOCATED IN THE NORTHEASTERLY - - - - - - - EASEMENT LINE ®WV WATER VALVE PARCEL 2: CORNER OF INTERSECTION OF BAYSIDE DRIVE AND CARNATION AVENUE, 19 FEET FLOWLINE aGM GAS METER FS = FINISH SURFACE AN EASEMENT FOR INGRESS AND EGRESS, TOGETHER WITH THE RIGHT TO INSTALL, USE AND MAINTAIN PUBLIC UTILITY SERVICES OVER, UPON, NORTHERLY OF THE CENTERLINE OF CARNATION AND 48 FEET EASTERLY OF THE - -10"S(VCP)- - - EXISTING SEWER LINE TO = TOP OF CURB ALONG, ACROSS AND UNDER A STRIP OF LAND DESCRIBED AS FOLLOWS: CENTERLINE OF BAYSIDE. MONUMENT IS SET LEVEL WITH THE SIDEWALK. � EXISTING POWER POLE TG = TOP OF GRATE - - - 2"G - - - EXISTING GAS LINE a HB HOSEBIB TW = TOP OF WALL BEGINNING AT THE MOST SOUTHERLY CORNER OF LOT 1 IN BLOCK 231, OF SAID CORONA DEL MAR, AND RUNNING THENCE NORTHEASTERLY BASIS OF BEARINGS - -24"SD(RCP)- - EXISTING STORM DRAIN LINE EXISTING PALM TREE INV = INVERT ALONG THE NORTHWESTERLY LINE OF DAHLIA AVENUE, 193 FEET; THENCE NORTHWESTERLY, PARALLEL WITH THE SOUTHWESTERLY LINE OF LOT THE BASIS OF BEARINGS FOR THIS PROJECT IS THE CENTERLINE OF DAHLIA AVENUE - - - OH - - - EXISTING OVERHEAD LINE 13 IN SAID BLOCK 231, AND THE EXTENSION OF SAID LINE, 125 FEET TO THE CENTER LINE OF THE VACATED ALLEY IN SAID BLOCK; THENCE BEING N40`00'00"E PER RECORD OF SURVEY BOOK 187 PAGE 48 PER THE OFFICIAL SIGN SOUTHWESTERLY ALONG SAID CENTER LINE, 125 FEET; THENCE NORTHWESTERLY, PARALLEL WITH THE SOUTHEASTERLY EXTENSION OF THE RECORDS OF ORANGE COUNTY. 0 EXISTING WOOD FENCE SOUTHWESTERLY SOUTHWESTERLY, LALONINE OGF SAID LOT 6 IN OCNORTHWEDSTBELRLYK LINE, 4 FEET;231, 7 FEET TTOHENCE NORTHTHE NORTHWWESTERLY,ESTERLY LIPARALLELNE OF SAIDWITH C HTE DSOUTHWES ERLYELINE OF SAID ----------- SETBACK LINE oCATV CABLE TV PU ENT gEO C L SUq`f` LOT 6, 7 FEET; THENCE NORTHEASTERLY, PARALLEL WITH THE NORTHWESTERLY LINE OF SAID VACATED ALLEY, 143 FEET; THENCE DATE OF SURVEY - - -90.0- - - EXISTING CONTOUR O FOUND MONUMENT ���Q� ALTS SOUTHEASTERLY, PARALLEL WITH THE SOUTHWESTERLY LINE OF LOTS 14 AND 13 IN SAID BLOCK 231, AND THE EXTENSION OF SAID LINE, 139 DATE OF FIELD SURVEY: JANUARY 03, 20180 FUTURE MONUMENT �^ FEET TO THE NORTHWESTERLY LINE OF SAID DAHLIA AVENUE; THENCE NORTHEASTERLY ALONG SAID NORTHWESTERLY LINE, 3 FEET; THENCE (90.0) EXISTING SURVEYED ELEVATION TO BE SET L.S. 7259 SOUTHEASTERLY ALONG THE SOUTHEASTERLY EXTENSION OF THE SOUTHWESTERLY LINE OF LOT 15 IN SAID BLOCK 231, 50 FEET TO THE [90.0] ASBUILT SURVEY ELEVATION * EXP. 12/3168 SOUTHEASTERLY LINE OF DAHLIA AVENUE; THENCE SOUTHWESTERLY ALONG SAID SOUTHEASTERLY LINE, 210 FEET TO THE MOST WESTERLY SITE ADDRESSES PROPERTY OWNER CORNER OF LOT 2 IN SOUTHWESTERLY LINE BLOCKOF 2 OF SI FEET TO THE POINT MAR; THENCEOF NORTHWESTERLY ALONG THE NORTHWESTERLY EXTENSION OF THE 358 DAHLIA AVENUE ANDREW GOETZ �r9TE0FCAL Owner update OS-16-18 CORONA DEL MAR, CA 92625 2855 E. COAST HIGHWAY, STE. 234 EXCEPTING THEREFROM THE PORTION INCLUDED WITHIN PARCEL 1 DESCRIBED ABOVE. CORONA DEL MAR, CA 92625 SEAL BM update 03-08-18 St. Name 01-10-18 EASEMENTS: ASSESSOR PARCEL NUMBER (949) 673-3152 Added dims. 01-04-18 APN 052-021-02 01-04-18 O AN EASEMENT FOR INGRESS AND EGRESS AND INCIDENTAL PURPOSES, RECORDED # PREPARED FOR �+ OCTOBER 3, 1942 AS BOOK 1163, PAGE 342 OF OFFICIAL RECORDS. ANDREW GOETZ Cornerstone SHEET AREA 2855 E. COAST HIGHWAY, STE. 234 Land SUrVeyh1g 1rIC. BOUNDARY & TOPOGRAPHIC SURVEY 1 2D AN EASEMENT FOR WATER PIPE LINES, MAINS AND INCIDENTAL PURPOSES, FT 670 S0 5, . . CORONA DEL MAR, CA 92625 M:M 1;,.NOB PLACE urA.ropnyaVc•au.ary•G� G:�•eR1, � 358 DAHLIA PLACE OF RECORDED JULY 9, 1943 IN BOOK 1197, PAGE 352 OF OFFICIAL RECORDS. 0.1302 Ac. (949) 673-3152 vEltC,1 92570 CORONA DEL MAR CA 92625 1 0 -INDICATES -INDICATES EASEMENT PLOTTED HEREON IT 51-7i5(i-U:'.00 FILE LOCATION: C:\J06S\77-335\335-T0P0.DWG JN17-335 zu 0- L A 1 I.... .......... .......... .......... .......... .......... .......... ........... ........... 42'-0" LF d'zn engineering 9 9 I 166 MATISSE CIRCLE 5 = 0.550 ALISO VIEJO, CA 92656 79.0 TEL: (949) 305-8920 �0 RIM ;ELV. CONSTRUCTION NOTES., CLIENT: L ........ ....... , .... . ..... ...... \ 0 23.86 LF F � � ON 51TE: PREYN 5 = 0.020 IF �tN \ 2 O GOETZ, TO PRIVATE 5EI'✓ER FURNISH 8 INSTALL 4" SEWER LATERAL WITH CLEANOUT PER CITY OF NEWPORT BEA(H STD 406 L ......... . ... ......... .......... .. ...... .... ........ .. ....................................... G WITH BEDDING PER CITY OF NEWPORT BEACH STD 106 L O INSTALL PER PROFILE NELA ARCHITECT A. FURNISH d INSTALL 8" PVC SEWER PIPE WITH BEDDING PER CITY OF NEWPORT BEACH 5TD-106-L TIE IN NEW 8" PVC SEWER PIPE TO EXISTING 5EWER MANHOLE PER CITY OF NEWPORT BEACH STANDARD. \ �� 2855 E. Coost Highway, Ste. 234 .......... ........... ............ ........... ........... ........... ........... ........... ........... ........... ........... ........... ........... ........... ... ........... ........... ........... ........... ........... .... ......... � � ........... ........... ... Corona del Mar CA 92625 69 5 I I EXISTING GRADE. 23 11 SHEET TITLE INVI LINA 12 EXISTING CITY STANDARD MANHOLE PROTECT-IN-PLACE. HORIZ : I" = 10-0" 3 EXISTING 6" SEWER PIPELINE PROTECT-IN-PLACE. \ VERT : I" = 5-0' ... ............................................................................. ................................................................................................. . ......... 21 REMOVE EXI TING (ABOVE GRADE) b" SENER PIPELINE. 60 \ 22 REALIGN SEWER LATERAL FOR ADJACENT LOT PER CITY STANDARD. 23 FURNISH d INSTALL 8"x4"" PVC SEWER NYE FITTING WITH BEDDING PER CITY STANDARD 5TD-106-L PER PROFILE LINE B. tu ..:......................................................................................................................................... ................................... ..... --- - --- ----- O REMOVE EXISTING SEWER LATERAL FIELD VERIFY EXACT LOCATION .... 24 tu 0 i .......... .......... .................................................... ... ........ ...... ..... .................................... ........ .......... ........... ........... 'X--- O 50 �0 WEn 11 >t/- 56.33 LF 48.0 srj \ s = 0.020 ..............................................................i...................:...................:......................................'.......... ......;.... . ......;....................................;............ /._. .............,..........................................................,.-_..............,.............................- ........ ....... ..<..._............................;...................;......................................._ ...............;...................;...................;......._ .................................................................................. ....................................... INV. : — = — = �� WE 2tu 0' 7ke to LINE G... ....... ....... ..... ....... ........ ...... .. ......... ....LINAERT - 5HORIZ : I 10 Q" V I '-0" HORIZ : 1 10-0' VERT f' = 5-01 �.... �.... .... ......... . .. ...................- . ..................................................................... .. . ...................................................................- .. . ................................... 0 a0 40 60 �0 00 40 60 .. .......... 0 79.0 1 RIM ELEV. ;� PROJECT-ADDRESS (TYP TO 5) 358 Dahlia Place, Corona del Mar, CA 92625 BENCHMARK E EXISTING CURB OKE r i BAYgID kGUTTER �F 50. )C 35 FL PCC 60 B6 FL PCC CURB ggs.%,X_� tiER 49.4810 EpVNAL / fW4M k 4895 FL 40EWALK fXisn / PCC / 1.3- ' _ _ _ 4•�NG�R � � �6D✓ 3 1 41.201L 414q FL � 66.66)FL / / A7 30 � BOX �RIGHTAOWAWAY / cL PCC / �LC <�f / 2 , , , _ ,\\0 2 LINE_II/�I U 1 }.� 10'54 USC BASIS OF BEARINGS rf I U3 TIT IN roE �_ _ _ —_ __� --= j N � 4__ — — _ l LINE_IIBII Y == A_ _—_�_ —_ __ __ _ —____- - - _ - - - - - - - - o�� ��� 69.5 Z INV. / � APN: 049-081-13 — 2 THESE PLANS WERE PREPARED — — — — — — — — _ _ - — — __ _— — = _ — _ _ \\ UNDER THE SUPERVISION OF: 68.50. m _ _ 23 ['D' oQ�� _ 3 INV.68.5 Q A N-88 23 _ — -i L 0 ' ��� EXP. 3v19 _ __-= 2- L = i.PQRQS1QbT�WNFI' SWALE PER DETAIL 1/C-3 21. NEW CURB PER DETAIL 16/C-3 41. LOW LANDSCAPE WALL SEE 13/C-3 x Attachment No. PC 6 - Proj ct Plans 2. EARTHEN SWALE PER DETAIL 2/C-3 22. GUTTER 42. GAS SERVICE IN WALL CABINET TC = TOP OF CURB ELEVATION = SPOT ELEVATIONS FG = FINISH GRADE ELEVATION 1. SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY SOILS REPORT: SOIL BEARING VALUE AT 2000 PSF LOT AREA 5670 SQ. FT 3. 3" DIA. PLANTER DRAIN NDS ATRIUM #75 PER DETAIL 3/C-3 23. ALLEY 43. NEW SEWER LATERAL & COTG-CITY STD. 406-L (SEP PERMIT) xx.xx TG = TOP OF BASIN GRADE TG = FINISH GRATE ELEVATION FS = FINISH SURFACE CORNERS OR OFFSETS BEFORE START OF GRADING COAST GEOTECHNICAL INFILITRATION 4. 4" DIA. DECK DRAIN NDS1212 BRASS PER DETAIL 4/C-3 24. PARKWAY 44. NEW SEWER LATERAL AND COTG FOR 348 DAHLIA PLACE DATED: 4�2�2018 (W.O. 552718-01) 5. CATCH BASIN PER DETAIL 5/C-4 25. EXIST. FULL WIDTH SIDEWALK PER CNB 180-L 45. ELECTRIC METER (36" CLEAR LEVEL PAD IN FRONT) xx.xx INV INVERT FF = FINISH FLOOR " 26. DRIVE APPROACH & APRON CNB STD. NO. 163-L = FLOW LINE ELEVATION 2" SCOPE OF GRADING - 36" OVEREXCAVATION & 6. 46. NEW 1" WATER METER PER CITY STD- 503-L SEE 7/C-3 L TW = TOP OF WALL RECOMPACTION OF UPPER AREA PRIOR TO 1200 WEST COMMONWEALTH., FULLERTON, CA 92833 STRUCTURE FOOTPRINT 2427 SQ. FT 7. 4" PVC DRAIN SDR. 35 1% MINIMUM SLOPE 27. THRU CURB DRAIN CNB STD. NO. 184 L 47. EXISTING 6" PVC SEWER - SEE C-4 FOR MODIFICATION GB = GRADE BREAK PH: 714.870.1211 FAX: 714.870.1222 ALLEY 567 SQ. FT 8. LINEAR DRAIN PER DETAIL 8/C-3 28. ELECTRIC METER (36" LEVEL PAD IN FRONT) 48. EXISTING WATER SERVICE TO BE CAPPED AND ABANDONED 12" OVERCAVATION & RECOMPACTION BELOW LOWER PAD 9. ROOF OR DECK DRAIN TIE-IN PER DETAIL 9 C-3 29. NEW UG SERVICE TO ELECTRICAL METER ® SEWER LINE ® GRATE SEE PAGE 2-4 OF SOILS REPORT HARDSCAPE AND STEPS 624 SQ. FT / 49. EXISTING STORM DRAIN TO REMAIN 5. GRADING QUANTITIES: 10. RETAINING WALL PERF. PIPE PER DETAIL 10/C-3 30. RETAINING WALL PER FOUNDATION PLAN 50. EXISTING CATCH BASIN TO REMAIN DRAIN LINE = PROPERTY CORNER TOTAL CUT 840 YARDS IMPERVIOUS TOTAL 3618 SQ. FT. ® 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS 11. TOP OF SLOPE 51. EXISTING STRUCTURE TOTAL FILL 170 YARDS 12. TOE OF SLOPE 31. 1 1/2" MAX STEP AT OUTSWING DOOR DEEPER THAN 5'. 32. PLANTER AREA 52. LINE OF FLOOR 1 ABV. GRAVEL BACKFILL 600 YARDS GRASSCRETE 503 SQ. FT 13. NATURAL GRADE PERCOLATION PIPE 33. HARDSCAPE AREA 53. NO WORK THIS AREA FINISHED CONTOUR DRAINAGE LINE (3" P.V.C. 160 LINEAR FEET PLANTERS AND LANDSCAPE 1509 SQ. FT 14. EXIST EET FL 34. PATCH A C AT ALLEY 54. EXISTING POWER POLE 4. FOUNDATION SIZES, DEPTHS, AND REINFORCEMENT ARE SCHEDULE 40, SDR 35 15. 2% SHEET FLOW / PER DETAIL 18/C-3 LLLLLLL - - - - PERVIOUS TOTAL 2052 SQ. FT. 1 35. EXISTING TREE (PROTECT IN PLACE) 55. EXISTING SUPPORT WIRES LLLLLLL GRASSCRETE EXISTING CONTOUR DESIGNED PER SOILS REPORT. 1% SLOPE) U.N.O. M M 16. GRASSCRETE PAVING SYSTEM PER DETAIL 7/C-3 36. 2 ROWS OF SAND BAGS LLLLLLL 17. GRADE BREAK PER DETAIL 12/C-3 56. 3' TALL ROLLED CURB PER DETAIL 27/C-3 MASONRY WALL PLANTER DRAINS 10 I"1 � 37. UTILITY TRENCH PER DETAIL 15 C 3 PER DETAIL 21 C 3 18. DRAINAGE FLOW LINE 38. BUILDING LINE / - 57. NEW PROPERTY LINE WALL / - HARDSCAPE FLATWORK DRAINS 10 (0 (0 19. HIGH POINT 39. BIO-RETENTION 58. NEW PROPERTY LINE WALL PER DETAIL 22 C-3 - • - • - PROPERTY LINE LINEAR DRAINS 16 FEET PER DETAIL 26/C-3 / 20. TERMINATE PERF PIPE DRAIN THRU WALL ON TO PLANTER 40. STEPS ON GRADE 59. DRAIN LINE FROM BALCONY PER P-1 CATCH BASIN 1 � � PER DETAIL 19/C-3 60. 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I ��" , I I , f 1 , I , I I I I I , I I J N W to p " 6^ IJJJJJJJ4 _ J_pJJJJ - IIJJ JJ JJJJJJJIJJJ_II I (� 1 I 1 I I I I I I I I I I I I Z W_N Z[Y \ ,S. �- 1 IJJJJJ J JJ-JJJJ III JJ JJJJJJJJJJJ L �(;, I I I I I 1 1 I 1 I 9 I I I I I I , I I I , , I \ 3 a a w- 0 : - F I I I I I I I I 1 I I I I I I I I I I I I I I I ` gg0 - \\ L F 19 5 1 . I 1- I` "" I I 1 I I II I I I I 1 I I I . A PAROL A SHALL BE RECORDED. THE MAP SHALL BE PREPARED aUWGw ti I I I I I I 7 I I 1 1 I I I I I I ; I I I I I , I I Zw mew JJJJJJJJJJJ JJJJI 1,J JJ_JJ JJJ JJJJJJJ I I I I ; I I I ; I ; i ON THE YA ORNIA COORDINATE SYSTEM (NAD83). PRIOR TO owo 3� IIJJJJJJJJJJJ JJJJI '.: IJ JJJ JJJJJJJ 1JJ_I "- �, I I I O 1 'IJJJJJJJJJJJ JJJJI IJ JJJ_JJJJJJJ 1JJ_I,' " 4 I I I I I I I .�O .I 1 1 1 1 1 1 1 I I I I I 1 I I I I I I I F \ �p�' -IIJJJJJJJJJJJ JJJJI IJJ JJJ_JJJJJJJI JJ_II I I RECORDATI OF THE MAP, THE SURVEYOR�ENGNEER PREPARING THE = W 0 2O I I I I I I I I I 1 S I I \ I ry I , �" `"' - ,( ': :IIJJJJJJJJJJJ JJJJI :'SIJ JJJ_'JJJJJJJIJJ_I :y � I I I II I � 1 I 1 1 I , , I I , , I I I , I MAP SHAL UBMIT TO THE COUNTY SURVEYOR AND THE CITY OF o W�,I-� of IJJJJJJJJJJJ_JJJJ I - :, IJ JJJ_JJJJJJJ 1JJ_II pJ \ry v I I I I I I I 1 I I I I I I I I I I I I I U W - 1 ` 3a ;. 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'3' , I I I \'��I I I I I I I I I I I I 1 W U Z O0= , - ;-'. IJJJJJJJJJJJ JJJJI r- IJJ JJJJJJJJJJJ JJJ_( - A 1 \ I I I 1 1 1 1 I 1 THE A TO BE SUBMITTED TO THE CITY OF NEWPORT BEACH SHALL \ I ':. IIJJJJJJJJJJJ JJJJI ""IJ JJJJJJJJJJJ- -, - - - - - - - - - - yI - - - - - - - - - - I I I I 1 I I 1 ' I 1 I 1 I I I 1 1 1 I 1 I I I I I I I I I I I I I I N H Q SETBACK I I IJJJJJJJJJJJ_UJJJ 11J JJJJJJJJJJJJJJ_I - (90)- I I I I 3 ^ ' COM WITH THE CITY'S CADD STANDARDS. SCANNED IMAGES WILL w W Q� _ I IJJJJJJJJJJJ.IIJJJJ :.:IJJ JJJJJJJJJJJJJJ_I{ I I I I I JJJJJJJJJJJ IIJJJ) :.,'IJ JJJJJJJJJJJJJJ_ ( I I I I I I I 1 I I I I I , I I 1 [LOW 1i w 0_ ,C9 1 _ IJJJJJJJJJJJ'IJ JJJJ ,-_IJJ JJJJJJJJJJJJJJ_I 1% I 1 I I I I I I , I O� I I I I I I I I I , NOT ACCEPTED. > �, 04 °O ,L O OI"` " IJJJJJJJJJJJJIJJJJ " .I IJ JJJJ c JJJJJJJ_' 11 111 I I I I I I I I I I J O_a H IJJJJJJJJJJJ.IJJJJ .. 11J JJJJ_V%1JJJJJJ_I & I I I I I I I I 1 I I I I I I I I I I I I 1 W \ -.:IJJJJJJJJJJJ�IJJJJ : JJJJ �JJJJJJ_I I I I I I I I I I 1 I I I I I I I I I I , I to d�ON M-� \ IJJJJJJJJJJJJIJJJJI : "I 1 UJJJJJJJJJJJJ_ -- _� 1 I 1 I I I I I ; I ' ' I I I I I I I I J I I I I I I 1 I ' I 1 I 1 ' 2. PRO TO RECORDATION OF THE PARCEL MAP, THE SURVEYOR wX I-=ww \ - 5% IIJJJJJJJJJJJ JJJJJ ,_.,1 JItJ IJJJJJJJJJJJJJ_I� ll B I I I I I I I I I I 1 W W Q , `�1 I " IIJJJJJJJJJJJJJJJJI JJJJJJJJJJJJJJ_I 1 .`� :. 1% I 1 1 I I I , I I , I 1 I 1 1 1 1 I 1 1 1 1 I I , ; I I I I 1 I I I I 1 P ARNG THE MAP SHALL TIE THE BOUNDARY OF THE MAP INTO THE a=m=azo °J" G G I 1 I I P I I O UI Lo r`�` I 9 I I I 1 I 1 ' I i i I i i I i i I 1 i i I IZONTAL CONTROL SYSTEM ESTABLISHED BY THE COUNTY SURVEYOR N wooer 5UO F F7 e 19 Opp g o ' I I I < I ❑ I 1 I I I A MANNER DESCRIBED IN SECTIONS) 7-9-330 AND 7-9-337 OF r o W Z � 1 'J , , 9'`ti - 1',_.- - �'I„_ - - - L - - - - - - - - - - - i - - - - I I I I I 'I ,- ':I 32 1 I I 1 I I I I I I I I I I I F 0_m 1 E ORANGE COUNTY SUBDIVISION CODE AND THE ORANGE COUNTY 1 h- : :- " . :.'. - :, :;., ' "-: r- ' " _.-,. ,;: , .s� -. I :.:i i .';. I i .i 1 I I I I , 1 I I I I 1 I I I 1 I 1 I UBDIVISION MANUAL, SUBARTICLE 18. MONUMENTS (ONE INCH IRON wm,ymozo z :. . : i'.-', , 4 - I ::. ✓ 5. -:_ .0 ., '. F t 1 I I I I I I 1 I V) w H lr 0_0 0 - y F 8 '. 1 1 i i IPE WITH TAG SHALL BE SET ON EACH LOT CORNER UNLESS o= -- \ , .'.,' ., - .i: .. . .: .9 4J .':9 . . ,.. .t. : , 4 40. : : ... . ' ` ' .a 40 'I ' -.'L':" I I - F 0 38 1 , p0 APP'VD BY THE SUBDIVISION ENG'R. MONUMENTS SHALL BE PROTECTED o� N 1 :.. - +. i'.t. .. :.' ., - .: ,, , .: J:' S 33''. . .: f.' I I..,. 1 . .i :.: , I I 1 I I 1 I I 1 I I I I I I - V) -J . , ii ..�19.. _. . . S T , : ,;,9 / . , : .•.. , S...r 1' I'::,"S. L 1 I I I I I 1 p?-Z2Qm� 1 . may,.. .,, : ,� ,.. :. :.. ti .❑:- , , .:.: -. :_,:= I. ` ; .I <: 'L . . ':I:'; .•''.,,' I I I 1 1 I 1 I 1 I I I I I I I 1 IN P IF INSTA PRIOR TO OMP TION OF TH PRO) T. UTILITY , ' ;: , ' s :, c, e' -ti L _i:'I , d ` I 1 1 1 I I I I I I I LACE LLED C LE E EC o a g w \ .., . 9 ., G : .'�I 1,.-f9 _ .._, `I 1 I i 1 I 1 1 1 � o :;-.. :. .e U Z. ., : - , . " ,:.<_'� 'l `. I - I F 1 I I I I V1U[L Ii F[1 V1 8 S EASEMENT - ;,,---__-_: ¢ , _ .__T� , . , . 'A 0' o EW1 MAIN UN ER ALL IMPROVEMENTS SHALL BE CONSTRUCTED AS RE UIRED BY \ - / I... ,. .J . . '7:, '. �� �' \\� ,.. . -. `:..':I ,6 \\� .I 1 , ; I "'!.[.) I / T I IN 1 1 I I I I 11 Q U :; ;.; r :.�,.'"m io ;:�. 'l,' .4O /0� : ':'o' -! � h ..I ' ! 'I I I '"S V �' ( SEPARATE RE JEW 1 1 1 1 1 1 1 I I I ' I I I I I �, > . " E II 0� IL:._ I� w �, L I I ORDINANCE AND THE PUBLIC WORKS DEPARTMENT. '� I� . ,1. ` I I I I I I I 358 DAHLIA 1 3 I AND( APP OVgL I I I I I I 1 I I I I I I I I 11 REVISION �/ 21- ' ' o- I o1 41 I II I1 , 1 1 I 1 1 1 I 1 I 1 I 1 I 1 4. EACH UNIT SHALL BE SERVED BY ITS INDIVIDUAL WATER METER AND X01 \ / ry, 9R \1 I o� ��' p1 I �1 I 9 I I I I I I I I SEWER LATERAL AND CLEANOUT. EACH WATER METER AND SEWER o/a/ I " 1L0 TS Lo 6 L°� L G L00 I L0� I I 1 , I 1 1 1 1 1 I I I I I I 1 1 11 CLEANOUT SHALL BE INSTALLED WITH A TRAFFIC-GRADE BOX & COVER. `"' 1 •� �y . " i Ci G L . Jam, (�G /K I G - I I GI I I I I I I I I I I I , I I I I I I I I I I I e - 9�. P1 o� o� o� I I 5. AN ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES Loi `O A L\ P2 70.00' L\� (90) � P4 (88) (87) (86) (85 (84 0ti PS (82) (81) (80 1 1 1 1 1 1 1 WITHIN THE PUBLIC RIGHT-OF-WAY AND EASEMENT AREAS. 1� F� F FO s4o°00'00"W F P3 `\41, ��� / 1 i 1 I I I I I I I I I I I � 8 Lm°, I i I i I i i I � i I I I I I I ' I \ 6. ALL IMPROVEMENTS SHALL COMPLY WITH THE CITY'S SIGHT DISTANCE 5 6 7 G I I 1 1 1 1 i I I I I I I I I ) REQUIREMENT. SEE CITY STD 110-L 1, // ,1 C-2 47 C-2 C-2 C-2 I I 1 i i I I I I I I / 7. IN CASE OF DAMAGE DONE TO PUBLIC IMPROVEMENTS SURROUNDING op' EXISTING I I I I I I I I / 1 / � ,5>1 0� i I I I I I 1 1 THE DEVELOPMENT SITE BY THE PRIVATE CONSTRUCTION, ADDITIONAL L_ L00" PALM I I 1 1 I I I RECONSTRUCTION WITHIN THE PUBLIC RIGHT-OF-WAY COULD BE / F FG 1 i I I I I I I / REQUIRED AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. JOB NO. / s1 5L 0 2018-5 PROVIDE' a O- I ; i I I I / 8. APPLICANT IS RESPONSIBLE FOR THE DESIGN AND CONSTRUCTION / Ok�ry, `� �G 348 DAHLIA TERMINAL I < FROM MANHOLE (mh29-004) TO THE NEW TERMINAL CLEANOUT DATE \ / L F� CLEANOUT( w I i I ADJACENT TO PROPERTY LINE OF 358 DAHLIA PLACE AND 348 DAHLIA 4/22/19 / , a 44 r i I i yi PLACE. FINAL DESIGN SHALL BE REVIEWED AND APPROVED BY THE \ / I m I I I PUBLIC WORKS DEPARTMENT. / n I I I 1 i i 9. APPLICANT IS RESPONSIBLE TO REPAIR�REPLACE LANDSCAPING AND _ I \ / PRECISE IV i i I 1 FOR THE SLOPE ABOVE BAYSIDE DRIVE. /' GRADING PLAN I /4"= 1 ' 1 � I CNB - PW CONDITIONS OF APPROVAL 3 of 37 \ I I I I \, LLL LLLL RJ1 -I.RT "PER CIVIL PLANS Attachment No. PC 6 - Proj ct Plans LLLLL (A) THE FOLOWING CONTAIN PRESCRIPTIVE REQUIREMENTS WHICH MAY BE USED AS A COMPLIANCE OPTION TO THE CITY OF NEWPORT BEACH 14.17 ORDINANCE (4) TURF SHALL COMPLY WITH THE FOLLOWING: OA CONCOLOR ZEBRA PLANT HAWORTHIA FASCITA AS 1 GAL. O 1 GAL. BEGONIA RICHMONDEVSUS 2' 2' (a) TURF SHALL NOT EXCEED 25% OF THE LANDSCAPE AREA IN RESIDENTIALS AREAS, AND TURF SHALL NOT BE PLANTED IN NON-RESIDENTIAL AREAS. NOTED (B) COMPLIANCE WITH THE FOLLOWING ITEMS IS MANDATORY AND MUST BE DOCUMENTED IN A LANDSCAPE PLAN IN ORDER TO USE THE PRESCRIPTIVE COMPLIANCE OPTION: (b) TURF SHALL NOT BE PLANTED ON SLOPED AREAS WHICH EXCEED A SLOPE OF 1' VERTICAL PER 4' HORIZONTAL LENGTH: OB MOSO BAMBOO PHYLLOSTACHYS EDULIS 24" BOX O 15 GAL. TRISTANIA CONFERIA BRISBANE 6' 12' (� SUBMIT A LANDSCAPE DOCUMENTION PACKAGE WHICH INCLUDES THE FOLLOWING ELEMENTS: (PLANTING AND IRRIGATION PLAN ATTACHED TO BE FOR BIDDING IN ADDITION TO PRESCRIPTIVE OPTION) (C) TURF IS PROHIBITED IN PARKWAYS LESS THAN 10' WIDE, UNLESS THE PARKWAY IS ADJACENT TO A PARKING STRIP AND USED TO ENTER AND EXIT VEHICLES. ANY TURF IN PARKWAYS MUST BE IRRIGATED BY SUB SURFACE IRRIGATION, OR BY OTHER TECHNOLOGY THAT CREATS NO OVERSPRAY OR RUNOFF. (A) DATE OC AGAVE AGAVE AMERICANA 3' 24" BOX ON BARE ROOT ROSES ASST. 2' 4' IRRIGATION SHALL COMPLY WITH ALL OF THE FOLLOWING: (B) PROJECT APPLICANT - STEVE PERKINS (5) N c0 (C) ADDRESS - 358 DAHLIA PLACE 2808 OCEAN AVE (a) AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA. to L0 (b) IRRIGATION CONTROLLERS SHALL BE OF THE TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS D INTERRUPTED.SMALL CAPE RUSH CHONDROPETALUM 18" OC 5 GAL. D 5 GAL. NANDINA DOMESTICA (HEAVENLY BAMBOO) 2' 5' (D) TOTAL LANDSCAPE AREA 844 SQ. FT. THIS PROJECT (c) PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURERS RECOMMENDED PRESSURE RANGE. r1i (d) MAUUAL SHUT OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. r r OE MEXICAN FEATHERGRASS NASELLA TENUISSMA 18" OC 1 GAL. OO EXISTING PHEONIX PALM TO REMAIN 12' 18' (E) PROJECT TYPE DUPLEX (e) ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE // ICC 802-2014. "LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD." CD (F) WATER SUPPLY CITY OF NEWPORT BEACH ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014 0) M OF ZEBRA GRASS MISCANTHUS ZEBRINUS 18" OC 1 GAL. OR MAGNOLI GRANDIFLORA 24" BOX 10' 15' (G) CONTACT INFORMATION ANDREW GOETZ (C) AT THE TIME OF THE 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. X (C) APPLICANT SIGNATURE OG FLAX LILLY DIANELLA VARIEGATA 24" OC 2 GAL. OS 15 GAL. ITALIAN CYPRESS 2' 7' I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE OPTION TO THE MWELO LL C Y C OH GOLDILOCKS LYSIMACHIA 12" OC 1 GAL. OT BOX AGAVE "BLUE FLAME" 3' 4' � 0 a� ( ) INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1000 SQUARE FEET TO A DEPTH 6 INCHIS INTO LANDSCAPE AREA (UNLESS CONTRA-INDICATED BY A SOIL TEST) OI 1 GAL. ALOE POLYPHYLLA 3' 2' OU 2 GAL. PAITHENISIS TRICUSPIDATA 1 ' 8' 2 t 0 (3) PLANT MATERIAL SHALL COMPLY WITH THE FOLLOWING: N OJ 1 GAL. FURCREA MCDOUGALII 3' 3' OV 5 GAL. BUXOS JAPONICA 2' 3' (a) FOR RESIDENTIAL AREAS, INSTALL CLIMATE ADAPTED PLANTS THAT REQUIRE OCCASIONAL, LITTLE, OR NO SUMMER WATER (WUCOLS PLAN FACTOR 0.3) w o FOR 75% OF THE PLANT AREA EXCLUDING EDIBLES AND AREAS USING RECYCLED WATER. r^' (b) A MINIMUM THREE INCH (3") LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, ItJ I�1 OK 1 GAL. PERLE VON NURNBURG 3' 4' +,+,+, THYMUS CITRIODORUS GROUND COVER FLATS OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. uj F c> REF. TYPE SPACING SIZE REF. TYPE W H O PLANTING PLAN LEGEND F PRESCRIPTIVE COMPLIANCE STANDARDS E Q wLO —Ing FA0096 o N � ry qI L89 I ) i ` as \ \ \ ( ® ROTO HEAD STREAM RAIN BIRD - R-VAN14 o Q S40'00 00 W P3 T� Q2J vl Tp SJ i .SJ \ �\ \ \\ \ ( I\ I 11 �\ 1 LOW FLOW zz = V — —\ . \ \ \ \ \ \ \ \ \ \ \ 1 1 1 1 \ \ RAIN BIRD N \ \ \ \ \ \ \ \ 1 I \ \ \ \ \ \ \ \ \ \ \\ \ \ \ \ \ \ , � 1 1 ', 1 1 I ® STREAM BUBBLER Q Q IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJI \ \ \ I \ \ \ \ \ \ 1 P1 • ___ l.l�'/JJJJJJJJJJJJJJJJJJJJJJJJJJJJ.S 1 1 �\ \ \ \ \ \ \ \ � I \ \ \ \ \ \ \ \ \ \\ \\ \ \ \ \ \ \ 1 1 1 , \1 1 1 , 11 , O // .--_ IJJJjJJJjJJJjJJJjJJJjJJJjJJJjJJJjJJJjJJJjJI / ' 1 1 I 1 I �I I \ \ \ \ \ \ \ \ \ \ \ J / I� JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ_I // I 1 , I I I 1 I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 1 1 , , 1 1 1 RAIN BIRD / Jill IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ__I / 1 1 , �' I , IO I \ \ \ \ \ \ \ \ \ \ \ \ 1 1 , 1 , 1 1 1 SPIKE BUBBLER LL.I / II 1JJJJjJJJJJJJjJJJJJJJjJJJJJJJjJJJJJJJjJJJJJJJjJI / I , , \ DSI I I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 1 ' ' ' , ' ' ' ' ' ' I 1SO / II LJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ__I ( ' 1 \ 1 ' ' ' 1 11 / LJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ__I / , II 1JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJI \ \ \ \ \ \ \ \ \ 1 1 1 , 1 , 1 / II LJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJI / 1 I E E fy \ \ \ P+ I (,y.,'�i� I ` \ \ \ \ \ \ \ \ \ \ \ \ \ \ 1 1 ' ' 1 1 ' ' 1 1 ' 1 l z / 1JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ__I / , I V \ \ \ \ (1J+ O \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 1 1 , 1 1 , , 1 1 , 1 I , ® PLANTER BUBBLER Z / II 1JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ__I , �,f' \ \ \ \ \ \ \ \ , 1 , I , , n LO O 1JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJI / 1 I \ \ \ \ \ \ \ \ \ \ \ ' 1 , 1 , 1 / II 1JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJI / I \ \ \ \ \ \ \ \ 1 1 1 1 1 1 ' \ Lr) Of / II 1JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ__I / 1 1 I OO \ \ �I \ \ \ \ \ \ \ \ \ \ 1 1 1 , 1 v I \ \ \ \ \ \ \ \ \ \ \ 1 1 1 1 1 1 1 1 1 \ 1 Imo. 1 1 1 / II 1JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ__I / I , OI I \ \ \ \ \ \ \ \ \ \ \ \ \ \ 1 1 , 1 I , 1 ' 1 , \ � O / 1JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJI < _ _ _ _ _ _ _ 1 _ _ _ I ' \ \ \ \ \ \ \ \ , , 1 , 1 1 , 1 , 1 \ / I I IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. 1 1 I O 1 ' SUPPLY LINE N U Z I O I Dt / IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I Dr IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. O / I IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. - J 1 1 I I E \ / II IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. ' OO O �I \ \ \ \ \ , 1 1 1 , 1 1 1 1 1 I, IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. 1 E I I \ \ \ \ \ \ \ \ , 1 , , , 1 , I , — . — . — . — . DRIP LINE -- ----__ IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. IG , I O I (��^�,�, \ \ \ \ \ \ \ \ \ \ \ \ 1 1 1 ' ' \ ' 1 ' 1 1 ' ' \ 1 ' 1 'I IjJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I 'I 1 I E I (I + it D\ IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. �J (Z/ IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. Z I ' I O I I I`I Il I jJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I Q IRRIGATION PLAN LEGEND D Q I IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. J 2 6 1' IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. W I I ( \ \• \ \ \ \ 1 , 1 1 , 1 1 ' 1 I ' 1 , I 1 1 ��\ IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. Cy' I I \ \ \ 1 1 1 I , 1 1 1 1 1 1 ' 1 \ U ,L9f IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I W IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I I \ \ 1 1 1 1 1 1 IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. (n , I I E I I I \ \ \ \ \ \ \ 1 , ' 1 1 ' 1 1 ' 1 ' 1 1 ' 1 1 ' L' \ A I IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I O I O I \ \ \ \ \ \ , 1 , 1 1 \ 1 ' 1 1 1 , I 1 , \ A REW N JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ H 1 E / IIF IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I O 1 ' I I U \ \ \ \ 1 1 ' 1 1 1 1 1 1 1 1 GOETZ O IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. O E I \ \ \ \ 1 1 1 , 1 , , \ 1 1 1 1 , 1 1 , ' 1 , I 1 \ � \`�\ I III IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. = 1 � I O I I I , \ \ \ I I ' 1 1 ' \ 1 ' ' 1 ' 1 1 ' 1 1 ' 1 1 \ CONTROLLER TIMER No.c-18499 IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I I I \ I I 1 , 1 , 1 1 1 , 1 I IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. G O I \ \ I I I 1 1 1 1 1 1 \ �/'� I F IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. —I I I I I D, I \ \ ) I / / I I 1 , i 1 , , ' 1 , , ' 1 , \ IRRIGATION CONTROLLER (TIMER) MAY BE INSTALLED ANYWHERE DESIRED. REN.9-ao-Is I J I O I I I 1 I I / / I I I I 1 1 1 , 1 1 a `� II IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. Q , � RECOMMEND INSTALL IN A COVENIENT LOCATION LIKE GARAGE, LAUNDRY ROOM, d. IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I I I / I I I / I I 1 , 1 , 1 \ .� IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. U_ O 1 10 OR OTHER LOCATION EASILY ACCESSED FROM HOUSE. SEE THE CONTROLLER WIRING. • IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I 1 ' I E I ' O I I I I I 1 I I I I I I I I I � 1 O F \\� IIJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. W I I I / I / I I 1 I I I 1 I l / I I I I \ 1JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. \ 1 I I / / I I / I II IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I } O , I I / I I I / I I I / I l I I I / l I I \ WATER SOURCE (MAY BE BELOW GROUND) II 1JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. \ I E II OlJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. \ I I I ' l I l l / I I l I l I l I I I I I ' I 1 I I 1 \ BRASS BALL VALVE (RECOMMENDED) 111 IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. , I / / / I / 1 I ( I I I I I I 1 II O JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. \ I O I I / I / / / / / I I I I I I I I I I I I 1 ' I I \ GATE VALVE MAY BE USED BUT THEY OFTEN LEAK I I - -UJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. \ I ' E \J O I / / / / / / / / I I I 1 I I I I 1 I I \ IJJJ_IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. \ I I I 1 ,� / / / / / / / / / I I 1 I 1 1 I I I 1 1 I 1 I 1 1 I I I I 1 \ I'I 1JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. )> \ ' I � / / / / I I I I I ' I I I ' I I I I I I I \ FILTER RATED FOR 2X WATER PRESSURE ANTI-SIPHON SOLENOID VALVES I I I E I / / / 1 I I I I I I'. IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. \ I I OE 1 E / / / , / / ' I I I 1 I 1 I I 1 I 1 I I I 1 1 ' \ \ A HIGH QUALITY FILTER S RECOMMENDED ADDITIONAL VALVES CAN BE IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I 1 I / / / / / 1 I I I I \ I IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. \ 1 O I O / / / / / 1 I I I I \ ADDED ON MAINLINE IF DESIRED I I IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. \ I I E / / / / , / 1 , i I 1 I I I 1 I \ p II IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I 1 / E / I / / / / I 1 1 , ' , I I I 1 I I ' 1 I I \ \ WATERPROOFED WIRE SPLICES I ' IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I E / 0 / / / 1 1 I I I \ I � IJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ. I I O I / / / / / ( I I I 1 , I 1 I 1 I I I I I 1 \ PRESSURE REGULATOR ' i / i l i i ' ' 1 ' 11 ' i ' i \ \\ PRESSURE REGULATOR I I / / / / 1 I 1 1 , I I I I I 1 O - - -'- - I I l O E © / / / / I 1 I 1 1 1 ', 1 1 1 1 I, I 1 I I I \ \ PVC OR POLY PIPE 'I F- - - - - - - I , / / I / / / / / / I I I I I ' ' 1 1 I ' I 1 1 I I I ' I I \ 1 1 1 1 1 I , 1 I I I \ �� / / , / I I I I I 1 � I , 1 , 1 I 1 I I \ W TUBE CRIMPED � � ,9 E / / I , 1 , , , J I > \y O /• � / � I I I I I I I 1 1 I I 1 EMITTER ALLEY OVER AND TIED o I 11' I i I DRIP TUBE III / O O / / / I / I I ' I I '1 ' II ' 'I 1 1 1 \\ OEMITTER r / / / / I I 1 , 1 , 1 I II E I E I I 1 1 ', I 1 'I 1 I, 1 1 \ i� _C14 / / / I I I I I 1 I I I 1 I 1 1 1 \ N 1 �/ O O �/ (1 11 11 1 11 1 I 1 11 11 IP TUBE 'II , I f F V j I / E rO/ / / / 1 1 I j 1 I ' ' 1 1 ' ' '1 1 11 \IIE H I / / /E / 1 I I 1 1 I II E / / / / ' , ' I I I I , 1 I 1 , \, I O / 1 I I III ' 111 \ , SCH 4D PVC (0K),VC (INDUSTRY STD.) z a HOSE SWIVEL / I 1 COPPER (BEST) < ADAPTER I / I I 1 1 1 1 \/ / / I IS TEEL PIPE I 1j1 I LATERAL PIPE I I I I 1 1 I ' / C / ( 11 I 113 ' i I I ' ' I I 1 1 DIRECT BURIAL IRRIGATION WIRE PVC OR POLY PIPE I )> III F ' / / / '1 1 1 ' I I 1 I I 1 I j} , / O I I I (TYPE AWG-UF) SUGGEST CONDUIT MAINLINE: SCH 40 PVC OR PEX (BST) H I E O I FOR WIRE THAT IS NOT BURIED II O / O I I I 11 O 2 HIGH PRESSURE POLY OKAY F LOW WATER PRESSURE , �i O I 00 • I DRAWING DEPICTS A TYPICAL HOMEOWNER DRIP IRRIGATION SYSTEM. �(') — — I II ; ( / O / 1 O , E ,. I A ' I / / 1 1 I I I 1 \ DO NOT USE GALV. STEEL OR STEEL PIPE AFTER FILTER AS IT WILL FLAKE OFF RUST INTO THE WATER II I O I O I I Z I I I I 1 \ 1 1 1 1 \ 11 1 I E / E I I I I I , 1 1 , 1 \ & PLUG EMITTERS. BE SURE CONTROLLER ALLOWS VALVE CIRCUIT SETTINGS UP TO 60 MINUTES OF 1j1 F ' I I I I I I I I I I , , 1 1 \ RUN TIME PER VALVE. CONTROLLERS & ANTI—SIPHON VALVES ARE THE SAME TYPE AS USED FOR , ` II O I 1 I ' 1 1 I I I 1 ' 1 , 1 ' I , ' 1 ' \ SPRINKLER SYSTEMS. ANTI—SIPHON VALVES MUST BE AT LEAST 6" HIGHER THAN ANY OF THE EMITTERS. v 411 O I I O I I EO 1 O I , i I I I 1 ' ' 1 ' ' ' 1 ' ' ' \ IF THIS IS NOT POSSIBLE USED A REDUCED PRESSURE OR DOUBLE CHECK TYPE BACKFLOW PREVENTER 1 i 1j1 I , E I I I 1 1 1 , 1 1 , 1 , I 1 , 1 1 I 1 , 1 \ J IIII F � I ' 11 O I I I I I I I 1 , , ,, , 1 11 , ', , 1 11 , 11 , � 11 , 11 \\ WITH GLOBE VALVES. SEE BACKFLOW PREVENTER. 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I I I I I ' 1 1 I 1 2018-5 11 1', DATE I I I 1 I 1 1 1 II I I I I I 7/10/18 I I I I I I I I I f I I I I I I I I I I I I ` 11 I I I I I I PLANNING APPLICATION PA2018-138 I 1 - - - _-•_ �_ a - - - — — — — — � — — — — J_ , . —, . —I . — I. — I. — I. — I, — t I I I I I I I I I I 1 1 I 1 , TENTATIVE MAP NP2018-023 L ---- p2 1 p1 PS I COASTAL DEVELOPMENT PERMIT CD2018-059 L�Fo P1 L 70.00' L^Fo P3 `� P4 `gS' N II ) �` S40'00'00"W �� Qv i i I I I i I i I I ', VARIANCE VA2018-005 SITE LANDSCAPE PLAN/// 1 /4" o ; 135 OF 36 Planning Commission-May 23,2019 Item No.3a Additional Materials Received Goetz Residential Condominiums and Variance(PA2018-138) For The Love of Dirt IRSCEIVg,O Elizabeth Jackson commuNl ey 462 1/2 Begonia Ave D�EiOpMEnir Corona del Mar CA 92625 MAY 16 2ply CITyop City of Newport Beach 4%0Rr BEACH 100 Civic Center Drive Newprot Beach CA 92660 RE: 358 Dahlia Place Corona del Mar, Ca Variance Request Dear Planning Commissioners: I have gone over and reviewed Mr Goetz's proposed plans for the property at 358 Dahlia Place. I believe he has designed a project that will be a positive addition to the neighborhood. The plans will fit beautifully within the parameters he is requesting with his variance application. I appreciate the time and effort/energy he has taken to solve all the issues unique to this lot. I also appreciate his concept of have a TEMPORARY access for workers from Bayside Drive. It would allow workers to park in a rarely used area and therefore keep the site area open for residents and their guests; I am in full support of the variance request. I urge the Planning Commission to approve this variance so that the construction can begin as soon as possible. Sin erell/y, abethson re ident and small usiness owner 426 1/2 Begonia Ave Corona del Mar CA Planning Commission-May 23,2019 Item No.3b Additional Materials Received Goetz Residential Condominiums and Variance(PA2018-138) From: Zdeba.Beniamin To: Lee,Amanda Cc: Ramirez.Brittany;Ramirez,Gregg Subject: FW:358 Dahlia Place Date: Monday,May 20,2019 8:56:49 AM Attachments: setbacks on Dahlia.docc imaae001.ono Hi Amanda. Please see attached correspondence received related to Item No. 3 on this week's PC agenda. Thanks, Ben Z. BENJAMIN M.ZDEBA,AICP Community Development Department Associate Planner bzdeba(a)_newwoortbeachca.acv 949-644-3253 From:Janice<jancomm@roadrunner.com> Sent: Monday, May 20, 2019 8:54 AM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Subject: Re: 358 Dahlia Place Here it is, Ben. You will include it for the Thursday meeting, right? Jan Billings On May 20, 2019, at 8:46 AM, Zdeba, Benjamin<bzdeba&newportbeachca.gov> wrote: <image002.jpg>BENJAMIN M.ZDEBA,AICP Community Development Department Associate Planner bzdeba0newportbeachca.oov 949-644-3253 CITY OF NEWPORT BEACH 100 Civic Center Drive,First Floor Bay B,Newport Beach,California 92660 1 newoortbeachca.eov Planning Commission-May 23,2019 Item No.3b Additional Materials Received Goetz Residential Condominiums and Variance(PA2018-138) Ross and Janice Billings 314 Carnation Avenue Corona del Mar, CA 92625 949.673.0125 January 12,2018 Mr. Peter Koetting, Chair,Newport Beach Planning Commission 100 Civic Center Drive Newport Beach,CA 92660 Re: Concerns with request for 358 Dahlia Place Dear Mr. Koetting, We are writing with concern regarding the request for the setback on Bayside Drive for the property at 328 Dahlia Place. Our property is directly adjacent to the one in question. We would like this correspondence to be placed in the record for the upcoming Planning Commission Hearing scheduled for January 18,2018. Since our home is our primary asset,we are vitally concerned with the integrity of the hillside and the placement of a structure on a coastal bluff. We are seeking assurances from Newport Beach city staff and leadership that the hill will be geologically stable and can withstand the mass and weight of any approved structure on the site. In addition,we want to make sure that the City requires the property owner to provide the appropriate indemnifications to the City to insure against any bluff/hillside failure in the future as a result of development at 328 Dahlia Place. Finally,we are relying upon the City of Newport Beach to protect our home against any potential adverse impact resulting from development at 328 Dahlia Place. Thank you for your attention to an important issue for us and our family. Sincerely, Ross and Janice Billings c. Erik Weigand,Planning Commission Secretary,Commission members The Honorable Mayor, Duffy Duffield, and City Council David Kiff, City Manager Leilani Brown,City Clerk (hard copy to follow) Planning Commission-May 23,2019 Item No. 3c Additional Materials Received Goetz Residential Condominiums and Variance(PA2018-138) City of Newport Beach 100 Civic Center Newport Beach, CA 92660 RE: 358 Dahlia Place Corona del Mar Dear Planning Commission Members: For 24 years we have owned and lived across Bayside Drive from the site of the proposed project. Andrew Goetz reviewed the project plans for his application at 358 Dahlia Place with us. The proposed encroachments into the setback areas were discussed as well as the height of the structure. The design steps back from floor to floor which provides relief to the building mass, especially as viewed from our elevation. The plan does not propose any roof decks or roof Cabanas which reduces the mass of the project especially when considering that the height of the proposed structure is considerably below the height that could be built. A compliant structure at maximum height without a design that steps back for each floor would be considerably more imposing from every elevation. We visited the site and recognize the access problems. The proposed plan addresses the access issues for the new residences as well as improving access for the neighborhood. Since we have lived in our home we have looked at a property that was poorly maintained until Andrew purchased it. We believe the project, when completed, will be a positive addition to our neighborhood. We are in support of the variance request and the Planning Commission's approval of the project as submitted. Sincerely, Edward & Helen Foster 2501 First Avenue Corona del Mar, CA Planning Commission-May 23,2019 Item No.3d Additional Materials Received Goetz Residential Condominiums and Variance(PA2018-138) Ross and Janice Billings 314 Carnation Avenue Corona del Mar, CA 92625 949.673.0125 May 21,2019 Mr.Peter Zak, Chair,Newport Beach Planning Commission 100 Civic Center Drive Newport Beach, CA 92660 Re: Concerns with request for 358 Dahlia Place Dear Mr. Koetting, We are writing with concern regarding the request for the setback on Bayside Drive for the property at 358 Dahlia Place. Our property is directly adjacent to the one in question. We would like this correspondence to be placed in the record for the upcoming Planning Commission Hearing scheduled for May 23,2019. Since our home is our primary asset,we are vitally concerned with the integrity of the hillside and the placement of a structure on a coastal bluff.We are seeking assurances from Newport Beach city staff and leadership that the hill will be geologically stable and can withstand the mass and weight of any approved structure on the site. In addition,we want to make sure that the City requires the property owner to provide the appropriate indemnifications to the City to insure against any bluff/hillside failure in the future as a result of development at 358 Dahlia Place. Finally,we are relying upon the City of Newport Beach to protect our home against any potential adverse impact resulting from development at 358 Dahlia Place. Thank you for your attention to an important issue for us and our family. Sincerely, Ross and Janice Billings c. Lee Lowrey,Planning Commission Secretary, and Commission members The Honorable Mayor, Diane Dixon,and City Council Grace Leung, City Manager Planning Commission-May 23,2019 Item No.3e Additional Materials Received Goetz Residential Condominiums and Variance(PA2018-138) From: Jim Mosher<jimmosher@yahoo.com> Sent: Wednesday, May 22, 2019 4:16 PM To: Planning Commissioners Cc: Zdeba, Benjamin Subject: Comment on PC Item 3 for May 23, 2019 -- (PA2018-138) Attachments: 2019May23_PC_Agenda Item_3_Com ments_J i mMosher.pdf Please find attached some comments regarding Item 3 on tomorrow's Planning Commission agenda (the Goetz Residential item). Yours sincerely, Jim Mosher Planning Commission-May 23,2019 Item No.3e Additional Materials Received Goetz Residential Condominiums and Variance(PA2018-138) May 23, 2019, Planning Commission Item 3 Comments These comments on a Newport Beach Planning Commission agenda item are submitted by: Jim Mosher( iimmosher(oo)yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 3. GOETZ RESIDENTIAL CONDOMINIUMS AND VARIANCE (PA2018-138) The staff report is visually appealing, illustrated with helpful tables and illustrations/simulations. However, the request is (among other things) for a Coastal Development Permit, and the report glosses over the fact that the request is fundamentally inconsistent with the City's Coastal Plan. As indicated in Section 1.4 of the proposed resolution of approval (handwritten page 19), the Coastal Land Use Plan category is Multiple-Unit Residential —20.0-29.9 DU/AC ("RM-D"). Although the Implementation Plan allows the construction of single and two-family units on properties with such a designation, whether they can actually be constructed, or not, would depend on whether they produce the promised density. In the present case, with a 0.1306 acre lot, they do not. The proposed duplex is inconsistent with the Land Use Plan because it yields a density of 15.3 du/ac. To achieve consistency with the CLOP, the applicant needs to propose building 3 units (for which density = 23.0 du/ac). The preceding is more than a passing concern. As Item 15a at its May 8, 2019, meeting, the California Coastal Commission heard their Executive Director's appeal of a City of Los Angeles decision approving the conversion of a two-unit dwelling in Venice CA to single family use in an area zoned for multi-family development. The Commission unanimously agreed that the loss of the promised coastal zone housing opportunities (via the reduction in promised density) raised a substantial issue of consistency with the Coastal Act. In the present case, the request for the tentative parcel map to subdivide the property into two condominium units (which I believe also requires a coastal development permit) makes the inconsistency even more acute, by making the reduction to a density outside the promised range a permanent, recorded fact. And approving such a thing becomes even more problematic when one considers the statewide housing shortage, and the steps the City will need to take to address it. Secondly, in attempting to justify an increased floor area, the staff report uses the frequently cited, but consistently fallacious, argument that owners of residential property in Newport Beach are denied a property "right" if they are not allowed to build structures with a Floor Area Ratio similar to other residential properties in the area. That argument completely misses the point of having residential setbacks and a Floor Area Limit based on them. The system of setbacks inherently results in different FAR's on lots with different shapes. If the intention was for all residential properties to be allowed similar FAR's, then the City Council would have had no need to set a FAL at all, and floor area would have been regulated by some fixed, allowable FAR. However, the Council did establish a FAL. But staff is making the Council's FAL meaningless by substituting the observed "typical" FAR as the regulatory standard for floor area that every owner, it seems, has a "right" to. Planning Commission-May 23,2019 Item No.3e Additional Materials Received Goetz Residential Condominiums and Variance(PA2018-138) May 23, 2019, PC agenda Item 3 comments - Jim Mosher Page 2 of 3 Additionally, in this case, much of the strangeness of the case seems to arise from the determination that the rear of the structure (facing Bayside) is the "front" of the property. Has staff considered asking the Commission to declare the interior property line (the one along the centerline of the private accessway) as being the front property line? Not only does this seem more logical, but the required 20 foot setback would then seem to provide adequate room for vehicle maneuvering (in keeping with the one of the purposes of large front setbacks), and no further variances might be needed. Finally, Additional Material 3a (letter from Elizabeth Jackson, dated May 16, 2019) mentions with approval the applicant's plan to allow workers at 358 Dahlia Place temporary access from Bayside Drive. I am unable to find anything about this in the staff report, although the drawing on handwritten page 88 shows "Proposed Temporary Steps" that appear to run down the public slope on Bayside. Regarding the size of the structure, the staff report describes it as "three stories," but the plans and simulations clearly show it as four, including the "daylight patio" (handwritten 87)which the staff report seems to describe as a "partial subterranean basement" (handwritten 6) or "subterranean basement" (handwritten 13), even though it does not appear to be subterranean. Was this bottom floor included in the floor area? If not, why not? Regarding the proposed resolution of approval (Attachment PC 1): Section 3 (handwritten 20): 1 believe that in addition to compliance with Title 19 and the legislative intent of Title 20, the subdivision into condominiums also requires Coastal Act approval, that is, it needs to be part of the Coastal Development Permit (as confirmed by Finding K on handwritten 24). Fact B.1 (handwritten 21): "It is rectangular in shape and 5,670 square feet in area with a gentle north-to-south dewawaxd upward slope where the buildable area occurs." or"... south- to-north^-art downward slope ...." [All the drawings indicate the lot slopes down toward Bayside Drive, which is to the northeast. Going from north to south, the elevation would rise.] Finding G (handwritten 22-23): If the City codes cite a repealed section of the state codes, it would seem the Commission should initiate a revision to the City codes to correct the problem. Finding H (handwritten 23): 1 don't believe there is a "Title 24 of the California Building Code." Rather, the California Building Code is Title 24 of the California Code of Regulations. Finding I (handwritten 23): Contrary to what the resolution says, the subdivision does not seem to do its share to meet the region's housing needs, by making a permanent a density below that promised for the property in the City's Coastal Land Use Plan. And I see nothing explaining why the public service needs of the City's residents necessitate that result. Facts M.2, N.1, N.2, 0.2, P.5, R.1 and V.2 (handwritten 24-31): As explained above, I don't buy the FAR "property right" argument. Residential lots are regulated by FAL. Lots with different shapes are expected to have different FAR's. Planning Commission-May 23,2019 Item No.3e Additional Materials Received Goetz Residential Condominiums and Variance(PA2018-138) May 23, 2019, PC agenda Item 3 comments - Jim Mosher Page 3 of 3 Fact R.2.13 (handwritten 28): Although the 33 foot height limit for the peaks of slope roofs is the current standard for RM zoning, it might be noted that this is R-2 construction within an RM zone, and the City Council is considering restricting R-2 construction to the R-2 limit (29 feet) regardless of the district in which it occurs (including specifically, RM). Fact T.2 (handwritten 30): "utilizes" was probably meant to read "utilities." Whatever the limitations, I find it hard to believe it would be impossible to build a two-unit residence without the variances. I also do not see why relief on the setbacks necessitates an increase in the allowed FAL, or that it would be infeasible to build a two-unit residence with lesser floor area. Section 6 (handwritten 33): Is there a separate appeal procedure or time limit for the parcel map approval? 1 .41 If t Goetz Residential Condominiums and Variance 358 Dahlia Place (PA2018-138) 4 7*1 i .*.�; +�".�.,- ,r - ``'� �j _Ate`• * '�-.; 'ry :. "�.,? `' r qtt �1 � �: f Ilk T� g { �^.�'&y �.� �'. C i - fit' �� d i✓",+�4' � �` � '� (+ ,fid �. i`f'- �Ir ji�L •TMs, e.. ''. \.q If41 _ F Y . 1 � rr• 1 u� ��." �k � �Tdf�Tr 11r R79 "7'g,r�/, r. y � L Cy3 � {�N •Vl Y V,7 X39 77 IL L •,'4h. �Y �77 , fi s �•` t. 4 1 4 4 t t 4t r 1 a r r ,a Power pole 4� r"% ^I' DANUA PLACE �, v t r r TENTATK . rP ' Pr,.EXHIBIT 15 • : r f : 15. r `, _ lam- �,1- ( • r ' } ����'•>�t�'�6 i -' ♦`t `,�"" �� to- t EXHIBIT 16 358 DAHLIA LACE TEMTATIVE MAP Iip r.MENIPERMH air,. ,59 -_-1 �:- ` -40 '' fF f' vR o •a ,_. .••�i�� _t� _yam. Planning Commission-May 23,2019 Item No.WAdditional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) * Demolish 11150 sq . ft . SFR A 117 • Construct new 5, 900 sq . ft . two - unit residence Project * Three - stories, partial basement - p * Attached four- car parking * Condominiums * Right - of- way improvements Community Development Department- Planning Division 7 Planning Commission-May 23,2019 Item No.Y Additional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) Set • . Front (Bayside Dr.)r..�N.•-p 120 feet 8 ft. • - �6.5 feet (8% lot width) 6.5 ft. Rear (access easement) X12 feet (5 ft. from alley) 12 ft. Floor Area4,676 sq. ft. 5,900 sq. ft. Zoning Height Limit Compliance 9 Sloped 3gft. Varies, but complies • • - - - [387.6 sq. ft. Complies See handwritten One covered and one page 6 � enclosed per unit (i.e., a Two garage spaces per unit garage) Community Development Department- Planning Division X Planning Commission-May 23,2019 Item No.Y Additional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) ` ~ * Title 21 conformance CDP * Public access and recreation Findings * Protection of coastal resources ( Project) Community Development Department- Planning Division 9 Planning Commission-May 23,2019 Item No.WAdditional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) • Overlaps with Title zo findings ,t ��-Tt�A_l • Focus on coastal resources CDP Findings * Maximum consistency possible (Varmiance) • Feasible alternatives Community Development Department- Planning Division 10 13 a > zoo OW 1 ,..:.. ='Jt n�,, 'may 6L,„�!•' � .•i' 1„��`v� qQ• Public Fo Beach Planning Commission-May 23, , . Item No.3f nal Materials Presented Goetzr- Condominiums rr . t .At Meeting or. EXHIBIT 17 358 DAHLIA PLACE K •t: r ri� ; PLANNING APPLICATION PA2=8-135 TENTAYK MAP NP20 -023 -or COASTAL OKLOPWW PERM CO2010-059 1 ii ,. : �► 41111111; � ' �' ' • n! "; !mow .4-i Y' .�•. a n3yy _r.V \fir W.�r� 'ie J `�• 4.. d. ->. - -�..•. C7C• -�o'iF�'• ._ Fes, �f+ _ �' \.,w � -��• ( ���tir >, � 7.- ._ -. . �1 y M,� '41.. '. ;�. '�'fF � � ", �_.�. �T -�� .� '�4 }�I-y j •r` I ���Y C �i{��Tr 'Y .! �� 4► -� _. �� - >� � :�..f - . .,F L-� : ter. - .f 3 I Planning Commission-May 23,2019 Item No.3f Additional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) F 4 'Iikl EXHIBIT 18 358 DAHLIA PLACE COASTAL DEVELON"T POW CD204-059 -- .1., r .. •.y „nJ•N�______♦♦VII X11, - �L. r-�t � - ' � '.;•" _ �f s''1 7� :.a y, 1"..� �-.tiTh a `� - � Ju' .}.�. M,�, t � � - � � `�D ! •�/Y e.I�y"� �,�'' Y ��;cei�' tl�"''�i i J� j. Planning Commission-May 23,2019 Item No.WAdditional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) * Special or unique circumstances NOW _. . . ... • Preservation and enjoyment of property rights Variance Findings * Not a special privilege ,, Not detrimental Community Development Department- Planning Division 14 t i * � - � � • �F .¢rya- Sfj �+' ��� 1.191. '� •, "' ?�������c 7. C5� � / .. � c�`*' � mak•,.., �}�„ * � Y �'^ �. a} ��fir, S�' �4•'`•,`+� �y •.,� a .:;'x'yS+ `A. y �`S' Cy3 � ��{`�Y C •Vl Y V,� •,'4h. �Y ��7 , fi CHINA COV' CONDOS I �f EXHIBIT 358 DAHLIA PLACE 312 CARNATION nce PLANAPPLICATION PA2015-1b ariaPLAN"TENTATIVE IMP NP201a-023 COASTAL OEVELOI POSNT CD201B-059 _ VAIAWCE VA2015-005 5 W DAHLIA PLACE E N r . 348 DAHLIA PLACE - A sr, I - � �.l - t FLOOR '",7 514 C4KNAI ON See handwritten page 81 o o Planning Commission-May 23,2019 Item No.3f Additional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) .......... • 30 ft . x 125 ft . RM lot = 1 . 17 FAR a 030 ft . x 118 ft . R - 1/ R - 2 lot = 0 . 94 FAR Variance * Existing setbacks = o . 82 FAR Findings • Proposed setbacks = 1 . 04 FAR See handwritten page 12 Community Development Department- Planning Division 17 Planning Commission-May 23,2019 Item No.3f Additional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) � _ ._ .. .. * Consistency with NBMC �t �I • Site suitability Parcel Map * No environmental issues Findings r � � • Title 21 conformance T T - �� - `.LLE I l y lGti 61 L K 6 L GI[�L T 911- I ...1111:>. � . 1 I a. � r • � FR Ju'Xi lel -411 - --RPI'¢-['G Xi 61L1 TIi ` C.TYF Tlf -J[ ! If 'RIR 611 L'LfL[89Ntu[ ill--1 C- r i - MY l4 ti 1.[Ifi 116 Community Development Department- Planning Division P1 Planning Commission-May 23,2019 Item No.WAdditional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) a M , _ * Conduct a public hearing ; • Find project exempt under Class Recommended 3 ( New Construction ) of CEQA ActionGuidelines; and * Adopt Resolution No . PC2019 - 014 approving project . Community Development Department- Planning Division 1 Q Planning Commission-May 23,2019 Item No.Y Additional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) ! a ,! Op ! 01 gN�Nr••. _ Y-: baa;' 1 nta'{I.nl y^ ! �S. r, ,�� � - F Q4 '�'. h, •��. ,�,c 0,107/ '�, ��. NFor more information Quest 'ions ?. � h �� w. i Benjamin M. Zdeba, AICP 949-644-3253 T � www.newportbeachca.govf/ R � Ir 41 Community Development Department- Planning Division 20 Planning Commission-May 23,2019 aItem No.3g Additional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) EXHIBIT A 358 DAHLIA PLACE I j PLANNING APPLICATION PA2018-138 TENTATIVE MAP NP2018-023 COASTAL DEVELOPMENT PERMIT CD2018-059 VARIANCE VA2018-005 S W o � 0 � TENP FENCE � I F-1 - -- - F - I , I i-- - -T JI _ I - - - iX - �- �_ - ------------- 7--- ---- ------------------- -- -- - ---------------------- �� 'J I I - 9 �`,: I - J 00 - man c -- EMERGENCY ACCESS 1 ! 1 • 1 1 • 1 Vill 11 Alt f^' � ' � - �v iY '!=t ;� �� '' .A \{ rb`•\ "` y , f�*1 � " F`^; r. _ _ w _ a'K.{•- • -_ _ •'r►� L1q .a- .> /a �.y ,i�}►7�� •f T _ a�Tit r. �•. s ) h �J .n F a '` �y. �-- a—„ d '.✓� ti �jj R!�l'! '•n.r • +� a •.1 y ( f t: i .� ♦ T 2t. $�_IF, , .� ;.v _ _ r ;l '!s. s� If - >11 > / f 1 r `r .- - �• v Y. a, l Y .`f rj S f /( t •• bit ` �'j.•� I V 4' J + i :j ~� .• �..w .. + ` `y. ^r \'�f ), t �i"�• �'•�:. ••'vj..} � • _ •� \ }n �n• i '+•, •� r•� 1 } Vlti� '�Vif�h 1:fe'. L "� a'.a +`—` .'•fit i y /�( ,��„?� � "fQ-. . ^ / /� - j .' f3 i • 1��,% Y •,<�! „y �J.�. ;1". .a � . .1 ay� icy\ _ 'VS!1. ...i.✓.. .s� :'.•f� - -r � \` ! � `rte', � ` � '.� i !h�'►�j, , �. i �lw ,Ai� / 7 1' 'pq�q'' )'f.fi A •%' 4t ':,C fty�j ! •kF-e.+✓ �\�T!`" '• � _ _ ... 'tin p! .!f' :v�[.�a�• . '3Lr �' t (+� 'i� �4y, T T^yr`lh+. .+''�, �f•^ o,j` _ r-�I .� `'�' � • r. - T7 !•7 •r;6-'!d µF .�. F b� Sr., � -t c-� s 'a'. -Y 1 • 1 1 it Y. 1• 1 1' 1 1 1 1 CC' ' - i • I �I. �� '� a /\' ` ` _. ';/ . p• ' _ c y � ►. f- 71 J' 'b ~� "v y (1 1 V �� R I K.. + 1 •• TQ . ' •- J .... j yy a.- - ir' •. 1 p ' f a'f�+� • •moi!. 1 (y 7Fr �. >. • : to U�pl M1 >�� j ' •^ tt Arm .r ` r s TYYYYrw�"!tt Zk : S'?•• a• ♦ �e Twt -r i 'Iv c!s. r� �r ' � - � 1, _y� '�. ,.1 + .I.", '` r .��� -�fLY _r!s r aSl�. i�r �'� BIRD'S , "� ' • r �'✓"r5"aF � � yr' ti ^r�`� $•. ell °;�_ ' ®+ 3° '} ll ry. Til• tiv� `' '' ' ' 4.1 '' 1. ` - •' ear" :r, -� �/ <. Planning Commission-May 23,2019 Item No.3g Additional Materials Presented At Meeting Goetz Residential DAHLIAEXHIBIT D 358 APPLICATIONPLANNING r : TENTATIVE MAP NP2018-023 COASTAL DEVELOPMENT r r : r • VARIANCE r : rr qg 41 v > +moi /i'-lFF ~� - - 1 t • r q IIt tl ; • __ ,� � i,'�a Imo' `/ - . __ _ '1 yl ,+ ' / ,� 1 r?n'n - t•` .s ',',)5f 1.K� - _✓i:. _ �a�/'. '"-� r. ..`�.I . �.. .I • ..1a •s- � � ?_ `, fit+'; � .. _ Ile r: . :{� ` f-. •�r`� J •�rfi Y:,: J i I�y t 1 .;�z[�r._eY .. `� At 1 • 1 1 • 1 1 1• X 1 1 1 : 11 yr d + ;i�'•; •� "°l y: �f, - _•� �fpw�,, it � �:�.e - � . ,' I .�.: � �1 .�>�r` f r _ it . • . .r,'7R .� ` Q w - +�.is<isr�. .�.. _ til y_ � . . / , 7l• ,` ", `� -s � ��k7 C~ c � ._ �(lAv. , -s• 451 EYE LEVEL MASSING STUDY �� ` � '��1 SCS• '.L�'r�' 'r� � f'�l '� � 'o. yy �,x _ Planning Commission-May 23,2019 Item No.3g Additional Materials Presented At Meeting Goetz Residential Condominiums and Variance(PA2018-138) EXHIBIT 10 358 D4EN PLANNING APPLIC4TION TENTATIVE MAP _ COASTAL DEVELOPMENT PERMIT VARIANCE W CLEAR AREA EMP. FENCE i GATE � _ I M——— ___ R — - ! �__ � � O �I GATE JF MATERIAL DROP OFF TOILET ; �� ice, - ---- ---- - - -.-� - STAGING AREA h"` -- _ MATERIAL r ' I I i E4� �'� "�•sv .. I _ I CONSTRUCT .�► �-- - --- _ LOWER :1R=A r I I i 1 a i C ♦, -- �j / /," Y iA` - '�" - 'moi- 2C* - —'�IP�� q I I r t --- - - T �. w � —• 4 fir. Z ati s PROFOSED 1 TEMPORARY STEPS SITE MANAGEMENT